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March 1, 2023
Z2022068
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
March 1, 2023 (Cont. from 1/25/23)
Case #/Title:
Z2022068 – The Ville - Apartment Townhomes
Supervisor District:
4
Applicant/Owner:
Ashley Marsh / Gregory Living Trust
Request:
Zone change with overlay from Rural-43 to R-4 RUPD
Site Location:
Generally located ¼ mile east of the northeast corner of 75th
Ave. and Thunderbird Rd. in the Peoria area
Site Size:
Approximately 6.23 acres
County Island Status:
Yes (City of Peoria)
Additional
Comments:
The applicant, on behalf of the property owner, is requesting
to rezone the site from Rural-43 to R-4 RUPD. This rezone will
accommodate a future multi-family residential development
followed by annexation with the City of Peoria.
The site is located within the Municipal Planning Area of the
City of Peoria. Their general plan designates the site as Estate
Density Residential (0-2 du/ac); however, since the site is
being annexed into Peoria, it will be up to the City to
determine if this request triggers a General Plan Amendment
or not, during the annexation process with Peoria, who have
not provided comments. During the public participation
process staff received two support letters and six opposition
letters. Five persons spoke at the Commission hearing in
opposition to this rezoning request.
Most of the opposition’s concerns state the proposed density
is too high and is not compatible with the surrounding
Weedville community, and increased traffic. However, the
support believes this type of development is appropriate for
this location.
After the Commission Hearing, staff received 26 letters of
opposition and two letters of support, which were all from
residents outside the 300’ buffer that surrounds the site, see
attached. The level of opposition has not triggered the
March 1, 2023
Z2022068
Page 2 of 4
requirement for a super-majority vote of the Board for zone
change approval. A Support/Opposition Map is attached.
This case was originally scheduled for the October 19, 2022,
Board Hearing but the applicant requested to continue the
case for the November 16, 2022 Board hearing to work with
neighborhood
opposition
members
to
address
their
concerns. The day before the scheduled November 16, 2022
Board hearing, the applicant requested to Continue this
case. During the November 16, 2022 Board hearing, the Board
voted 5-0 to continue this case to the January 25, 2023
hearing date. Two days before the January 25, 2023 Board
hearing the applicant requested to continue this case to the
March 1, 2023 Board Hearing. On January 25, 2023, the Board
voted 5-0 to continue this case to the March 1, 2023, Board
hearing to allow for additional time for the applicant to work
with neighborhood opposition members to address their
concerns. No new information has been provided. There are
no outstanding concerns from county review agencies.
Commission
Recommendation:
On 9/22/22, the Commission voted 7-1 to recommend
approval of Z2022068 subject to conditions ‘a’ – ‘g’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “The Ville – Apartment Townhomes”, consisting of one full-size sheet, dated
June 20, 2022, and stamped received June 22, 2022, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “The Ville – Apartment Townhomes”, consisting of 14 pages, dated
June 22, 2022, and stamped received June 22, 2022, except as modified by the
following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
APNs 200-68-020L, 200-68-020P and 200-68-020S are located within the
jurisdiction of the City of Peoria (strip annexed) who must approve any zone
change proposal within their confines.
2.
Thunderbird Rd. and 73rd Ave. are within the jurisdiction of the City of
Peoria. The applicant is responsible for coordinating with the City to review
any traffic impact, right-of-way dedication, permitting or roadway
improvement requirements.
3.
Without the submittal of a Plan of Development, no development approval
is inferred by this review, including, but not limited to number of proposed
building lots/units, 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.
March 1, 2023
Z2022068
Page 3 of 4
4.
Engineering review of re-zone cases is conceptual in nature. All
development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies
and Standards; Floodplain Regulations for Maricopa County; MCDOT
Roadway Design Manual; and current engineering policies, standards, and
best practices at the time of application for construction.
d.
The following R-4 RUPD development standards shall apply:
1.
Maximum height of 30’ for structures.
2.
Minimum 20’ perimeter setback from any zoning boundary or adjacent
street, excluding any refuse enclosure or parking spaces form a zoning
boundary.
3.
Minimum standard parking space widths of 9½’ and depths of 20’.
However, parking spaces may overhang two feet into a landscape strip or
pedestrian walkway, but any parking spaces that protrude over a
pedestrian walkway shall maintain at least a four-foot-wide clearance to
allow for pedestrian access.
e.
Prior to a precise plan of development or final plat approval, the applicant shall
provide the Maricopa County Planning and Development Department with an
executed pre-annexation service agreement with the City of Peoria that identifies
the detail for when the proposed project will be annexed and the provision of
water and sewer service. In lieu of pre-annexation service agreement the
developer must provide a ‘will serve’ letter from the certificated water and sewer
provider.
f.
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.
g.
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 shall revert to the zoning that existed on the date
of application. 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.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
9/22/22 P&Z Packet (30 pages)
9/22/22 P&Z Handout (4 pages)
March 1, 2023
Z2022068
Page 4 of 4
12/27/22 Opposition Letters (38 pages)
12/27/22 Support Letters (2 pages)
12/27/22 Continuance Requests (3 pages)
12/27/22 Support/Opposition Map (1 page)
Note:
9/22/22 Approved P&Z Minutes are available and can be provided upon request.
Z2022068
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022068 – The Ville – Apartment Townhomes
Hearing Date:
September 22, 2022
Supervisor District:
4
Applicant:
Ashley Marsh, Gammage & Burnham, P.L.C.
Owner:
Gregory Living Trust
Request:
Zone change with overlay from Rural-43 to R-4 RUPD for future multi-
family residential development
Site Location:
Generally located ¼ mile east of the northeast corner of 75th Ave.
and Thunderbird Rd. in the Peoria area
Site Size:
6.23 acres
Density:
12.84 du/ac
County Island:
Yes (City of Peoria)
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
City of Peoria – Estate Residential (0-2 du/ac)
Municipal Comments:
None received to date
Support/Opposition:
2 support letters and 2 opposition letters
Recommendation:
Approve with conditions
Z2022068
Page 2 of 8
Project Summary:
1.
The applicant, on behalf of the property owner, is requesting to rezone 6.23 gross acre
site from Rural-43 to R-4 RUPD. The site is located on the northeast corner of Thunderbird
Rd. and 73rd Ave. a quarter mile east of the intersection of 75th Ave. in the Peoria area.
This rezone will accommodate a future multi-family residential development. The
concept plan is for 80 townhomes clustered in five-unit and ten-unit buildings with a
target density of 12.84 du/ac. There will be both private and common open space.
Amenities may include ramadas, pool, clubhouse, grills, dog park, and tot-lot. After
rezoning, the applicant intends to seek annexation and formal site design review with the
City of Peoria.
2.
Most of the site has been used for agriculture and part of the site as rural residential since
the early part of the last century. The applicant must seek annexation to obtain the
public utilities and urban level services necessary for urban density development. On
May 3, 2022, the Technical Advisory Committee met with the applicant where the
applicant informed staff that the annexation process has been started with Peoria.
3.
This RUPD will be varying several R-4 development standards and most of the requested
varied standards are more restrictive than the base R-4 development standards, see
table below. The applicant is requesting variations in height, required yard, and standard
parking space size. The only varied standard that will be less restrictive than the base R-4
development standard is to reduce the required rear yard along the north property line
perimeter of the property. The requested varied standards are to ensure that the
townhomes will be buffered at least 20’ from any adjacent street or residential parcels.
Moreover, by limiting the height of the future townhomes to 30’, will create structures that
will blend in to the surrounding one to two floor homes in the immediate area. In
exchange, the developer will keep ten percent of the site common open space.
Z2022068
Page 3 of 8
Z2022068
Page 4 of 8
Zoning Exhibit
Conceptual Elevation
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural-43 / Irrigated agriculture & single-family residences
North:
Rural-43 / Single-family residences
Z2022068
Page 5 of 8
South:
R1-10 (Peoria)/ Single-family residences
East:
Rural-43 / Irrigated agriculture & single-family residences
West:
AG & RM-1(Peoria)/ Single-family residences & school
Utilities and Services:
5.
Water:
City of Peoria
Wastewater:
City of Peoria
School District:
Peoria Unified School District
Fire:
City of Peoria
Police:
City of Peoria
Right-of-Way:
6.
The site will be annexed into the City of Peoria and any required dedicated Right-of-Way
will be determined by the City of Peoria’s Department of Transportation.
Adopted Plan:
7.
Peoria General Plan 2010: This general plan designates the site as Estate Density
Residential (0 – 2 du/ac). This denotes areas where low-density and large lot single family
neighborhoods are desirable. These areas support a semi-rural character that may
include agricultural related activities or low-density resort uses. Even though the proposed
use and density will not be in concert with this land-use designation, it will be up to the
City of Peoria if this proposal will trigger a General Plan Amendment (GPA) to change
the land-use designation during the annexation process.
Public Participation Summary:
8.
The applicant notified property owners within 300’ of the site and to area interested
parties. During the applicant’s Citizen Participation process staff received two support
letters and two opposition letters. The opposition believe that this development with a
density of 12.48 du/ac will increase area traffic. On June 27, 2022, the applicant held an
open house meeting to discuss the proposal on the site with neighbors and other
stakeholders at Rio Vista Community Center, where 31 individuals attended. The City of
Peoria was notified and as the writing of this report staff have provided comments.
Outstanding Concerns from Reviewing Agencies:
9.
There are no outstanding comments, concerns, nor opposition by reviewing agencies.
Staff Analysis:
10.
