CPA2022001 Z2022040 BOS REPORT_PART1.PDF

Maricopa County — Formal (2023-02-08)

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February 8, 2023
CPA2022001 & Z2022040
Page 1 of 6
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department

Board Hearing Date:
February 8, 2023 (Cont. from 1/25/23)

Cases #/Title:

CPA2022001 – Walden Ranch

Z2022040

Supervisor District:
4

Applicant/Owners:
William Lally, Tiffany & Bosco PA / Cowley Management LLC
and Nadaburg Unified School District

Requests:

1. Comprehensive Plan Amendment (CPA) to change the land
use designations found in the White Tank Grand Avenue Area
Plan as amended by the Walden Ranch DMP to Single-Family
Transitional Lot (3-5 d.u./ac.) and Neighborhood Retail. CPA
case approval is by Resolution.

2. Zone Change from Rural-43 to R1-6 RUPD and C-1

Site Location:
Generally located west of 211th Ave., south of the Lone
Mountain Rd. alignment, east of Crozier Rd. and north of the
Peak View Rd. alignment

Site Size:
Approx. 521 acres

County Island Status:
Yes (City of Surprise)
Additional
Comments:
The City of Surprise Mayor issued a letter in support of the
proposed developments. It is located within the Surprise
municipal planning area. The owners have been in
discussions with the City for annexation and or services
agreements for utilities and services. The letter indicates that
the City would provide services regardless of annexation
status. The City’s plan has the region designated as ‘Suburban
Neighborhood’ with a density range of 2-8 d.u./ac. The
request includes removal of the Walden Ranch Development
Master Plan with a Comprehensive Plan Amendment to
change the land use designation of the White Tank/Grand
Avenue Area Plan to Single-Family Transitional Lot (3-5
d.u./ac). The CPA conforms with the City’s land use
designation.

The Development Master Plan (DMP) was approved in 2006
by the Board of Supervisors, the request includes slight

February 8, 2023
CPA2022001 & Z2022040
Page 2 of 6
refinements in land use categories and establishes the R1-6
RUPD and C-1 zoning districts. The DMP included a condition
to limit the maximum number of residential units to 1,572, the
zoning case will keep the same maximum limitation on
residential units. The DMP had a density of 3.0, the density with
this application increases to 3.02 d.u./ac. and is within the
proposed land use category of Single Family Transitional 3-5
d.u./ac. Residential uses will account for 93% of project,
commercial will be 6% with proposed 100 acres as open
space to include parks, community amenities, natural wash
corridors and scenic entries.

At the 12/8/22 Commission hearing there was 11 area
residents that spoke in opposition to the project and raised
concerns with water, traffic, infrastructure, existing rural
character of the area. Many stated that Wittmann is rural and
wants to remain as rural, they don’t want to be annexed by
the City of Surprise. The total public comment figures are as
follows as the completion of the Board report: 81 letters/e-
mails, 1,001 signatures with Change.org petition, 762 written
signatures, 61 Planning & Zoning Commission appeal forms.
Additional opposition documents were received after the
completion of the Commission packet and have been
included with this report. At this time, the opposition has not
triggered requirement for a super-majority vote of the Board
for zone change approval.

On 12/15/22 staff received a letter from the Nadaburg Unified
School District signed by Dr. Aspasia Angelou authorizing
Tiffany & Bosco to process the Comprehensive Plan
Amendment and Zoning for Walden Ranch due to
recordation of a deed for the Nadaburg Unified School
District No. 81 with recordation number 20220875612
recorded on 12/6/22. The parcel consists of the west half of
the NW quarter of Section 25, T5N, R3W approx. 77 acres. A
copy of the authorization letter is attached.

Commission

Recommendations:
On 12/8/22, the Commission voted 7-0 to recommend
approval of CPA2022001 with decommission of the Walden
Ranch Development Master Plan.

On 12/8/22, the Commission voted 7-0 to recommend
approval of Z2022040 subject to conditions ‘a’ – ‘n’:

a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Walden Ranch Zoning Exhibit“, consisting of 1 full-size sheet, dated
September 26, 2022, and stamped received October 13, 2022 except as modified
by the following conditions. Staff may determine slight refinements to remain in
substantial conformance with the approved site plan. Minor and major
amendments to the site plan will be determined in accordance with Chapter 3 of

February 8, 2023
CPA2022001 & Z2022040
Page 3 of 6
the Maricopa County Zoning Ordinance. Within 30 days of Board of Supervisors
approval, the applicant shall submit a revised zoning exhibit to address the
modifications with the R1-6 RUPD zoning.

b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Walden Ranch Narrative for Zone Change”, consisting of 25
pages, dated October 10, 2022 and stamped received October 13, 2022, except
as modified by the following conditions. Within 30 days of Board of Supervisors
approval, the applicant shall submit a revised narrative report to address the
modifications with the R1-6 RUPD zoning.

c.
Prior to approval of the initial final plat or precise plan of development approval,
the applicant shall provide the Maricopa County Planning and Development
Department with an executed pre-annexation service agreement with the City of
Surprise 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(s) in the event Walden Ranch remains in the County for
development.

d.
The following Planning Engineering conditions shall apply:

1.
Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to number of
proposed buildings 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.
2.
This site contains Special Flood Hazard Area associated with multiple
washes that traverse the site. The site contains both regulated floodways
and floodplains. Development in the floodplain will require a floodplain use
permit, which is issued concurrently with the building permit(s).
Development that would require re-delineation of the floodway/floodplain
is done through the FEMA CLOMR/LOMR process. That process is
administered through the Flood Control District.
3.
A traffic impact study must be submitted with future entitlement (Preliminary
Plat and Plan of Development) applications.
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.

e.
All buildings shall be subject to noise attenuation requirements as per ARS § 28-
8482(B) and Maricopa County building codes.

f.
The master developer shall notify future homeowners that they are located
within the state-defined “territory in the vicinity of a military airport” with the
following language:

February 8, 2023
CPA2022001 & Z2022040
Page 4 of 6

“You are buying a home or property in the ‘vicinity of a military airport’ as described
by State of Arizona statute ARS §28-8481. Your house should include sound
attenuation measures as directed by State law. You will be subject to direct over
flights and noise by Luke Air Force Base jet aircraft in the vicinity.