Staff are supporting this request. The site is within the Peoria Municipal Planning Area
and staff supports annexation into the City. R-4 RUPD zoning will create opportunity for
infill development and a housing option that is different from a traditional single-family
home. Arguably, the townhome community will address what planners call the “missing-
middle housing” issue, where finding housing option with less maintenance that differs
from large areas of detached single-family homes or high-rise apartment towers, such
alternatives are often difficult to find. The site is appropriate for multi-family residential
Z2022068
Page 6 of 8
development with access to public transportation along Thunderbird Rd. and with retail
centers in close proximately. Moreover, this site is adjacent to a fully developed part of
Peoria with access to employment, educational institutions, recreational and
entertainment venues. Public utilities are readily available making this type of
development realistic for this site. The applicant will be varying standards in this RUPD
request, but many of these requested variations exceed the County’s requirements and
more restrictive, which will allow appropriate buffering of this development from the
adjacent rural residential properties. The applicant’s Narrative offers conditions of
approval that focus on overall site design to lessen the project’s impact on the adjacent
rural residential and single-family residential properties to the south.
Recommendation:
11.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2022068 subject to the following conditions ‘a’ – ‘g’.
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “The Ville – Apartment Townhomes”, consisting of one full-size sheet, dated
June 20, 2022, and stamped received June 22, 2022, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “The Ville – Apartment Townhomes”, consisting of 14 pages, dated
June 22, 2022, and stamped received June 22, 2022, except as modified by the
following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
APNs 200-68-020L, 200-68-020P and 200-68-020S are located within the
jurisdiction of the City of Peoria (strip annexed) who must approve any zone
change proposal within their confines.
2.
Thunderbird Rd. and 73rd Ave. are within the jurisdiction of the City of
Peoria. The applicant is responsible for coordinating with the City to review
any traffic impact, right-of-way dedication, permitting or roadway
improvement requirements.
3.
Without the submittal of a Plan of Development, no development approval
is inferred by this review, including, but not limited to number of proposed
building lots/units, 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.
4.
Engineering review of re-zone cases is conceptual in nature. All
development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies
and Standards; Floodplain Regulations for Maricopa County; MCDOT
Roadway Design Manual; and current engineering policies, standards, and
best practices at the time of application for construction.
Z2022068
Page 7 of 8
d.
The following R-4 RUPD development standards shall apply:
1.
Maximum height of 30’ for structures.
2.
Minimum 20’ perimeter setback from any zoning boundary or adjacent
street, excluding any refuse enclosure or parking spaces form a zoning
boundary.
3.
Minimum standard parking space widths of 9½’ and depths of 20’.
However, parking spaces may overhang two feet into a landscape strip or
pedestrian walkway, but any parking spaces that protrude over a
pedestrian walkway shall maintain at least a four-foot-wide clearance to
allow for pedestrian access.
e.
Prior to a precise plan of development or final plat approval, the applicant shall
provide the Maricopa County Planning and Development Department with an
executed pre-annexation service agreement with the City of Peoria that identifies
the detail for when the proposed project will be annexed and the provision of
water and sewer service. In lieu of pre-annexation service agreement the
developer must provide a ‘will serve’ letter from the certificated water and sewer
provider.
f.
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.
g.
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 shall revert to the zoning that existed on the date
of application. 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.
Presented by:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Zoning Exhibit (reduced 8.5”x11”, 1 page)
Narrative Report (14 pages)
MCESD comments (1 page)
DPR comments (1 page)
Support Letters (2 pages)
Opposition Letters (2 pages)
Z2022068
Page 8 of 8
M
ARICO
PA CO
UN
TY
/
M
aricopa County Planning & Developm
ent - Phoenix, AZ
4
G
ross Acres: 5.2 approx.
G
enerated August 25, 2022 09:36 AM
Z2022068
Application Nam
e:
Legal Description
The Ville - Apartm
ent Tow
nhom
es
Applicant
Case Address
T03N R01E 012, TT3N RR1E 12
ASHLEY M
ARSH for G
AM
M
AG
E & BURNHAM
P
.L.C
7228 W
THUNDERBIRD RD
Applicant Phone/Em
ail
Parcel Prim
ary:200-68-020G
602.256.4443
AM
ARSH@
G
BLAW
.CO
M
PEO
RIA AZ 85345
M
ap scale 1:1,480
Supervisor District No.
REZO
NE FRO
M
RU-43 TO
R-4 RUPD TO
DEVELO
P A M
ULTIFAM
ILY CO
M
M
UNITY (APPRXO
. 80 RENTAL
UNITS)
5.3585 in
SUBMITTED ON
20.Jun.22
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
Page: 1 of 14
The Ville – Apartment Townhomes
Northeast Corner of 73rd Avenue and Thunderbird Road
APNs: 200-68-020G, L, M, N, P, Q, R, S, T & U
Z2022068
First Submittal: March 28, 2022
Second Submittal: May 26, 2022
Third Submittal: July 12, 2022
Fourth Submittal: July 22, 2022
Ashley Z. Marsh, Esq. / Michelle Santoro
40 N. Central Ave., 20th Floor
Phoenix, AZ 85004
Phone: 602-256-4443 / 602.256.4486
amarsh@gblaw.com/ msantoro@gblaw.com
RECEIVED ON
22.JUN.22
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
Page: 2 of 14
INTRODUCTION
Since 2010, Capital Allocation Partners and its Arizona-native principals have successfully executed various
value-add, redevelopment, and ground-up construction on close to 100 projects in Arizona and Utah. As of the
date of filing, Capital Allocation Partners is currently under construction on more than 1,000 residential units
with an additional 650 units slated to commence in 2022/2023. Capital Allocation Partners is very familiar with
this submarket and has been amongst the most active investors in the metro Phoenix area over the past 10
years.
Capital Allocation Partners is proposing to develop a quality
class A, townhome style, multifamily project, consisting of
nine, two-story buildings totaling 80 residences at the
northeast corner of Thunderbird Road and 73rd Avenue, as
shown on the aerial to the right (the “Property”). The
development will offer future tenants ample green and
shaded open space, a pool, clubhouse, individual 2-car
garages, private yard space, and adequate parking for
guests. The proposed community will be constructed on
approximately 5 acres of land and will have three drive
approaches for ingress/egress with most of the traffic to be
diverted to Thunderbird Road. Capital Allocation Partners is
dedicated to bringing a quality project to this site in unincorporated Maricopa County near the City of Peoria
area.
THE PROPOSAL
The proposal by Capital Allocation Partners is to rezone the approximately 6.23 gross / 5.23 net acre site from
RU-43 (Rural Residential) to R-4 RUPD (Multiple Family Residential with Residential Unit Plan of Development
overlay) to allow for a unique multifamily rental development to be known as “The Ville – Apartment
Townhomes.” This request to rezone the subject site to R-4 RUPD is an appropriate zoning category and will
also contain a residential overlay that allows for a slight variation to the R-4 zoning base development standards
to meet the unique needs of the project and development type.
The Ville – Apartment Townhomes is a residential community of two-story luxury townhomes. The proposed
80 units will be clustered in 5-unit and 10-unit buildings and will contain two bedrooms in each unit. The
proposed density is approximately 12.84 du/acre (gross), which will greatly support the existing employment in
the area, such as the Peoria Sports Complex, the Banner Thunderbird Medical Center and Arizona State
University West Campus.
Many multifamily projects require residents to park in a common surface parking lot, and only sometimes with
shade. Each of our residents will have their own 2-car garage. Similarly, multifamily projects typically rely on
common open spaces as the only means of providing open space to their residents. But we will provide both
private open space and common open space. Our private space will consist of a privately enclosed yard while
also enjoying the larger maintained community open space areas/amenities. The Ville fills a niche market for
those renters who do not need or want a single-family home/lot and/or the maintenance that comes along with
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
Page: 3 of 14
it; however, would like the intimacy of townhome style living with private outdoor space and an alternative to
the traditional (i.e., garden style) apartment development experience.
With that said, Capital Allocation Partners is excited to complete the rezoning and ultimate development of this
property and expand housing opportunities for residents in an established and mature area of the county (City
of Peoria) where resources and infrastructure are in currently place to facilitate orderly and efficient growth.
The utilization of the existing infrastructure for new developments aligns with Maricopa County Vision 2030
comprehensive plan's development strategies and ultimately the site is planned for annexation into the City of
Peoria. There are several parcels along the southern portion of the subject Property that are currently within
the jurisdiction of the City of Peoria, for strip annexation, that are not apart of this subject rezoning request.
They are however under the same ownership and will be included in the development when annexed into the
City of Peoria.
RELATIONSHIP TO SURROUNDING PROPERTIES
The Property is vacant, agricultural with two (2) homes and
accessory structures, as shown on the aerial to the right. The
property
fronts
Thunderbird
Road,
a
major
arterial
thoroughfare and bus route. It is also close to
commercial/retail/office users to the west at the intersection of
75th Avenue and Thunderbird. The Property is a county island
with a mix of residential zoning and densities surrounding it.
Most of the land surrounding the Property is zoned and located
within the City of Peoria. It is worth noting, there is a higher
density zoning of RM-1 (multifamily) that exists along 73rd
Avenue to the west and north that would allow by-right 30-48
feet in height and 8-18 dwelling units per acre in density.
As stated, the Property is within the county with a Comprehensive Plan designation of “Rural Densities (0-1
du/ac)” and is also within the Peoria Planning Boundary with a General Plan designation of “Estate Residential
(0-2 du/acre; target density 1.0).” However, the Property has become an infill opportunity with a mix of zoning
districts and uses (e.g., agricultural, church, water tank/utilities, commercial, etc.) that have developed around
it. Additionally, the Property is ideally located at an intersection and fronts Thunderbird Road, which further
supports the proposed density and style of townhome multifamily development. The Ville – Apartment
Townhomes will provide a nice buffer/transition as well as a diverse and needed housing mix to the area.
CONSISTENCY WITH THE INTENT OF THE COMPREHENSIVE PLAN
The requested rezone is in conformance with the goals and policies of the Comprehensive Plan. Listed below
are a few of the goals and policies that demonstrate the proposed land use compatibility with and conformance
to the various elements of the Comprehensive Plan.
Land Use
"The Land Use element maintains that sensible, functional, balanced, fiscally efficient, and economically
viable land use patterns are important priorities. This element also reinforces the county's support for its
area plan program and includes updated land use categories."
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
Page: 4 of 14
Land Use Goal #1: Achieve balanced and efficient development patterns.
Land Use Policy #17: Maricopa County supports balanced land use patterns that include various
residential, retail, non-retail employment, and public and civic land uses.
Response:
The proposed rezoning will help to achieve a balanced land use pattern in the area
by providing a new residential opportunity. The diversity of the surrounding uses
and existing nearby infrastructure supports the multifamily residential use in the
area, which will provide a balance to other nearby and surrounding land uses (e.g.,
retail). This use acts as a part of the greater area providing a balanced and efficient
network of residential developments.
Transportation
"The Transportation element establishes Maricopa County's support for coordinating future growth with
an efficient transportation system. The Transportation element also emphasizes the importance of an
efficient transportation system to the region's economy and air quality."
Transportation Goal #2: Contribute to a safe, seamless and effective transportation system.
Transportation Goal #3: Coordinate land use decisions with transportation investments to help
the county exercise sound financial management and build the county's fiscal strength.
Transportation Policy #9: Maricopa County supports balanced and efficient land use patterns
that reduce the number and length of vehicle trips.
Response:
The proposed rezoning contributes to a safe, seamless, and effective
transportation system that locates the residential land use in close proximity to
an existing major arterial street and bus line (i.e., Thunderbird Road), providing
effective and sustainable transportation access for residents to the immediate and
greater surrounding area. Moreover, the property is also within proximity to the
freeway systems (i.e., the US-60/Grand Avenue is approx. 1.5 miles to the east;
101-freeway is approx. 2.5 miles to the west), which will broaden the
attractiveness of these units to a larger market due to transportation
options/access. Both 73rd Avenue and Thunderbird Road are under the
jurisdiction of the City of Peoria and will be improved per their standards.
Economic Growth
"The Economic Growth element includes strategies that Maricopa County can use to help create a diverse
and resilient economy. Opportunities focus on locating employment proximate to where people live,
supporting small and start-up businesses, and supporting industries that require a lot of land but not
urban services or infrastructure."
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
Page: 5 of 14
Economic Growth Goal #1: Contribute to an effective regional economy.
Response:
The contribution of a well-located land use/development within a desirable
community that provides easy access to the surrounding freeway/bus systems
supports and encourages regional economic activity.
Energy
"The Energy element is the newest in this plan and includes policies to promote renewable energy, energy
conservation and overall more efficient energy use."
Energy Goal #3: Have balanced and efficient development patterns.
Response:
The proposed development provides for an efficient land use pattern that locates
shared, diverse, and unique housing options within close proximity (i.e., walkable)
to services that reduces the overall energy consumption.
Cost of Development
"The Cost of Development element specifies ways to help ensure that new development pays its fair share
towards the cost of additional infrastructure and services needed to serve new development. The Cost of
Development element also identifies current cost sharing methods, recommends future cost sharing
strategies, and includes ways to ensure reasonable application of the recommended strategies."
Cost of Development Goal #2: New development pays its proper and reasonable share of the
costs of new infrastructure, services, and other public improvements.
Response:
The development proposal (and density) will ultimately pay its fair share of
infrastructure and services needed, which will help sustain/maintain the
infrastructure. The developer will work with both Maricopa County and the City
of Peoria to determine cost appropriation.
ACCESS AND CIRCULATION
The Ville – Apartment Townhomes is situated at the northeast corner of 73rd Avenue and Thunderbird Road and
within the future annexation area for the City of Peoria. The proposed development will be accessed from both
Thunderbird Road and 73rd Avenue. There will be coordination with the County Department of Transportation
and the City of Peoria regarding all necessary street dedications and improvements. With that said, access will
circulate throughout the site for ease of movement for both vehicles and pedestrians.
RUPD COMPARISON CHART
The table below illustrates the deviation from the base zone district standards regulations in comparison to the
proposed development standards. The proposed enhanced required setbacks will provide a greater
buffer/transition for compatibility. In addition, the required two (2) car garage parking spaces per unit will
assure a more single-family style living/home feel consistent with the area.
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
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Regulation
Base R-4 Zoning
District (R-4)
Proposed Zoning
District Regulations
(R-4 RUPD)
Height
40’
30’
Front (South along Thunderbird Road
and North along Cemetery Road)
20’
20’
Interior Side Yard (East boundaries)
5’
20’*
Street-side Yard (West along 73rd
Avenue)
10’
20’
Rear Yard (North for eastern part of
site)
25’
20’*
Lot Area
6,000 sq. ft.
6,000 sq. ft
Lot Width
60’
60’
Lot Area per Dwelling Unit
2,000 sq. ft.
2,000 sq. ft.
Lot Coverage
60%
60%
Common Open Space
N/A
10%
Parking Spaces
2
2 per Unit (Garage Parking)
Guest Parking Spaces
20% of Req’d
20% of Req’d with 15% Compact
Open Parking Stall Dimensions
9’-0” x 18’-0”
9’-6” x 20’-0” **
Maximum Privacy Wall
8’
8’ privacy wall or fence along
residentially zoned/shared property
lines
* Refuse enclosures and parking spaces can encroach into the required side and rear yards.
** Parking space may overhang 2-feet into a landscape strip or pedestrian walkway, however, any
parking spaces protruding over a pedestrian walkway shall maintain at least a four (4) foot wide
clearance for pedestrian access.
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
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JUSTIFICATION
All but one deviation set forth in this RUPD is proposed as an increase in development standards. These include
increasing side yard setbacks, requiring common open space and reducing the overall allowable height. These
modifications under the RUPD are minor and promote the development of a premier community that features
first-rate amenities, private open space, and sophisticated modern design. The increased setbacks and open
space standards set the tone for a high-quality development while also blending with the existing single-family
residential surrounding the property.
The one true deviation is in the rear yard setback, which we are requesting to
reduce by five feet from 25’ to 20’. Because the Property is considered a through
lot, with two front yards, unusual yard designations are created. The rear yard on
the proposed project is along the north property line, in the southeast portion of
the site, as shown on the image to the right. The five-foot reduction is mitigated
by the presence of the drive aisle and landscape buffers. All which create an
approximate 66-foot setback from the proposed residential unit to the rear
property line.
Lastly, the proposed project is anticipated to develop once annexed into the City
of Peoria. The proposed increase in development standards is consideration to the
City of Peoria and the surrounding residential developments.
ARCHITECTURE
The Ville – Apartment Townhomes are proposed as "rear loaded" residential units, with front doors along an
internal, shared open space areas while still offering private, outdoor space for the residents. The garages will
be accessed along the private internal drives. The project will be limited to two-story, attached rental homes
(i.e., townhomes) that will range in size and feature a variety of a contemporary architectural style and color
scheme, see conceptual elevation below.
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
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OPEN SPACE AREAS
The Ville – Apartment Townhomes community will provide a main
amenity area (i.e., clubhouse/pool area) as well as a plethora of
open space areas easily accessible to all residents for passive and
active amenities (i.e., dog park, games, etc.), as shown on the
excerpt to the right. The intent of the open space areas and main
amenity area will be to provide residents with an opportunity to
interact, socialize, and gather with family and friends; thus,
creating a greater sense of community and togetherness.
The incorporation of pervious surfaces through the use of more
plant material and less hardscape is also a goal of the overall
design. Plant materials will be based on their sustainability in the
Arizona climate and durability as low water use, drought tolerate
plant materials, but that provide the appearance of a “lush”
environment with shade.
Water conservation will have a major emphasis on the planting designs and irrigation systems. Water efficient
landscape and efficient irrigations systems will be required within all landscape areas. Landscape areas will be
designed with a direct correlation between water use with the higher intensity activity areas (i.e., providing for
grass). The Ville – Apartment Townhomes will be maintained by a professional management company.
Typical Requirements for Open Space Areas:
1)
Common useable open space and recreation areas shall be provided at a prescription of one
hundred fifty (150) square feet per unit. All such areas shall be unencumbered and be a minimum
width of twenty (20) feet.
2)
Unless otherwise approved by Staff, all required trees shall be a minimum of fifteen (15) gallon in
size and at least fifty percent (50%) of those trees must be twenty-four (24) inch box or larger in
size. All shrubs shall be a minimum of five (5) gallon in size.
All trees shall be of a size at the time of installation to conform with the standards established in
the Arizona Nursery Association Grower’s Committee Recommended Tree Specifications.
3)
The Ville – Apartment Townhomes shall limit the use of turf (lawn) to a maximum of fifty percent
(50%) of the lot area. Due to the historical agricultural/irrigated nature of the surrounding area,
turf (lawn) helps to transition and conform this development into the existing fabric. Moreover,
the communal open space areas for recreating, gathering, etc. would be well served with the use
of turf (lawn) as well as providing passive cooling. Sustainable irrigation monitoring devices,
creative landscaping techniques, grading, and rainwater diversion shall be employed to irrigate the
turf (lawn).
4)
All landscaped areas shall be finished with a natural topping material which may include, but not
limited to, the following: turf, ¾” screened decomposed granite at a 2” minimum depth, river rock,
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
Page: 9 of 14
expanded shale, or bark. A pre-emergent herbicide shall be applied to the ground prior to and
after the placement of natural surface materials (i.e., decomposed granite, river run rock, etc.) in
any landscaped area to prevent weed growth.