Luke Air Force Base executes over 200,000 flight operations per year, at an
average of approximately 170 overflights per day. Although Luke's primary flight
paths are located within 20 miles from the base, jet noise will be apparent
throughout the area as aircraft transient to and from the Barry M. Goldwater
Gunnery Range and other flight training areas.

Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.

Luke Air Force Base's normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.”

Luke Air Force Base Auxiliary Field 1, located approximately 15 miles to the
northwest of Luke Air Force Base is a site of intense instrument procedure landing
approaches, with approximately 12,000 flight operations per year. Aircraft will
descend down to 200 feet above the ground over the Auxiliary Airfield and will
create severe noise in that area.

Such notification shall be recorded on all Final Plats, be permanently posted on
not less than a 3 foot by 5 foot sign in front of all home sales offices, be permanently
posted on the front door of all home sales offices on not less than an 8½ inch by
11 inch sign, and be included in all covenants, conditions, and restrictions (CC&Rs)
as well as the Public Report and conveyance documents.

For further information, please check the Luke Air Force Base website or contact
the Maricopa County Planning and Development Department.”

g.
The R1-6 RUPD zoning strict shall have a maximum of 1,572 residential units. The
following R1-6 RUPD standards shall apply:
1.
Minimum Front Yard Setback: 10’
2.
Minimum Rear Yard Setback: 15’ and 3’ rear yard setback from alley to
garage.
3.
Minimum Lot Area: 3,500 sq. ft.
4.
Minimum lot width: 35’
5.
Minimum Average Lot Area Per Dwelling Unit: 8,000 sq. ft.
6.
Maximum Lot Coverage: 60%

h.
For each subdivision (preliminary plat & final plat) the developer shall provide a
cumulative total of single-family residential lots with the various minimum lot sizes
percentages and each unit shall meet the minimum average lot area per dwelling
unit standard of 8,000 sq. ft. as established with the R1-6 RUPD zoning.

February 8, 2023
CPA2022001 & Z2022040
Page 5 of 6
i.
The developers shall provide a cumulative total of open space with each
preliminary and final plat to determine compliance with the 100 acres of open
space.

j.
Until such time as the subject site is served by sewer, uses on the site shall only be
those acceptable to the Maricopa County Environmental Services Department
(MCESD) that can be accommodated by septic systems. A public water system
and public sewer system shall be required prior to establishment of any non-
residential use that requires potable water.

k.
Administrative approval of a Plan of Development (commercial zoning district) will
be required prior to approval and issuance of construction permits to develop and
establish use of the site. Prior to issuance of a building permit, written confirmation
will be required from the emergency fire protection jurisdiction having authority
that the facility has been designed in accordance with their regulations and
requirements, and that emergency fire protection service will be provided to the
facility. Prior to issuance of the certificate of occupancy, local fire protection
jurisdiction review and approval will be required.

l.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.

m.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.

n.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property 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:

Rachel Applegate, Senior Planner
Reviewed by:

Darren Gérard, AICP, Planning Manager

Attachments:

12/8/22 P&Z Packet (303 pages)

Nadaburg Unified School District Ownership Authorization (1 page)

Opposition Comments received after PZ Commission (75 pages)

PZ Appeal Forms received after PZ Commission (27 pages)

Support/Opposition Map 1/17/23 (1 page)

Request for Continuance to 2/8/23 BOS (1 page)

Opposition comments received for 2/8/23 BOS Report (8 pages)

Resolution (2 pages)

February 8, 2023
CPA2022001 & Z2022040
Page 6 of 6

Note:
12/8/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.

CPA2022001 & Z2022040
Page 1 of 22
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department

Cases:
1. CPA2022001 – Walden Ranch

2. Z2022040

Hearing Date:
December 8, 2022

Supervisor Districts:
4

Applicant:
William Lally, Tiffany & Bosco PA

Owner:
Cowley Management LLC

Requests:

1. Comprehensive Plan Amendment (CPA) to change the land use
designations found in the White Tank Grand Avenue Area Plan as
amended by the Walden Ranch DMP to Single-Family Transitional
Lot (3-5 d.u./ac.) and Neighborhood Retail

2. Zone Change from Rural-43 to R1-6 RUPD and C-1

Site Location:
Generally located west of 211th Ave., south of the Lone Mountain
Rd. alignment, east of Crozier Rd. and north of the Peak View Rd.
alignment

Site Size:
Approx. 521 acres

Density:
3.02 d.u./ac.

County Island:
Yes (City of Surprise)

County Plan:
White Tank Grand Avenue Area Plan - refers to the Walden Ranch
Development Master Plan which designates the site for single-family
residential, mixed use, commercial employment, public facility and
open space

Municipal Plan:
City of Surprise – Neighborhood (Rural/Suburban/Urban)

Municipal Comments:
City of Surprise – Support

Support/Opposition:
11 E-mails/letters in opposition, 1,001 signatures on an on-line
petition, and 762 signatures on a written petition and 45 Planning
and Zoning Commission Appeal Forms of opposition

Recommendations:

1. Approve and decommission Walden Ranch DMP
2. Approve with conditions

CPA2022001 & Z2022040
Page 2 of 22
Project Summary - CPA:

1.
This is a request for a CPA to change the Walden Ranch Development Master Plan land
use designations (DMP2004001 & DMP2008003) to Single-Family Transitional Lot (3-5
d.u./ac.) and Neighborhood Retail on approx. 521 acres. The applicant is requesting
removal of the DMP. The site consists of 16 parcels zoned Rural-43. The request is to
develop a 1,572 residential unit single-family residential community on approx. 486 acres
(3.02 du/ac), with the remaining 35 acres reserved for neighborhood retail. The project
will also include100 acres of open space. The project is intending to annex into the City
of Surprise, but a timeline for annexation is undetermined at this time. The narrative report
indicates the project may remain in the County at this time. The City of Surprise has
provided a letter from the Mayor in support of the CPA and zoning, but does not
reference a timeline for annexation with notation that services will be provided by the
City.

2.
The site is located within the Surprise municipal planning area, which is designated as
Neighborhood (Rural/Suburban/Urban). The site is generally located west of 211th Ave.,
south of the Lone Mountain Rd. alignment, east of Crozier Rd. and north of the Peak View
Rd. alignment within the Wickenburg Highway Scenic Corridor. The corridor is intended
to maintain the scenic beauty along the highway; to encourage orderly, safe, and
efficient traffic flow; and improve the economic, social, and living environment with
sustainable development practices.

Aerial photograph of subject site and adjacent rural land uses.

CPA2022001 & Z2022040
Page 3 of 22

Walden Ranch is approximately ½ mile from the City of Surprise jurisdiction and approximately
1 mile southeast of Wittmann

Walden Ranch located within the Luke Air For Base Aux1 Vicinity
(vicinity shown in grey shading). This region includes any property that is 10 miles to the north,
south and west and four miles to east parallel from the center of the main runway of the
military airport.

CPA2022001 & Z2022040
Page 4 of 22

3.
The narrative asserts that the proposed development meets the Comprehensive Plan
Amendment criteria in the following manner:

Whether the amendment constitutes an overall improvement to the Comprehensive Plan
and is not solely for the good or benefit of a particular landowner or owners at a particular
point in time.

“The Comprehensive Plan designates the Property for Single Family – Rural (0-1 d.u./ac.),
however the Walden Ranch DMP designates the Property for a mix of single-family,
mixed-use, commercial, employment, public facility, and open space land uses.
Currently, the Walden Ranch DMP designates areas with certain densities, but this
proposed amendment would simplify the land use designation for the Property and allow
for proper development of single-family densities as development commences. A
coordinated and planned approach such as this proposal is an overall improvement to
the Comprehensive Plan, the surrounding community and the County. As noted in the
previous section, the Property falls within the City of Surprise’s future planning area. The
proposed densities correspond with the ‘Suburban Neighborhoods’ within the City of
Surprise.”

Whether the amendment will adversely impact all or a portion of the planning area.

A. Altering acceptable land use patterns to the detriment of the plan.

“The proposed Comprehensive Plan Amendment will not be to the detriment of the
plan. The Amendment will be a net positive to the area. The existing land use
designation is primarily single-family residential use, and the proposed land use is
primarily single family residential. The proposed densities are not uncommon for this
area. Approximately one-quarter mile to the north are the Lee Homes Annex
subdivision and the Nadaburg Townsite subdivision. Both of these subdivisions fall
within the densities proposed by Applicant. It is worth noting that the Lee Homes
Annex and Nadaburg Townsite subdivisions are not fully developed. However, they
are capable of supplying residential homes within the same density range. The
proposed Single Family Transitional Lot (3-5 d.u./ac.) and Neighborhood Retail
designations allows for development of a community which is economically valuable
to the region and the State as a whole. This request includes approximately 35 acres
of Neighborhood Retail use which in turn creates two primary benefits; (1) the local
commercial uses will support the needs of the residential community, and (2) the
commercial uses create jobs. The higher density of 3-5 d.u./ac. also creates a higher
tax base for required police and fire services. The commercial uses also generate
more tax revenues for the County and State compared to property within the Single
Family – Rural (0-1 d.u./ac.) designation. The requested Single Family Transitional Lot
(3-5 d.u./ac.) land use designation also provide benefits to those in the community as
a whole. The ever increasing population in Maricopa County essentially requires more
housing options. Increasing the density to 3-5 d.u./ac. from 0-1 d.u./ac. quintuples the
amount of potential housing options for Maricopa County residents on the Property.”

CPA2022001 & Z2022040
Page 5 of 22

B. Requiring public expenditures for larger and more expensive infrastructure.

“The cost of the infrastructure will be borne by the developers in the future. Certain
necessities such as schools will certainly require public expenditure; however, this
would not be until growth in the area takes hold. Applicant does not foresee any
necessary large public expenditures to infrastructure right now that fall within the
scope of the plan.”

C. Requiring public improvements to roads, sewer, or water systems that are needed to
support the planned land uses.

“Property, all of the infrastructure will have to be planned and approved by either the
County, or Surprise if annexed into the City. The proposal will be able to complete
major roads through the Property and provide simple connection to US60 for utilizing
multiple access points. All of the construction and connection costs would be borne
by the developer at the time of development. Additional roadway connections and
accessibility to a major valley transportation corridor is sound planning for the
requested increase in density. Current development within the RU-43 zoning
classification do not provide for any community amenities or open space
preservation on private property. The provision of these types of amenities improves
the livability of the area. With density, neighborhoods are created, social interaction
is increased and livability improves the health and safety of the present and future
residents.”

D. Adversely impacting planned uses because of increased traffic.
“The area is currently designated for the Walden Ranch DMP which is primarily single
family residential and will remain single-family residential under the Comprehensive
Plan Amendment. The US60 to the north and Patton Road to the south provide two
(2) major points of access for the Property. When development of the Property does
eventually occur, proper street infrastructure will be constructed by the developers to
handle the projected traffic. Affecting the livability of the area or health or safety of
present and future residents.”

E. Affecting the livability of the area or health or safety of present and future residents.
“While the livability of an area is a subjective standard, this Comprehensive Plan
Amendment would ultimately set the tone for a harmonious development capable
of supplying the residential needs of future residents. The health and safety of the area
and surrounding area will remain unchanged at a minimum. The addition of a higher
density residential area will ultimately require fire and safety services be provided to
the area. An agreement with the City of Surprise is currently in discussions and it is
expected that the City will provide these services when development is undertaken.”