5)
“Hostile Vegetation” such as Ocotillo, Cacti or other plant types that discourage pedestrian
movement or vandalism may be placed under windows or adjacent to long, remote expanses of
perimeter walls.
SURFACE PARKING LANDSCAPING REQUIREMENTS
1)
Surface parking areas shall contain one (1) tree and three (3) shrubs for every parking island (one
stall in length).
2)
The main and secondary entry drive-aisles shall be landscaped with one (1) shrub for every five (5)
linear feet of landscaping. A minimum of three (3) trees per 1000 sq. ft. of planning area.
3)
Landscaped parking medians shall contain one (1) shrub for every five (5) linear feet of landscaping.
A minimum of one (1) tree shall be provided between landscape islands. Adequate planter area
shall be provided to accommodate full tree maturity.
4)
Shrubs within a landscape island or median shall be maintained to a maximum height of 3-feet,
and all trees at maturity within such planters shall maintain a minimum clearance of 6-feet from
the lowest branch to the adjacent grade elevation.
FOUNDATION LANDSCAPING REQUIREMENTS
The Ville – Apartment Townhomes are proposed to be “rear loaded” garages with a main drive aisle to these
garages. The front doors of the units opening onto a communal open space area and as such landscape
foundation shall not be required along these “rear loaded” garages between the building and the drive aisle.
GENERAL DESIGN GUIDELINES
The Ville – Apartment Townhomes are proposed to be a contemporary design. With that said the following
general design guidelines shall apply.
Site
1) The building placement and orientation shall be allowed to be linear in style/design.
2) Dead end drive aisles shall be allowed and provide for screening via walls and landscaping.
3) Garage doors/driveway aprons should appear or be set into the buildings/walls a minimum of 18-
inches rather than flush with the exterior wall.
4) A combination of ornamental landscaping, landscaped medians, water features, architectural
monuments, decorative walls, signs, and/or enhanced paving shall be incorporated into the Primary
Themed Entry for the development.
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Three (3) or more of the following elements shall be incorporated into the Primary Themed Entry for
the development:
• Landscaped median.
• Identifying building form such as a covered entry.
• Unique pedestrian scale lighting or bollards.
• Prominent architectural features or monuments, such as trellis or arbor.
• Ornamental gates and/or decorative walls.
• Water features.
• Other feature(s) as approved by Staff.
• Project entry features shall be reflective of the overall architectural identity and character of the
project.
• The main entry drive into the development shall be distinguished with hardscape materials such
as pavers, stamped or colored concrete/asphalt, or exposed aggregate.
5) Pedestrian access to adjacent non-residential areas by incorporating wall and landscape penetrations
into the pedestrian circulation element.
6) The development shall provide a continuous walkway from each abutting right-of-way to the leasing
office. The walkway shall be separated from all vehicular traffic movements except where drive aisle
crossings are necessary.
7) The onsite pedestrian circulation system shall link the various onsite amenities and components (i.e.,
parking fields, play areas, clubhouse, pools, recreation center, refuse enclosures).
8) Decorative materials may be used to clearly delineate pedestrian walkways. The use of hardscaping
for walkways is encouraged when it is not in conflict with ADA requirements.
9) Pedestrian walkways/paths traversing onsite vehicle drive aisles may be distinguished with an
alternative hardscape material such as, pavers, Streetprint™ and patterned, stamped, colored
concrete/asphalt or exposed aggregate.
10) Private/secure outdoor areas shall be provided for each unit. Such space shall have an
unencumbered area of at least 8-feet in in width.
11) A minimum of three (3) amenities shall be provided, such as
• Swimming pool, Ramada and bbq area;
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
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• Jacuzzi with Ramada area;
• Ramada or trellis feature with barbeque and shaded seating areas;
• Tot lot/Jungle Gyms;
• Ball courts;
• Weight room;
• Community garden;
• Putting green;
• An alternative amenity options may be considered during the site plan process.
12) Perimeter walls shall integrate at least two (2) of the following treatments:
• Integration with one or more of the following: inlays, materials or color accents, capping,
decorative pilasters, wrought iron, planters, or other approved feature that adds visual interest.
Strong geometric patterners are discouraged.
• Incorporation of raised planters.
• Incorporation of decorative stone or masonry pillars with caps.
• Incorporation of decorative wrought iron trellises or artistic features in context with the area.
• Other alternative design as approved during the site plan process.
13) Mechanical equipment on the ground shall be screened from public view with landscaping and/or
fencing or walls.
Buildings
1) The buildings shall be allowed to be linear in style/design (e.g., contemporary design) with the use of
simple geometric/rectilinear shapes with straight rooflines.
2) Unifying architectural elements shall be used to carry a window pattern across a façade, such as a
common sill or header line.
3) Where appropriate to the architectural style, materials and textures shall vary between the base and
body of a building to break up large wall planes and add visual base to the building.
4) Material changes shall occur at intersecting planes, preferably at inside corners of changing wall planes
or where architectural elements intersect, such as a chimney, pilaster, projection, or pop-out.
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
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5) The development shall provide a monochrome color and material palettes with some appropriate
color/enhancements to build upon and reinforce linear style/design (e.g., simple geometric/rectilinear
shapes with straight rooflines).
6) The horizontal buildings shall integrate variations in exterior walls in depth or appearance of depth. Use
building pop-outs, arches, score lines, reveals, decorative window treatments, veneers, color changes,
and other architectural elements to break up the appearance of massing.
Horizontal facades longer than thirty (30) feet shall be articulated into smaller sections utilizing at least
three (3) of the following methods:
• Varied building heights.
• Different materials used on first floor.
• Different window types.
• Different colors.
• Offsets.
• Projecting architectural elements – a minimum 4-inches.
• Recesses/reveals.
• Bay windows.
• Variable parapet heights.
• Other creative design methods may be considered during the building permit process.
7) Accent materials, such as stone, brick tile or other similar materials to add texture and visual interest to
the building elevations should be provided. A minimum of three (3) of the following should be
incorporated.
• Stone clad or concrete columns as patio/porch supports.
• Integrated corbels (wood or treated synthetic materials) placed under eaves at corner locations
or throughout project.
• Stone wainscot at varied heights with accented caps.
• Integrated lighting sconces beyond individual porch lights.
• Scored stucco areas where color changes or the addition of accent materials is not practical.
• Pop-outs and other projections of materials other than wood frame and stucco.
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
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• Decorative wrought iron accents in the form of stairway railings, gates into entry and amenity
areas and patio/porch accents.
• Other creative design methods may be considered during the building permit process.
8) A minimum of three (3) of the building facades should incorporate windows.
9) Garages and storage/utility areas shall be architecturally integrated into the established design theme.
10) Windows shall employ design details as appropriate to the architecture, such as mullions, arched
windows, shutters/faux shutters, window surrounds, awnings, and canopies to break the scale of façade
into smaller components.
11) Shaped frames and sills shall be used to enhance openings and add additional relief. They should be
proportional to the glass area framed (i.e., a larger window should have thicker framing members).
12) Windows and balconies shall be provided in facades facing common communal open space areas,
comprising at least twenty (20) percent of the façade area.
13) Window and door type, material, shape and proportion shall complement the architectural style of the
building.
14) The use of landscaping as a design element is encouraged to reduce building mass. Landscaping should
accentuate and compliment the architecture.
15) Roof access ladders and roof drains/downspouts shall be internalized within the building.
16) Mechanical equipment, roof mounted, shall be screened from public view with parapets or other
appropriate architecturally compatible means.
DEVELOPMENT SCHEDULE
It is anticipated that The Ville – Apartment Townhomes will be developed as a single phased project, upon
annexation into the City of Peoria with necessary requisite building permits. This development proposal will not
adversely affect municipal and private facilities or services and will not have an adverse effect on existing or
future public and private open space, recreation, schools or library facilities.
COMMUNITY FACILITIES AND SERVICES
Schools
The proposed development is located within the Peoria Unified School District. Students from this
development are anticipated to attend either Oakwood Elementary School (K-8) or Pioneer Elementary
School as well as Cactus High School.
The Ville – Apartment Townhomes Rezoning to R-4 RUPD
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Amenities
The Ville – Apartment Townhomes will provide significant open space areas throughout the
development for passive and active recreation and enhanced landscaping. A 4-foot minimum pedestrian
pathway system will traverse the site as well with connections to the abutting streets. Amenities may
include ramadas with lighting, pool/clubhouse, BBQ grills, dog park, and a tot lot area.
Refuse
Refuse will be provided by a private waste management company or via the City of Peoria.
Sanitary Sewer Service
The Ville – Apartment Townhomes will annex into the City of Peoria, which will connect to the existing
city sewer system.
Water Service
The Ville – Apartment Townhomes will annex into the City of Peoria, which will connect to the existing
city water system.
Police and Fire
The Ville – Apartment Townhomes will annex into the City of Peoria, which will provide city police and
fire services.
Dry Utilities
The Ville – Apartment Townhomes will coordinate with Arizona Public Service (APS) for electricity and
Southwest Gas for natural gas (as needed). In addition, internet and phone services will be provided to
the project via the many companies and options available.
CONCLUSION
In conclusion, the proposed development will allow for the construction of a high quality, unique, and desirable
rental community within this area. The requested zoning will provide an opportunity for housing in an area
currently devoid of multifamily housing options and is an appropriate transition and buffer from the existing
single-family residential homes and unique, diverse uses within and abutting the property. The request will not
have an adverse impact on the livability of the area, health, or safety of the current or future residents.