F. Adversely impacting the natural environment or scenic quality of the area in
contradiction to the plan.
“The Applicant is dedicated to providing open space on the Property including both
passive and active open space, however current plans are general in nature and do
not dictate the exact areas for that open space. Applicant proposed 100 acres of
required open space in the companion zone change (Z2022040). Open space can
be accomplished by creating tracts, separate from on lot drainage, which is the
current make-up of the wash corridors in this area, and provide for amenities for

CPA2022001 & Z2022040
Page 6 of 22
present and future residents. Planned residential neighborhoods, while preserving key
open space and environmental features is not in contradiction to the Comprehensive
Plan. Some of the washes along the west side of the DMP are potential 404-designed
washes. The washes are an important amenity and will be maintained as natural open
space, allowing them to serve multiple functions such as natural drainage, wildlife
corridors, and trail systems components. Some of the smaller washes may be modified
as needed to ensure proper flow of storm water. These linear open spaces create
natural connections to adjacent projects and offer the opportunity to create a
regional trail system, inviting residents to the natural landscape.”

Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
“As stated above, the current intent of the Comprehensive Plan is for the 520.6 acres to
develop with single-family uses. The proposed land use amendment is to develop the
same single-family uses, albeit at a higher density and the inclusion of commercial uses.
Single-family to primarily single-family use is consistent with the overall intent of the
Comprehensive Plan. With the additional density comes a broader planning of the
Property for coordinated access and roadway connections, infrastructure, open space
and wash preservation, community amenities and the creation of neighborhoods. These
factors ensure the amendment is consistent with the intent of the Comprehensive Plan.
The extent to which the amendment (or condition modification) is consistent with the
specific goals and policies contained within the plan.”
The extent to which the amendment is consistent with the specific goals and policies
contained within the plan.

Vision 2030 Maricopa County Comprehensive Plan

Land Use Element – Goal 1, Policy 2, Policy 4, Policy 7, Policy 8, Policy 26
Transportation Element – Goal 3, Policy 4
Growth Areas - Goal 1
Open Space – Goal 4
Energy Element – Goal 3
Cost of Development – Goal 2
Environmental Element – Goal 1
Economic Growth Element – Goal 1, Policy 9
Water Resources – Goal 1

White Tank/Grand Avenue Area Plan
Land Use Element - Goal 1
Transportation Element – Goal 1
Environment Element – Goal 1, Objective E1.1
Economic Development – Goal ED1

CPA2022001 & Z2022040
Page 7 of 22
Previous DMP land uses (image on left) and Proposed ‘Single Family Transitional &
Neighborhood Retail’ image on right)

Project Summary – Zone Change

4.
The applicant is also requesting a zone change from Rural-43 to R1-6 RUPD and C-1. The
commercial land use includes two regions: 5 acres at the SEC of Lone Mountain Rd. and
Crozier Rd., with the remaining 30 acres located at the Bradley Dr. alignment and 211th
Ave. The proposed C-1 zoning does not include a CUPD to vary the base zoning district
standards. The applicant is amending the R1-6 RUPD zoning district standards to
accommodate single-family residential neighborhoods with varying lot sizes, along with
100 acres of intermingled open space that accounts for 19.2% of the gross acreage of
the site. This open space will include parks, community amenities, natural wash corridors
and scenic entries into the community. Shown on the next page includes the requested
R1-6 RUPD deviations with modified standards shown as bolded text.

CPA2022001 & Z2022040
Page 8 of 22

REGULATION
BASE ZONING
DISTRICT
REGULATIONS (R1-
6)
PROPOSED ZONING DISTRICT REGULATIONS (R1-6
RUPD)
Maximum Height
30'
30’
Minimum Front Yard
20'
10’
Minimum Side Yard
5'
5’
Minimum Street-side
Yard
10'
10’
Minimum Rear Yard
25'
15’
3’ rear yard setback from alley to garage
Minimum Lot Area
6,000 sq. ft.
3,500 sq. ft.
Minimum Lot Width
60'
35’
Average Lot Area per
Dwelling
Unit
6,000 sq. ft.
8,000 sq. ft.
Maximum Lot
Coverage
50%
60%
Parking Spaces
2
2

5.
The narrative states the request to vary the R1-6 RUPD standards would allow for a variety
of housing products with various lot sizes, and allow for 2 story homes with an increase in
lot coverage. The front setback has been reduced to 10’ to the livable area, and garages
will be setback from sidewalks to account for the 18’ x 18’ parking space requirement for
front loaded or side load garages. The narrative includes percentage breakdowns on
various lot sizes that vary between 3,500 sq. ft., 4,800 sq. ft., 5,400 sq. ft. 6,000 sq. ft. and
9,000 sq. ft. In an effort to streamline the RUPD table, staff has listed the minimum lot size
standard, it will be upon the developer(s) to track the percentages per subdivision plat
as referenced in the narrative report. The RUPD also accounts for a reduced rear setback
from an alley of 3’ to allow for site design to promote front porches and entryways streets
or courtyards. The MCZO does not have a garage setback for an attached garage to
the single-family residential, the applicant is asking for a 3’ garage setback to alley. The
MCZO regulations does not identify a garage setback to the SFR, only for detached
garage units (of 10’ from alley). The application did not include proposed housing
product details, so this could be a regulation from City of Surprise. The County does not
have a garage setback regulation to vary, thus will not be included in the RUPD
condition. A transitional area where the boundary is adjacent to rural properties with a
limitation of lots within these region to be a minimum of 9,000 sq. ft. The two transitional
boundaries are identified on the Zoning Exhibit as 145 to150’ in depth and consist of areas
which do not have an existing roadway or buffer to the site, this accounts for
approximately 12.9 acres that will have residential lot sizes limited to 9,000 sq. ft.

CPA2022001 & Z2022040
Page 9 of 22
Proposed zoning exhibit

CPA2022001 & Z2022040
Page 10 of 22
Existing Zoning map of subject site and surrounding region.

6.
The applicant is in discussion with the Nadaburg School District for a potential school site
within Walden Ranch along the east side of Crozier Rd. between Bradley Road and Peak
View Rd. Staff notes that if an agreement is reached, the school site would be a by-right
use in the R1-6 RUPD zoning district and an amendment to the land use designation
would not be required. The Nadaburg Unified School District covers 154 sq. miles and
serves both rural and urban communities with two elementary schools (Nadaburg
Elementary is north of US 60 approx. 1 mile away) and Mountainside High School approx.
1 mile away. The second elementary school, Desert Oasis Elementary, is located 14 miles
to the southeast.

CPA2022001 & Z2022040
Page 11 of 22
Existing elementary & high school located approx. 1 mile north of Walden Ranch.

7.
Per Arizona Revised Statutes, the site is located within the Territory in the Vicinity of a
Military Airport for Luke Air Force Base Auxiliary Airfield #1. The site is not encumbered by
the High Noise or Accident Potential Zone of the Auxiliary Airfield which is located approx.
1.5 miles to the south of the subject site. Luke AFB provided a letter indicating the
Graduated Density Concept allows the following densities:

From 65 Ldn to ½ mile:
0 – 2 d.u./ac.
½ mile to 1 mile:

1 – 4 d.u./ac.
1 to 3 miles:

0 – 6 d.u./ac. (Walden Ranch at 3.02 d.u/ac.)

8.
The proposal at 3.02 d.u./ac. complies with graduated density of 0-6 d.u./ac. and would
not have a negative impact on the flying operations at Luke AFB. The site will be subject
to noise from approx. 165 flights a day, thus Luke AFB recommends the developer provide
notification to future owners about Luke AFB operations.

CPA2022001 & Z2022040
Page 12 of 22
Subject site in relation to Luke Air Force Base Auxiliary Airfield 1

9.
The subject site is in close proximity to U.S. 60, the Loop 303 is located 17 miles to the south,
and the Loop 101 is located 27 miles to the southeast. The narrative states the site has
access to Surprise, El Mirage, Peoria, Glendale, Buckeye and connectivity to Central
Phoenix via US 60. The applicant provided a street improvement plan which identifies
roadway classifications and projected right-of-way. Due to the potential for annexation
with Surprise, Planning Engineering has not provided dedication dimensions for right-of-
way. Rather, this would be determined with platting or plan of development applications.
211th Ave. is listed as a Parkway, and 215th Ave., Peak View Rd., Montgomery Dr. and 217th
Ave. alignments will be major collectors. Crozier Rd., Dixileta Dr., Lone Mountain Rd. are
listed as minor arterials.

10.
The narrative states the site is relatively flat with a number of small washes running from
north to south. Several washes along the western boundary and southwest corner may
be designated as 404 washes subject to federal requirements. The site contains Special
Flood Hazard Areas due to the multiple washes through the site, which include regulated
floodways and floodplains. Development in the floodplain would require a floodplain use
permit. Any re-delineation of the floodway/floodplain is administered through the FEMA
CLOMR/LOMR process managed by the Flood Control District.

CPA2022001 & Z2022040
Page 13 of 22
Floodplain & Elevation Certificate Viewer
(AE Floodway shown as red, 100-year Floodplain Zone shown as blue)

11.
The project is expected to annex into Surprise upon meeting statutory requirements since
the site is not currently adjacent to the City of Surprise. The narrative states there was a
concept review meeting held with the City on May 5th regarding pre-annexation,
development and services. West End Water Co. was issued a Certificate of Assured Water
Supply in 2013 for Walden Ranch. (See Appendix F). The City of Surprise also provide a
letter that the City is capable and willing to supply water if necessary. The City of Surprise
Water Drinking Water webpage indicates water is provided by groundwater, reclaimed
water and Central Arizona Project. The City currently relies on groundwater for drinking
water purposes. Sewer services will be provided by the City regardless of annexation.

12.
Future development in the Surprise/Wittmann region includes a proposed Burlington
Northern Santa Fe Railway Co. (BNSF) hub to be located directly north of US 60 between

CPA2022001 & Z2022040
Page 14 of 22
235th Ave. alignment and 211th Ave. The facility is planned as a regional industrial rail
facility – intermodal hub to be developed within Surprise jurisdiction. It is anticipated that
this facility will be an important area for economic growth in the West Valley. The hub will
be 3,500 acres developed for warehouse, manufacturing and distribution to transport
goods and materials via rail and trucking operations. The land is adjacent to an existing
500 acre site BNSF purchased in 2004. News articles indicate there is an application with
the City of Surprise to help accommodate this facility. Construction is expected by 2025.
Shown below is an image of the BNSF Surprise Hub location

BNSF Surprise Hub Location (Source: Arizona State Land Department)

Walden Ranch & Rancho Maria in related to proposed BNSF Surprise Hub Location.

CPA2022001 & Z2022040
Page 15 of 22

Existing On-Site and Adjacent Zoning / Land Use:

13.
On-site:

Rural-43 / vacant
North:
Rural-43 / vacant and scattered large lot residential
South:
Rural-43 / vacant and scattered large lot residential
East:
Rural-43 / vacant and scattered large lot residential
West:
Rural-43 / vacant and scattered large lot residential

Utilities and Services:

14.
Water:

West End Water Co. (ADWR Certificate issued) or City of Surprise
Wastewater:
City of Surprise
School District:
Nadaburg Unified School District
Fire:
City of Surprise or North Valley Fire & Medical District
Police:
City of Surprise

Right-of-Way:

15.
The following table includes the proposed future classifications based upon an exhibit
provided by the applicant. Required dedication/preservation and future classification
of ROW is tentative and subject to change and will be established by MCDOT during
review of platting or plan of development with submittal of a Traffic Impact Study (if
development of the site remains in the County).

Street Name
Future Classification
211th Ave.
Parkway 200’ R/W
Crozier Rd.
Minor Arterial 130’ R/W
Dix
ileta Dr.
Minor Arterial 130’ R/W
Lone Mountain Rd.
Minor Arterial 130’ R/W
Peak View Rd.
Major Collector 80’ R/W
215th Ave.
Major Collector 80’ R/W
Montgomery Dr.
Major Collector 80’ R/W
217th Ave.
Major Collector 80’ R/W

Adopted Plans:

16.
Walden Ranch Development Master Plan (approved 2006): The development master
plan included land use designations of single-family residential, commercial, public
facility and open space.