Furthermore, the development will not adversely impact the built environment or residential/agricultural
quality of the area. In fact, the proposed land uses should be considered an asset and buffer with the
surrounding area than the existing more intense, impactful non-residential uses. With that said, Capital
Allocation Partners and their team are committed to ensuring the creation of a high-quality development and
look forward to working with Maricopa County and the City of Peoria on realizing this exciting housing
development.
The Capital Allocation Partners and team respectfully requests your favorable consideration of this request.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 372-2907
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water & Waste Management Division
DATE:
April 6, 2022
TO :
Martin Martell, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Zoning Change With Overlay. Z2022068
The Maricopa County Environmental Services Department (MCESD) has received
documentation for the rezone the approximately 5.32 net acres site from RU43 (Rural
Residential) to R-4 RUPD (Multiple Family Residential with Residential Unit Plan of
Development overlay) to allow for a unique multifamily rental development to be
known as “The Ville – Apartment Townhomes.” at APN# 200-68-020G.
According to the documents submitted, City of Peoria will provide potable water and
sanitary sewer services. ATC must be obtained prior to construction permit approval.
Based on the above, MCESD raise no concern for this project to the Planning &
Development Department in Accela Automation on April 6, 2022.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of application.
Robert Fedorka, P.E.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
Email address:
Bob.Fedorka@maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
June 2, 2022
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Bob Fedorka, P.E., Engineering Supervisor, Planning & Development
Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2022068 - Zone Change (to R-4 RUPD)
(E2 Memo)
Job Site Address: NEC Happy Valley & El Mirage Roads
APN(s):
200-68-020G, L, M, N, P, Q, R, S, T & U
This application is to specify zoning for future development and does not include a Plan of
Development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the 2nd
submittal of the Zone Change application routed for review on May 31, 2022, and has no
objections subject to the following conditions:
1. APNs 200-68-020L, P and S are located within the jurisdiction of the City of Peoria
(strip annexed) who must approve any zone change proposal within their confines.
2. Thunderbird Road and N. 73rd Avenue are within the jurisdiction of the City of Peoria.
The applicant is responsible for coordinating with the City to review any traffic
impact, right-of-way dedication, permitting or roadway improvement requirements.
3. Without the submittal of a Plan of Development, no development approval is inferred
by this review, including, but not limited to number of proposed building lots/units,
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.
4. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations
for Maricopa County; MCDOT Roadway Design Manual; and current engineering
policies, standards and best practices at the time of application for construction.
Please contact me if you have any questions or require any additional information.
Date: 5-11-2022
Maricopa County Planning & Development Department
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
Re:
Support for Rezoning Case Z2022068
Dear Board of Supervisors, Planning Commission and Planning Department,
Please accept this letter as a statement of support for The Ville rezoning proposal at 73rd Avenue
and Thunderbird Rd.
I work next to the property, and have met with the development team to learn about the project
and the proposal. I welcome the developer’s plans for The Ville to the area, and am excited to
see this unattractive, vacant lot developed. I think that the developer’s plans to build a
townhouse style community that is limited to 2-stories will fit nicely with the neighborhood. I am
impressed with the thoughtful layout and treatment along 73rd Avenue that the developer is
proposing with those units side-facing the street and the developer making improvements along
73rd Avenue.
I would like to see The Ville project approved.
Sincerely,
Fred Faul
C.E.O C3 Christian Community Center
480-907-5658 (o)
480-699-7135 (f)
david@spectramgmt.com
20701 N. Scottsdale Rd. #107, Ste. 623, Scottsdale, AZ 85255
August 26, 2022
Maricopa County Planning & Development Department
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
Re:
Support for Rezoning Case Z2022068
Attention: Board of Supervisors, Planning Commission and Planning Department
Please accept this letter as a statement of support for The Ville rezoning proposal at 73rd Avenue and
Thunderbird Rd.
Spectra Management represents the Landlord(s) of a commercial shopping center located at 7615‐7629
W Thunderbird Rd. We welcome the developer’s plans for The Ville to build a 2‐story townhouse style
community, which will be a tremendous and very attractive improvement (instead of the current vacant
lot), and enhance business and residential opportunities for everyone in the area.
We would be pleased to see The Ville project approved and completed.
Sincerely,
David J Eckardt
Designated Broker
Stearman Management LLC
Dba Spectra Management
Mr. Martell:
We are Peoria residents of the 71 Oaks subdivision located at the NW corner of Thunderbird and 71st
Ave, parcel # is 200-68-110.
We are writing to you to formally protest Case #: Z2022068
The area and road systems in our community are already very crowded and congested. Rezoning of the
subject acreage will make an already unpleasant and unsafe condition significantly worse.
Thank you for your consideration and attention to this matter,
Eugene and Denese Rodden
7140 W. Calavar Road
Peoria, AZ 85381
Parcel #
To Whom It May Concern,
We strongly protest the potential zone change to a multi-family development at 73rd Avenue and
Thunderbird Road! Turning what was agricultural land and single family into an area for many
more people crammed into 6.2 acres will create much more traffic on an already busy Thunderbird
Road. Please keep this neighborhood single family homes!!
Sincerely,
Ivan and Karen Penner
7147 W Ludlow Drive
Peoria, AZ 85381
Parcel #200-68-112
Planning and Development Department
DATE:
September 22, 2022
TO:
Planning & Zoning Commission
FROM:
Matin Martell, Planner
SUBJECT:
Z2022068 – The Ville – Apartment Townhomes
Since the publishing of the staff report for the above case, staff received three letters of
opposition to the case from area residents. The letters have been attached to this
handout. The opposition believe that this development will lower property values, add
additional traffic to area roads, distort the rural nature of the area, and will allow tall
buildings to be built near their single-family residences.
Attachment:
9-14-22 Opposition Letters (2 pages)
9-19-22 Opposition Letter (1 page)
Rezoning of this property and adding the multifamily development will not only kill property values of the
homes located next to the rezoned property but it will also cause a significant increase in congestion, one
that will undoubtedly require another stop light to be put in on thunderbird to accommodate the 160+ cars
that will be coming and going twice a day on average from this location. Also, these multi story buildings
will have a direct view into the back yards of the homes in 71oaks. Home's that were built and sold with
the understanding the adjacent property was R43 and would not be developed into a multifamily
development.
Matthew Hopper
7131 W Ludlow Dr.
The application of the ordinance to a particular situation is ambiguous or undefined.
The requirements of the ordinance as applied to a particular situation create a result that is inconsistent
with the ordinance’s intent.
Will produce unfair hardship on surrounding property owners.
Richard Hutchinson
7130 West Ludlow Drive
Dear Council,
I am writing to voice my strong objection to case #Z2022068, the proposed rezoning of
73rd Ave and Thunderbird Rd. I am objecting to the proposed rezoning for the following
reasons.
First, rezoning to allow for multi-family or condominiums would likely cause property
values in the neighborhood to decline. The surrounding neighborhood consists of large
properties and is currently zoned in 1-acre parcels. High density properties such as
apartments and condominiums would completely change the dynamic of the
neighborhood. I, along with many of my neighbors, purchased our properties specifically
because it was an area zoned for large properties. This is a very sought-after
neighborhood, because it is a low-density area with large plots of land.
Building a multi-family housing in this neighborhood would make this a much less
desirable community. It would drastically increase the amount of people in the area
leading to increased noise and higher volume traffic that this area was not built to
sustain. Traffic congestion is already a massive issue for this area. There are already
frequent traffic jams along the stretch of Thunderbird Rd between 59th Ave and the 101.
Building the proposed apartments could potentially add an additional 150 vehicles or
more to this area, worsening the already highly congested traffic.
Secondly, rezoning to allow for multi-family or condominiums would retract from the rich
historical value of the neighborhood. This neighborhood is known as Weedville and was
founded in 1911. Many of the structures in the area were built in the early 1900’s and
have been preserved by the people of this neighborhood. My property is directly
adjacent to the Old Paths Cemetery where the founder of Weedville rests. The
cemetery continues to be visited and maintained by the Weed family.
Nearly all residents in the surrounding neighborhoods are opposed to the addition of
multi-family housing. We are not opposed to new properties being built. For example,
single family homes would be much more desirable and a much better fit for this
community. We firmly believe any new property should be consistent with the
surrounding area and not retract from the properties the people of this community have
invested in.
Thank you for your dedication to our communities and your continuous support.
Thank you,
KIM Howard
Parcel #200-68-007H
Dear Council,
I am writing to voice my strong objection to case #Z2022068, the proposed rezoning of
73rd Ave and Thunderbird Rd. I am objecting to the proposed rezoning for the following
reasons.
First, rezoning to allow for multi-family or condominiums would likely cause
property values in the neighborhood to decline. The surrounding neighborhood consists
of large properties and is currently zoned in 1-acre parcels. High density properties such
as apartments and condominiums would completely change the dynamic of the
neighborhood. I am the third generation owner of my property and plan on one of my
sons being the fourth. My Grandfather homesteaded 6 acres in the 1940’s and the way
my property sits, my entire southern view will be the backside of multi-story apartments
if this re-zoning gets approved? No thank you. My property sits directly north of the
private cemetery, which is right across the P/L from the northeast corner of the
proposed development. My south P/L is closer than 300’! This is really disheartening
after all these years of getting ready to build my dream/forever home on land that’s
been in my family going on 8 decades. It won’t be the same. This neighborhood is
special and the owners surrounding me moved to this location for the same reasons I
want to build my home there. I literally just sold my house in Glendale 1 week ago and
was planning to start the variance/permitting process to build here starting in a year.
Building a multi-family housing in this neighborhood would make this a much less
desirable community. It would drastically increase the amount of people in the area
leading to increased noise and higher volume traffic that this area was not built to
sustain. Traffic congestion is already a massive issue for this area. There are already
frequent traffic jams along the stretch of Thunderbird Rd between 59th Ave and the 101.