17.
City of Surprise General Plan 2035: Most of the site lies within the Neighborhood Area
which supports a variety of residential densities. The development of the site is in line with
Suburban Neighborhoods which has a density range of 2-8 d.u./ac. The classification
indicates these are regions that are between rural and urban environments which reflects
the most common development with the City. This includes medium-density residential
housing types with the ability to include neighborhood and commercial uses.

A letter was received dated March 25, 2022 from the Surprise Mayor Skip Hall in support
of the applications due to Santa Barbara Ranch, Walden Ranch and Rancho Maria

CPA2022001 & Z2022040
Page 16 of 22
located within the City’s future planning area. The City has been working with the owner
and developers on providing services to include sewer, water, police and fire protection.
The Director of the Surprise Water Resource Management Department provided a letter
to staff dated October 6, 2021 confirming the plans for water & sewer would provide a
‘logical regional solution for water/sewer in the area’. The letter states the City and
property owners are expected to enter into a pre-annexation, development and services
agreement which will confirm services regardless if the properties are annexed or not.

18.
Wickenburg Scenic Corridor (January 1991): The subject site is located within the
Wickenburg Highway Scenic Corridor. The corridor is intended to maintain the scenic
beauty along the highway; to encourage orderly, safe, and efficient traffic flow; and
improve the economic, social, and living environment with sustainable development
practices. The corridor encompasses land within two miles of the edge of right-of-way of
Highway 60 from Bell Road to Wickenburg. The corridor includes four classes, the site is
located within Class 1 which includes ¼ mile to 2 miles from the highway. The narrative
states the proposal complies with the Scenic Corridor with the identified land use goals:

1. Allow for more intense development to locate in or near the unincorporated areas of
Sun City West, Wittmann, Circle City, Morristown and Wickenburg.
2. Promote development along the corridor that is orderly, efficient, and functional.
3. Allow high quality residential, commercial and industrial land developments that are
compatible with adjacent land use.

Policies include the following:
H-1:
Encourage urban development where sufficient public services are
available.
H-7
Encourage the use of “planned developments” for suburban/urban
development projects which emphasize open space and cluster housing.
H-9
Encourage urban developments to located near existing urban areas to
minimum urban/rural land use conflicts.

The plan states this area along the corridor is best suited for urban development, would
require paved roads, sufficient utilities (water, sewer) and public services such as schools,
fire protection, etc.

Public Participation Summary:

19.
The applicant complied with the Maricopa County Citizen Review Process with the
required posting of the site and notification by first class mail to adjacent property owners
within 300’ of the subject parcel and to interested parties. A public meeting was held on
April 26, 2022 at the Nadaburg Elementary School , with 180 in attendance. Issues raised
included water availability, Surprise water, wastewater, traffic, proposed housing, police
and school services, annexation with Surprise, light pollution and impacts to wildlife and
trails. The results report states that they addressed concerns and notified of on-going
discussions with the City of Surprise for water and wastewater.

20.
Staff received 11 e-mails/letters in opposition, Keep Us Rural submitted a Change.org
petition with 1,001 names and a signed petition with 762 signatures. Staff also received
45 Planning and Zoning Commission Appeal Forms in opposition to the proposed CPA
application. Staff notes the Appeal Forms are required to be submitted within 15 days

CPA2022001 & Z2022040
Page 17 of 22
following approval/denial by the Planning and Zoning Commission on the application. If
such forms are received within this timeframe the case would be on the regular agenda
for the Board of Supervisors. Staff notes that these forms were completed prior to the PZ
hearing, but nevertheless will be considered as opposition to the cases. The submitted
written documentation include concerns with traffic, water, housing, services and
general opposition to the requests. Additional items raised include water source, keeping
the region as rural, impacts with increased traffic, area drainage, and impact to existing
wildlife. Comments indicate that the residents of Wittmann and Morristown moved out to
this area for the rural atmosphere, and this proposed development would ruin the desert.

21.
Keep Us Rural is based upon the residents of Wittmann, Mobile Gardens I & II, Whispering
Ranch and Morristown that oppose the rezoning and annexation by the City. Shown
below are topics of concerns identified by these residents:

•
Water permit report from 2005 which does reflect current trends.
•
Impact to personal wells that will deplete water and dry aquifer in a few years
•
5-6 homes is not conductive of single-family zoning
•
Over-congested area result in burden with school district
•
Building on open range cattle land
•
Land sale of BNSF impact to ground water
•
Electric grid can’t handle new homes
•
Roads unable to handle traffic

Outstanding Concerns from Reviewing Agencies:

22.
N/A.

Staff Analysis:

23.
There are several master planned communities approved in the vicinity which include
Rancho Maria, Broadstone Ranch, and on the north side of the US 60 recently approved
Santa Barbara Ranch. In fact, the planned Walden Ranch was approved back in 2006;
this is simply a modification of that approval. Development of the site is dependent upon
establishing water, sewer, police and fire protection services prior to subdivision platting
or plan of development approvals for the commercial sites. The City of Surprise indicated
the site would be served by the City regardless of annexation status. The County prefers
annexation for development as the County does not provide water, sewer or fire services,
and does not want to promote a permanent county island within the future planning
area of Surprise.

24.
Shown on the next page is a table that compares the current Walden Ranch land use
designations with the proposed land use designations associated with this CPA
application. Staff notes the maximum number of units does not change from the current
DMP. The table shows a slight (0.2 du/ac) increase in the existing density. The planned
community never obtained the necessary zoning or platting and remains undeveloped.

CPA2022001 & Z2022040
Page 18 of 22

Walden Ranch DMP
(DMP2004001,
DMP2008003,
DMP2012002)
Proposed Walden
Ranch CPA2022001
Land use Categories
Single-family, mixed use,
commercial
employment,
public
facility and open space
Single Family Transitional
Lot
(3-5
d.u./ac.)
&
Neighborhood retail
Densities
3.0 (3.4 for residential
parcels)
3.02 d.u./ac. (3.23 for
residential parcels)
Maximum number of lots
1,572 units
1,572 units

25.
Due the letter received from the City of Surprise Mayor in support of the proposal and the
site is in the future planning area for the City, staff is in support of the request to change
the land use designation with a slight increase in density. Walden Ranch was approved
by the Board of Supervisors since 2006 for over 16 years. Staff is unable to assume this
project would annex and could potentially remain within the County for development,
in an effort to address if development were to remain in the County, there are conditions
that require confirmation of services prior to platting or plan of development approval of
the commercial zoning properties.