Building the proposed apartments could potentially add an additional 150 vehicles or
more to this area, worsening the already highly congested traffic.
Secondly, rezoning to allow for multi-family or condominiums would retract from
the rich historical value of the neighborhood. This neighborhood is known as Weedville
and was founded in 1911. Many of the structures in the area were built in the early
1900’s and have been preserved by the people of this neighborhood. My property is
directly adjacent to the Old Paths Cemetery where the founder of Weedville rests. The
cemetery continues to be visited and maintained by the Weed family. The land where
this cemetery now sits was part of the original 6 acres my Grandfather homesteaded.
Nearly all residents in the surrounding neighborhoods are opposed to the
addition of multi-family housing. We are not opposed to new properties being built. For
example, single family homes would be much more desirable and a much better fit for
this community. We firmly believe any new property should be consistent with the
surrounding area and not retract from the properties the people of this community have
invested in.
Thank you for your dedication to our communities and your continuous support.
Thank you,
Michael Ady
APN #200-68-017J
Dear sirs,
I hope our neighborhood voices are going to be heard and counts in a decision making to
rezoning the 5+ acres of land in our neighborhood near 73rd Avenue and Thunderbird, in
Peoria Arizona 85381.
Our custom house worth over million dollars right now. Two other neighbour's custom
houses are equal or cost even more. We like our space between houses. We like quietness
of our neighborhood. We like to know our neighbors by name and we want to keep it this
way. We object to apartments or town homes near us!
The biggest reason behind it as we live in the last animal and birds sanctuary left in a big
city of Phoenix Valley. As city grows, the wild life have no way to go. You might not aware
or simply don't care, but I would like to protect our neighborhood's two Great Horned owls,
our six Ring Tail hawks, our family of quails birds, our hummingbirds, butterflies, dragonflies,
our ducks that come to our backyard during irrigation, our wild rabbits, raccoons, squirrel
and coyotes. This only possible to preserve in space out and less segregated housing on
our county island. This is last frontier for wild life!
We do not want to decrease our property value. We don't want to increase traffic in our
neighborhood and surrounding roads. You might not be aware, but 73rd South of Acoma,
that narrow street have not been maintained by neighboors on purpose as we don't want
any traffic to go through. That street has more holes than you can imagine. In fact, it's is
not a city street and it's a private road. You don't want our neighbors to put a toll booth
there.
Our neighborhood is dark to allow owls to hunt at night. We object to add an additional
light, noise and pollution with a massive heat increase. You have to see poor owls or
coyotes during summer 114F degrees sitting on our backyard grass under the trees, trying
to survive in ten degrees difference from the road.
Your plan for town housing will detract from the rich historic values of our community by
building right by cemetery. We also no longer would be able to ride our horses and ponies
on the neighborhood streets. Our properties are the last land with horse privileges. Please
don't take it away and allow enjoy us our freedom as well as privilege to live here!
Our neighborhood is planning to hire a property attorney and also gave our objections on
live Fox 10 news.
I am attaching a few wild life visuals from my backyard to support my above objection.
Sincerely,
Oksana Haller.
From: dyck@cox.net <dyck@cox.net>
Sent: Friday, September 30, 2022 7:50 AM
To: Clint Hickman (BOS) <Clint.Hickman@Maricopa.Gov>
Subject: 73rd Ave & Thunderbird
We object to the rezoning of 73rd ave and Thunderbird
John Dyck
15032 N 72nd Dr
Peoria Az 85381
Hon: Clint Hickman
I am a 30 year resident of Longhorn Ranch (71st ave & Evans) and vehemently opposed to
rezoning 73rd ave & Thunderbird to multi family zoning. Thunderbird Rd is so saturated with
beehive apartments now beginning at 83rd ave that traffic is quite impossible. Even once quiet
side streets such as Acoma have become racetracks for people avoiding Thunderbird. Anymore
infrastructure will only exacerbate the current traffic situation making it untenable and reduce
the quality of life for all that live in this and surrounding areas.
Sincerely,
Lex E Anderson
6966 W. Evans Dr.
Peoria, Arizona 85381
Sent from my iPhone
Dear sirs,
Can you please tell us why it's a necessity to destroy the farm/ranch land here in Peoria.
Researching it I found that developers are located in Tempe. Why are they not destroying
their own neighborhoods with this type of development? My question to you both is "DO
EITHER OF YOU LIVE IN THIS GENERAL VICINITY?" We the homeowners had to deal with the
crap of 71st Avenue with the Oak development for a number of years. That particular
development unleashed tons of rats, scorpions, and many critters like coyotes..onto our
neighborhoods. .Is there not a better area around THESE HOMES that can accomodate this
type of development. Have you any idea the impact on the traffic, schools, police, fire dept,
and seniors who call this community home. Having additional townhomes here will disrupt
the beauty and quaintness of our community. First developers tried to take the land on
67th/Thunderbird for their projects, now here. What would be so wrong to ask them to
build a small gated community with quality housing instead of 80 townhomes, a business
that isn't open 24/7 like medical, labs, etc. Or better yet, maybe some single level condo
designed for seniors (disabled folks). There is always a demand for those homes, and lots of
folks can't get into Sun City. Do you think you guys can have an open mind, and for once
put the money payday aside and research what this will do to our area before bombarding
us with tons more traffic and riff raff on Thunderbird. You are supposed to be representing
our community, so please start now. It shouldn't always be about the almighty dollar.
.Probably won't help, but I needed to vent my opinion on this. I AM TOTALLY AGAINST
another development in our at this time. Thank you for taking time to read this.
Andrea Clarizio
7015 W, Redfield Rd
Peoria, AZ. 85381
Dear Board of Supervisors,
After reviewing the exit plans for the new development on 73 Ave. and Thunderbird we have
concerns about traffic safety and the adverse effect it will have on our neighborhood streets
and community. Initially we were under the impression the exits would be in and out from
Thunderbird road only. This in itself will pose a significantly high risk for our 73 ave exit to
Thunderbird, as it is already extremely difficult to merge into traffic during high
traffic times. There is also an issue of the traffic moving north on 73 ave as this is a small
residential county street that is not maintained and is already in great need of repair and
maintenance. We are not in support of this development's exit plan onto 73 ave and
believe it creates an unsafe environment for the current residents who live on this very small
and unkept road. With the significant amount of more traffic this development would bring
to our street we cannot support this plan.
--
Fred Faul
C.E.O. C3 Christian Community Center
Dear Mr. Martell,
We strongly object to developing apartments at 73rd Ave and Thunderbird.
In recent years, we have witnessed tremendous growth in the area that
causes many problems relates to the quality of life in the neighborhood. The
traffic is already extremely heavy, which brings noise pollution, congestion
and difficulty for biking and foot traffic. The above-mentioned rezoning for
apartment will no doubt have negative impact on an already challenging
living environment, putting additional burden on already congested roads in
surrounding area, adding massive heat, light and noise pollution to our living
space.
We ask you to please be our voice in helping protecting our property, way of
life and our precious environment.
Your consideration is much appreciated.
Thank you.
Tony Chang
026904270
Terra Notre Resident
I am writing you today about the rezoning of 73rd Ave. and Thunderbird. We are not interested
in any shape or form for the development for apartments in our neighborhood. We do not want
apartments we do not want condominiums we do not want townhomes. We have historical
values in our community, we are also farmers and we do not want in Piedmont of higher traffic
and noise pollution along with massive heat increase from the buildings. We have farm animals
and crops and we say NO! We have objections and concerns and we do not want the rezoning
on 73rd Ave. We also have Native Americans residing over here that should not be disturbed
with the water at an all time low we need to stop building in Arizona regardless of where it is we
need to stop building.
Signed
Douglas Bassler and Amy Bassler
Sent from my iPhone
Dear Martin Martell,
My husband and I just recently purchased a home in the area of 71st Avenue and Thunderbird
(called 71 Oaks) neighborhood near the proposed rezoning of 73rd Ave & Thunderbird. We
want to strongly express our objection to the rezoning of this area for the development of
apartments. This would have a huge negative effect on our property value as well as the entire
neighborhood. Building these apartments at the proposed location would create more traffic on
Thunderbird Road, which is already an extremely high traffic area.
Please do not build these apartments at this location. There are already two new housing
developments going on in this, which will also add to the already congested traffic . The
proposed two story apartments would be extremely offensive toward the privacy of the
residence with backyards facing that property. They would be viewed as fish in a fish bowl in
their own backyards.
Thank you for taking note of our strong concerns in this matter.
John & Sheila Greener
Residence of 71 Oaks
Dear Mr. Hickman,
I literally live right down the street from the proposed area of apartments.
Having been in the same house for 32 years I know my neighborhood well.
APARTMENTS Will Destroy our little enclave with increased traffic, more noise pollution and less
security.
We are one of the oldest and most historic areas of Peoria, WEEDVILLE, and I've no doubt that the
country feel, which still remains to a degree, will vanish with the REZONING!
My immediate neighbor used to raise chickens and rabbits in her backyard, we've horses nearby and an
Animal Sanctuary at 71st Ave and Hearn with goats, pigs and other farm animals---
PLEASE
Don't Let This All Be Ruined; especially with the real estate market heading downward now for both
homes and apartments, the rezoning is not a good business decision.
Say NO to the rezoning, for history's sake if nothing else, at 73rd Avenue and Thunderbird Road
Sincerely,
Kathleen Falcon
14031 N 72nd Lane
Peoria 85381
602 796-2544
Good evening Mr. Hickman,
I'm writing this email to voice our concern with the proposed apartments going in our
neighborhood at 73rd and Thunderbird. I'm not against development but we are a county
island that consists of acre parcels up to five-acre parcels. The community is called
Weedville after a family that had a broom business I think back in the 40's. There is also a
small cemetery on the north side of the proposed development. As you are well aware of
the wrong kind of development can bring lots of problems for the surrounding community.