26.
Staff believes the minimum lot area with proposed percentages of the various lot sizes for
the R1-6 RUPD zoning would be extremely difficult to track, regardless of development in
the County or City. A condition has been included with the zoning that requires the
applicant/developer to track the minimum lot size and apply the average lot area per
dwelling unit with each subdivision unit. This will take coordination by the various
developers to track the units and plats as the project progresses.

27.
As previously stated, the site was established as a master planned community with the
same limitation of the number of units. Walden Ranch is closer to being developed with
current on-going discussions with the City for annexation and services. The project has
been modified to account for 6% of the gross acreage as neighborhood commercial,
93% as residential with projected 19% as open space (100 acres) to include washes, trails,
parks with amenities.

Recommendations (requires two motions for each case):

28.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve CPA2022001 and decommission the Walden Ranch Development
Master Plan.

Recommendations (requires two motions for each case):

29.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2022040 subject to the following conditions ‘a’ – ‘n’:

CPA2022001 & Z2022040
Page 19 of 22
substantial conformance with the approved site plan. Minor and major
amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance. Within 30 days of Board of Supervisors
approval, the applicant shall submit a revised zoning exhibit to address the
modifications with the R1-6 RUPD zoning.

d.
The following Planning Engineering conditions shall apply:

e.
All buildings shall be subject to noise attenuation requirements as per ARS § 28-
8482(B) and Maricopa County building codes.

CPA2022001 & Z2022040
Page 20 of 22
f.
The master developer shall notify future homeowners that they are located
within the state-defined “territory in the vicinity of a military airport” with the
following language:

“You are buying a home or property in the ‘vicinity of a military airport’ as
described by State of Arizona statute ARS §28-8481. Your house should include
sound attenuation measures as directed by State law. You will be subject to direct
over flights and noise by Luke Air Force Base jet aircraft in the vicinity.

For further information, please check the Luke Air Force Base website or contact
the Maricopa County Planning and Development Department.”

h.
For each subdivision (preliminary plat & final plat) the developer shall provide a
cumulative total of single-family residential lots with the various minimum lot sizes

CPA2022001 & Z2022040
Page 21 of 22
percentages and each unit shall meet the minimum average lot area per dwelling
unit standard of 8,000 sq. ft. as established with the R1-6 RUPD zoning.

i.
The developers shall provide a cumulative total of open space with each
preliminary and final plat to determine compliance with the 100 acres of open
space.

l.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.

m.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.

Presented by:
Rachel Applegate, Senior Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor

Attachments:
Case Maps (2 pages)

CPA Land Use Plan (1 page)

CPA Narrative (25 pages)

Zoning Exhibit (1 page)

Zoning Narrative (25 pages)

MCESD comments (2 pages)

CPA2022001 & Z2022040
Page 22 of 22

Engineering comments (2 pages)

City of Surprise Support – Letter from the Mayor (2 pages)

ADOT comments (2 pages)

AZ Game & Fish Department (15 pages)

Luke AFB Comments (2 pages)

SHPO comments (1 page)

Opposition e-mails/letters (13 pages)

On-line Petition (26 pages)

Written Petition (83 pages)

PZ Appeal Forms (91 pages)

MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 520 approx.
Generated November 9, 2022 14:38 PM
CPA2022001
Application Name:
Legal Description
Walden Ranch - PSEIS
Applicant
Case Address
T05N R03W 025, T5N R03W 24
William Lally for Tiffany & Bosco, P.A.
29715 N CROZIER Rd
Applicant Phone/Email
Parcel Primary:503-35-014
602.452.2716
wel@tblaw.com
WITTMANN AZ 85361
Map scale 1:19,686
Supervisor District No.
503-36-001C, 503-36-001D, 503-36-002A+
WALDEN RANCH-AMEND 500 ACRES SOUTH OF THE US 60 BETWEEN LONE MOUNTAIN RD AND PEAK
IEW RD FROM WALDEN RANCH DMP TO SINGLE FAMILY TRADITIONAL (3-5 DU/AC) NEIGHBORHOOR
5.3585 in

MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 521 approx.
Generated November 9, 2022 14:45 PM
Z2022040
Application Name:
Legal Description
Walden Ranch - PSEIS
Applicant
Case Address
T05N R03W 025, T5N R03W 24
WILLIAM E LALLY for TIFFANY & BOSCO PA
30101 N 215TH Ave
Applicant Phone/Email
Parcel Primary:503-35-014
602.452.2716
WEL@TBLAW.COM
WITTMANN AZ 85361
Map scale 1:19,686
Supervisor District No.
503-36-001C, 503-36-001D, 503-36-002A+
REZONE APPROXIMATELY 640 ACRES FROM R1-7 RUPD, C-2, AND RU-43 TO R1-6 RUPD AND C-1
5.3585 in

Walden Ranch

Narrative for Comprehensive Plan Amendment
from the Walden Ranch Development Master Plan to Single Family Transitional Lot (3-5
d.u./ac.) and Neighborhood Retail

Approx. 520.6 acres south of Lone Mountain Road to Peak View Road between 211th Avenue
and Crozier Road, Maricopa County, Arizona.