We are concerned that rental properties will not understand that the rest of us have
livestock and that has the potential to have smells and bugs that city folks don't understand.
We very concerned with the additional traffic that will be driving down our underimproved
roads that were built by Maricopa County back in the 60's by doing the road mix method.
My family moved here in 1960 and I have lived here since then. The roads are not up to
MAG standards by any means and the average width of our roads are 16 to 18 feet wide
with no curb or sidewalk. There is no drainage system at all. The only thing that moves
storm water is the irrigation system that is place now which doesn't handle a flood event.
We all get SRP irrigation water, but they are not responsible once the water leaves 71st Ave
and Acoma. All of the normal flow of storm water goes south past or though the property
that is planned apartments. It's the natural flow of storm water and irrigation is north to
southeast. Weedville was not a planned community back then so there is no infrastructure
to support the amount of traffic that could go through our neighborhood. I have attached
pictures showing our roads. We are all so concerned with the prospect of more crime with
rental properties which has more population per square foot then single-family homes do.
We are not opposed to development because it is only a matter of time that people sell
their properties to move on, but we have a little piece of heaven in Weedvillle that we would
like to keep. The five acres to the east of this property is waiting on the outcome of this
zoning meeting to see if the rezoning is approved to follow with the same kind of
development. The traffic on Thunderbird is at its max in the afternoon and backs up from
75th Ave to 71st Ave. We are concerned that with access to 73rd Ave from the new
development, the traffic will drive though our below standard roads creating traffic and
Safety issues in our community. Please take a look at the pictures I have attached. We are
not against single family homes that enrich our community, but our area is not setup to
accept that kind of development of muti-family apartment or town homes. Please vote no
to this zoning change. Thanks Jim Meadows
602-448-1794 7148 West Hearn Road Peoria Arizona 85381
From: Sydney Parks <sydneyparks@parksandsons.com>
Sent: Thursday, September 29, 2022 6:06 PM
To: Clint Hickman (BOS) <Clint.Hickman@Maricopa.Gov>
Subject: Rezoning of Thunderbird and 73rd Ave
I completely object to rezoning because it adds traffic, noise and lowers property values.
Sent from my iPhone
We vehemently object to the Rezoning of 73rd Ave and Thunderbird to develop Apartments in our
neighborhood. A developer is also building an apartment building at 73rd Ave. and
Acoma Drive from the rumor mill, he did not put signs up to let
residents know what he was building; its probably too late to object to that.
Our neighborhood consist of one acre lots with Horse Privileges; we have horses and is why we moved
into this neighborhood in 1984. We used to ride our horses out from our house out into the desert, not
anymore with so many houses and apartments surrounding our neighborhood. We are boxed in. There
are still residents in our neighborhood that ride their horses on the road, with so much traffic now its
getting dangerous to do that. With the added Apartments that the Re-zoning will bring will only add
to the traffic, pollution, noise. The current traffic ignore our Speed Bumps and travel 50+ mph down
our street. Please do not REZONE this area.
Betty, Robert and Jerry Nard
Sent from Mail for Windows
I am writing you today about the rezoning of 73rd Ave. and Thunderbird. We are not interested
in any shape or form for the development for apartments in our neighborhood. We do not want
apartments we do not want condominiums we do not want townhomes. We have historical
values in our community, we are also farmers and we do not want in Piedmont of higher traffic
and noise pollution along with massive heat increase from the buildings. We have farm animals
and crops and we say NO! We have objections and concerns and we do not want the rezoning
on 73rd Ave. We also have Native Americans residing over here that should not be disturbed
with the water at an all time low we need to stop building in Arizona regardless of where it is we
need to stop building.
Signed
Douglas Bassler and Amy Bassler
Mr. Martell,
I am writing to you to tell you I (and my neighbors) are STRONGLY against apartments
going in at 73rd Ave and Thunderbird road in Peoria. This area has homes ranging from
$500k to $1 million+. This development does NOT fit in with current neighborhoods and will
inevitably bring down value of our homes. It will make an already busy Thunderbird rd
unbearably busy. Please do not allow this area to be used for apartments!!!!
Sincerely,
Karen Kidney
Sent from my iPhone
Dear Mr. Martell:
I am emailing you my objection for the rezoning of 73rd Ave & Thunderbird Rd for
apartments. This is a very bad idea as it will decrease my property value, increase traffic in
our neighborhood and surrounding roads, adds additional light & noise pollution with a massive
heat increase, Detracts from the rich historical values of our community and if this rezoning
passes, the 5+ acreas to the east will most likely follow. We purchased our home in this area
due to the country style living within the City. Not to be surrounded by apartment houses.
Thank you.
John C & Bonnie M Nielsen
Good evening,
I am a resident of Peoria, I live right off Thunderbird Rd.
The reason for this email is to convey my discomfort, stress, anxiety, and concern about the
plans to rezone the area off 73rd Ave. & Thunderbird for the purpose of building more
apartments.
I have noticed that there has been a population explosion in the City of Peoria. There are a
large number of new living spaces built and in the process of being built, like multiple 6
story buildings off 75th Ave./Paradise Ln., homes off 71st Ave./Thunderbird Rd., Acoma
Dr./73rd Ln., Acoma Dr./75th Ave., and so many other locations within the Peoria city limits.
The City of Peoria website boasts of Peoria's commitment to sustainability but the only
milestones are building green teams, inventories, ratification of plans, etc. It is all
administrative 'advancements' but nothing practical; we as residents do not see any
visible/financial results. You keep adding traffic lights, which is a nightmare when you try to
get to work and every street has one. No widening of streets, yet, you continue to bring
more people to the city.
The streets are not expanded to sustain the high amount of traffic you are creating by
allowing more living spaces to be built in Peoria. Thunderbird Ave. is a nightmare. Accident
frequency off the QT located at 67th Ave./Thunderbirds just keep going up; it is not going
to stop or decrease with more people you bring to the City. On an experiential note, I have
waited up to five minutes to get on Thunderbird Ave from my street and have to wake up
extra early just to beat traffic. This defeats the purpose of my arranged work schedule to
start later in the day to get at least 6 hours of sleep so that I can be healthy and have a
productive day at work. At night, it is stressful and disruptive to hear vehicles racing down
Thunderbird Ave.
All this is stressful, discomforting, and brings nothing but anxiety to the residents of Peoria.
Studies have shown that there is a higher risk of serious mental health in cities as opposed
to urban areas (Bruebner et al., 2017). Please don't be part of this, there are enough people
in Peoria. Please work on providing tangible safer driving conditions, expanding the heavy
roads, jobs, and overall safety for the people already here. Please focus on the homeless
situation in the City of Peoria. They like to do whatever they want and walk in front of your
car off Thunderbird Ave.
Gruebner, Oliver et al. “Cities and Mental Health.” Deutsches Arzteblatt international vol.
114,8 (2017): 121-127. doi:10.3238/arztebl.2017.0121
Liz
Respectfully,
Dear Mr. Hickman and Mr. Martell,
I am writing as a concerned citizen and neighbor. I am asking you gentlemen to object to the rezoning
of the property on Thunderbird and 73rd Ave.
We already are dealing with more and more building in the area. I as well as neighbors do not want to
see more traffic on Thunderbird with increased housing/apartments. Traffic is already backed up on
Thunderbird, and 75th Ave tends to have regular traffic accidents. More congestion is not needed
especially since Greenway is not a through street or an option to relieve traffic congestion.
I live in the country island north of Acoma between 71st and 75th Ave. We already have a subdivision
going in on Acoma and 73rd. Traffic is horrible traveling down Acoma, and I am not sure how the road
will sustain more people, cars, and school busses; nonetheless handle two way traffic on an already
narrow road. Plus, the ability to make a left turn on Acoma and 75th Ave has greatly diminished with
increased construction and traffic. Therefore, it is a traffic hazard.
In addition, we have a unique neighborhood that has some historical value of our community. The
continued building around the area is diminishing the uniqueness of our neighborhood. It is not a
community made for apartments, and it is going to have negative impacts if rezoning is approved. I am
sure you have information on traffic and the neighborhood. Please review it and make a decision that
preserves our community and does not increase traffic, noise pollution, and more.
Respectfully,
Lisa Wakefield
Good morning, I just want to let you know I am opposed to the re-zoning for apartments at
73rd ave and Thunderbird, our neighborhood doesn't need these to add to congestion, crime
associated with apartments and bringing down the overall value of homes in the area, there are
plenty of new apartments already going up, our community doesn't need any more. Thank you,
Paul Aubuchon
Sent from Outlook
In establishing a community where neighborhoods have flourished with community and a sense
of appreciation for our neighborhoods; apartments do not meet this criteria. The tenant
turnover does not establish a sense of appreciation for our communities or neighborhoods.
Peoria is built on families that want safety and neighbors that value their properties, streets and
schools. Please do not allow additional apartments to be built within our communities.
Best,
Marcella Valenzuela
Dear Sir:
It’s been brought to my attention that your meeting on October 19th will discuss the rezoning of the
Ag zoned lot at 73rd and Thunderbird. I will STRONGLY OBJECT to anything that will allow high
density Multi-Family dwellings. Thunderbird Rd in this area to the east, is all single family homes
with Long Horn Ranch and Crown Point being the premier, with lot sizes that allow privacy and
noise reduction. High density doesn’t fit in our area. Along with increased NOISE and TRAFFIC!
We live in Crown Point and have for the last 21 years. We’ve seen a lot of changes; 71 Oaks for
example. Those were small lots, but nice high end SFR ( that would be only type of zoning that
should be considered). I know that was rezoned and annexed into Peoria - I’m assuming the same
would be the case for this lot.
Peoria voted down earlier this year a proposal for rezoning to high density SPR at 67th and
Thunderbird. A lot of factors were involved, but we at Crown Point had a lot of influence in that
decision. Increased traffic was one of the BIG factors at 67th Ave and Thunderbird. I can’t imagine
what apartments would do to that intersection, as well as 75th Ave and T’bird. A nightmare!
I speak for many people here in our community; WE object to developing any apartments in this
area!
Please keep me informed as to the outcome of your meeting. Thank you.
Sincerely,
Tara Linkins
Please stop the rezoning of 73rd Ave. and Thunderbird! It would decrease my property value
and add more light and noise pollution. The homes in this area are nice large lots and to
redone would decrease their value.
Thanks
Suzie Koopman
A Residents Objection to Rezoning of 73rd Avenue and Thunderbird
Mr. Clint Hickman:
Congratulations On your long and valued service as a County Supervisor and your years
of experience and knowledge about the needs of the West Valley. It is essential in helping
Maricopa County and the West Valley grow and be smarter for our current and future
residents.
One of the things that attracted many of us to this area around 75th Ave and Thunderbird
was the residential nature of area’s development and ease of access in, out and around the
area.
I’m sure you are aware of the bottle neck that West Thunderbird has become between 59th
Avenue to 91st Avenue and especially at the intersection of 67th and Thunderbird where in
recent years a high volume of traffic has choked movement east to west as well as north
and south. If you haven’t witnessed it first hand, drive by any school day around 3 p.m. to
witness the mayhem caused by the Legacy Traditional School. But I have no beef with the
school itself, only the poor traffic planning that went into it.
That traffic has just added to the reality that Thunderbird is the major through-street in this
area of the far west side.
Greenway is not a through-street west of 67th and Cactus ends just after 91st Avenue.
Peoria Avenue serpentines after 83rd Avenue leaving Thunderbird the route of choice for
much of the east – west traffic.
The north – south traffic volume on 67th and 75th Avenues also feeds the growing
Bell/P83/Arrowhead mall area.
What we DO NOT NEED on Thunderbird and 73rd Avenue is another bad decision that
would add apartments and the accompanying traffic in this primarily single family area!
This unwanted rezoning will only open the door for more high-density dwellings. Keep to
the historical and desired use of the area for something more compatible with its primarily
single-family nature.
No apartments. Not more traffic.
Respectfully,
Ronald Truitt
7244 W RUE DE Lamour
Hello Mr. Martell,
We are the property owners of 6975 W. Calavar Rd. Peoria, AZ 85381. The following are the reasons
why we object to the rezoning of 73rd Ave. and Thunderbird:
•
Potential decrease of our property value
•
Plausible increase in crime
•
Increased traffic through an already busy street
•
Likelihood it will create a heat island
•
Increased noise pollution
•
Removes historical aspect of our area
•
Contradicts current housing landscape
Hope you take our concerns into consideration when voting on this matter.
Thank you for your time,
Reynaldo and Juana Lugo
To whom it may concern,
I can only hope my objections to this rezoning and building project don't fall upon deaf
ears. The area I'm referring to is the 5 acre parcel at the northeast corner of 73rd Ave and
Thunderbird Road.
To begin with, my wife and I as well as our neighbors all live in full custom homes over 3,000
square feet and each on over an acre. Most of the homes in this area are well above
average valuations for Peoria.
When we selected this area to live it was predicated upon the large parcel size, as well as
the peaceful tranquility it afforded. It has become a safe haven for numerous bird
species/raptors, to include great horned owls, hawks and even falcons. Other birds such as
ducks, quail, woodpeckers and many more species make this area home. Animals such as
raccoons, javelina,, coyotes, rabbits and squirrels have found this to be the last habitat in the
area for them.
This development would endanger these animals impinging upon this last sanctuary by way
of construction noise and heavy equipment. Another concern would be light pollution
limiting the ability of night hunters such as the horned owls to successfully hunt. In addition
to these factors the simple increase people due to the high density multiple housing plan
would further erode the rural atmosphere and most certainly influence the animal
populations.
As for us, we would strongly dislike the inevitable influx in vehicle traffic in the area to
include an immeasurable increase of cut through traffic northbound on 73rd Ave through
our neighborhood. I am certain this development would not only increase vehicle traffic
and noise, it would most certainly reduce the peace and tranquility we now enjoy while
lowering our property value. One last concern is that many of our residents (including us)
are on wells and we fear for the water quality and potential for harm to the aquifer such a
large project might pose.
In conclusion, I would ask you to strongly reconsider this project and it's impact on our
community. Most of our community still keep livestock making this area an active equine
area and one of the few within the City limits. Please don't make this decision lightly as this
project impacts everyone in our neighborhood.
Thank you for your consideration in.this matter.
Sincerely,
Philip Haller
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Dear Electeds,
My name is Mark Lewis and I’m one of the owners of a retail building located at 7410 W Olive
Ave. I am writing to express my support of the multifamily project at the northwest corner of
73rd Avenue and Thunderbird.
As an owner of a commercial property in this area, property values are important to me. I believe
that this project, and others like it, will increase property values in our area. We have also had
good interactions with the developer throughout the process, and I believe that they are going
to deliver a quality product for the surrounding community.
I hope you will support this project.
Thank you,
Mark Lewis
9-14-2022
Maricopa County Planning & Development Department
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
Re:
Support for Rezoning Case Z2022068
Dear Supervisor Hickman,
I am writing this letter to express my support for the rezoning request Northeast corner of
73rd Avenue and Thunderbird Rd.
As a property owner in the area, I have met with the developer requesting the rezoning
and believe that the proposal is not only an appropriate land use for the property, but will be a
welcome addition to the area, which has seen tremendous growth over the years. The property is
currently an unattractive, vacant site which sticks out and is inconsistent with the retail and
housing and that has developed along Thunderbird Rd.
Instead, the proposed, townhome-style residential community will contribute to the
streetscape along Thunderbird Rd. and provide much-needed additional housing opportunities. I
also think that development of this lot will help raise local property values, which I strongly
support as an adjacent neighbor.
As someone who cares about the future of this area and how it will be developed, I would
like to see this project approved.
Sincerely,
Nico D. Howard
Thank you, Martin, for the email.
In light of the recent feedback, we would like to request a continuance of the Board of Supervisors
meeting to November 16, 2022. Please feel free to call me directly with any questions or concerns, or if
you need anything more formal from our office requesting the continuance.
Thank you,
Ashley Z. Marsh
Gammage & Burnham | Profile
602.256.4443 Direct
GAMMAGE & BURNHAM, PLC
ATTORNEYS AT LAW
40 NORTH CENTRAL AVENUE
20TH FLOOR
PHOENIX, ARIZONA 85004
November 15, 2022
Maricopa County
Planning & Development Department
301 West Jefferson Street, Suite 170
Phoenix, AZ 85003
Re:
NEC 73rd Avenue and Thunderbird Road – Z2022068
Continuance Request
Dear Mr. Martell,
On behalf of the Applicant, Capital Allocation Partners, we respectfully request to continue The Ville
– Apartment Townhomes, Z2022068, from the November 16, 2022, Board of Supervisors agenda to
the January 25, 2023, Board of Supervisors agenda. This additional time will allow the Applicant and
development team to continue to review and evaluate community feedback regarding this proposal.
Sincerely,
GAMMAGE & BURNHAM, P.L.C.
By
Ashley Z. Marsh
TELEPHONE (602) 256-0566
FACSIMILE (602) 256-4475
___________________
WRITER’S DIRECT LINE
(602) 256-4443
W Voltaire Ave
W Redfield Rd
N 72nd
L
n
W Redfield Rd
N 73rd Dr
N 73rd Ave
N 72nd Ln
N
71st Dr
N 71st Ln
N 73rd Ave
N
72nd Ave
N 74th Ave
W Cemetery Rd
W Voltaire Ave
Thunderbird Rd
200
65
005G
200
68
009
200
68
017J
200
68
020M
200
77
924
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77
925
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77
928
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77
956
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77
958
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77
960
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77
963
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967
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68
066B
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68
113
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68
105
200
68
093
200
65
005E
200
68
010D
200
68
020T
200
65
017
200
65
019
200
68
015
200
68
020G
200
98
957
200
68
114
200
68
111
200
65
010C
200
68
017H
200
77
964
200
77
965
200
77
968
200
77
972
200
98
951
200
68
102
200
68
109
200
68
007H
200
65
005H
200
65
002B
200
65
008
200
68
083
200
68
084
200
68
085
200
77
926
200
77
971
200
65
035
200
68
066A
200
68
108
200
68
110
200
68
115
200
65
002D
200
77
923
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77
954
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77
957
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77
961
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962
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77
989
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68
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103
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68
088
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68
091
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65
018
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77
969
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98
950
200
68
112
200
65
005F
200
65
010A
200
68
010C
200
68
020Q
200
68
082
200
77
959
200
77
966
200
98
954
200
68
089
200
68
090
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68
092
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65
020
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68
006
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65
021
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77
922
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927
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970
200
68
120
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\gisteam.maricopa.gov\workgroup\patrick.dongarra\PlanningandDevelopment\OppositionCases\Z2022068\Z2022068.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 10/28/2022
Ü
130
0
130
65
Feet
Opposition and Support
Z2022068
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 48
Supporting parcels: 0
Opposition parcels: 3
Supporting parcels sq ft: 0
Opposition parcels sq ft: 26,108
Subject parcels sq ft: 216,941
All area inside the 300' buffer:
1,124,208
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels: 907,267
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
3%
Super Majority opposed parcel number:
6%