Case #: CPA2022001
First Submittal: February 1st, 2022
Second Submittal: June 22nd, 2022
Third Submittal: October 7th, 2022
(Related Zone Change Case #: Z2022040)
APPLICANT
ATTORNEY
CONSULTANT
Cowley Companies
Tiffany & Bosco
ScapeGoat Design Studio
1242 E. Jackson Street
2525 E Camelback Rd.
4026 N. Miller Road
Phoenix, AZ 85034
Phoenix, AZ 85016
Scottsdale, AZ 85251
Tel: 602.385.4213
Tel: 602.255.6000
Tel: 602.584.9697
Contact: Rory Blakemore
Contact: William Lally
Contact: Jason Hadley

Walden Ranch / CPA2022001
Page 2

Table of Contents
A.
Executive Summary ............................................................................................................................................................3
1.
On-Site and Regional Location ......................................................................................................................... 4
2.
CPA size and description of land use types by acreages .................................................................... 5
3.
Physical Features and Existing Conditions ............................................................................................... 5
4.
Roads/transportation systems serving the proposed project ....................................................... 5
5.
Suitability with surrounding land uses ...................................................................................................... 6
B.
Whether the amendment (or condition modification) constitutes an overall improvement to the
Comprehensive Plan and is not solely for the good or benefit of a particular landowner or owners at
a particular point in time. .........................................................................................................................................................8
C.
Whether the amendment (or condition modification) will adversely impact all or a portion of
the planning area by: ...................................................................................................................................................................8
D.
Whether the amendment (or condition modification) is consistent with the overall intent of the
Comprehensive Plan. ................................................................................................................................................................ 11
E.
The extent to which the amendment (or condition modification) is consistent with the specific
goals and policies contained within the plan.............................................................................................................. 11
Conclusion ...................................................................................................................................................................................... 14

Walden Ranch / CPA2022001
Page 3

A.
Executive Summary
The Applicant desires to develop a single-family residential community on property currently located
within unincorporated Maricopa County. The developer expects that construction of the community
will ultimately take place within the limits of the City of Surprise (or the “City”). The sixteen (16)
properties are in the northwest valley south of US Highway 60 (“US60”) between Lone Mountain
Road and Peak View Road that total approximately 520.6 acres (the “Property”). (See Appendix A:
Parcel Map). The Property is currently known as the Walden Ranch Development Master Plan
(DMP2004001, DMP2008003) (“Walden Ranch DMP”). The Walden Ranch DMP consists of single-
family residential, mixed-use, commercial, employment, public facility, open space land uses, and
maintains a gross density of +/-3.02 d.u./ac. (See Appendix B: Walden Ranch DMP (DMP2004001)
Land Use Plan).

To facilitate the future development of the Property, this application seeks a General Comprehensive
Plan Amendment (“CPA”) to eliminate the Walden Ranch DMP (+/-3.02 d.u./ac.) and amend the
County’s Comprehensive Plan from Single Family – Rural (0-1 d.u./ac.) to Single Family Transitional
Lot (3-5 d.u./ac.) and Neighborhood Retail. (See Appendix C: Current Land Use Designation; See
Appendix D: Conceptual Land Use Plan). The maximum number of residential units requested is
1,572 which is consistent with the Walden Ranch DMP. The development will also include supporting
land uses for the influx of residential units in the area. A companion zoning case (Z2022040) was
submitted to rezone the Property to R1-6 RUPD (Residential Unit Plan of Development) and C-1 to
facilitate the design and construction of the single-family communities proposed. Although the
Property must remain in unincorporated County at this time, Applicant intends to annex the Property
into the City upon meeting all of the statutory requirements for annexation. The timeline for
annexation remains undetermined. The design of the residential and supporting uses will evolve as
growth continues towards the Property.

Vision 2030 Proposed Land Use Designations

Walden Ranch / CPA2022001
Page 4

1. On-Site and Regional Location

The Property is also within the City of Surprise’s Planning Area, as discussed later in this narrative.
The Property is located in the northwest valley within Wittmann in unincorporated Maricopa County.
Wittmann is a census-designated place and is approximately 35 miles northwest of central Phoenix
along US60. The Property is located amongst single-family homes and vacant parcels that make up
Wittmann. The Property navigates in a north/south direction from the southeast corner of Lone
Mountain Road and Crozier Road to approximately Peak View Road.

The Property is situated just south of the US60 allowing for efficient vehicular travel to and from
northwest valley. A number of roads intersect US60 near the Property and provide a number of
access points. The local major roadway provides for regional access back to the Phoenix metropolitan
Project Data
A.P.N.
503-35-014, 503-36-001C, 503-36-001D, 503-36-002A, 503-36-002B, 503-36-003A,
503-36-005, 503-36-006B, 503-36-006D, 503-36-006E, 503-36-006F, 503-36-006G,
503-36-006H, 503-36-007,503-36-008, 503-36-010
Current Land Use
Vacant/Undeveloped
Existing Area Plan Land Use
Designation
Maricopa County Comprehensive Plan Designation:
Single Family - Rural (0-1 d.u./ac.)

Walden Ranch Development Master Plan Overlay:
Single-family residential, mixed-use, commercial, employment, public facility, and
open space land uses
Proposed Area Plan Land Use
Designation
Single Family Transitional Lot (3-5 d.u./ac.)
Neighborhood Retail
Current Zoning District
RU-43
Proposed Zoning District (Z2022040)
R1-6 RUPD and C-1
Gross Site Area
Approximately 520.6 Acres
Area Plan
White Tank/Grand Ave. Area Plan
Supervisorial District
Supervisorial District 4 – Clint Hickman
School District
Morristown Elementary Unified School District

Walden Ranch / CPA2022001
Page 5

area and other highway corridors, including the Loop 303 which is located approximately 5 miles to
southeast. The property falls within the Wickenburg Highway Scenic corridor along the US60. The
Applicant will comply with the all guidelines and regulations as they relate to the Wickenburg Scenic
Corridor.

Walden Ranch remains 520.6 gross acres. A number of easements were recorded which convey an
easement interest to Maricopa County for maintaining and utilizing roadways known as Crozier Road
and 211th Avenue. These roadways will be dedicated to Maricopa County upon recordation of the
final plat.

2. CPA size and description of land use types by acreages

The request is to eliminate the Walden Ranch DMP (+/-3.02 d.u./ac.) and amend the County’s
Comprehensive Plan from Single Family – Rural (0-1 d.u./ac.) to Single Family Transitional Lot (3-5
d.u./ac.) and Neighborhood Retail. (See Appendix B: Walden Ranch DMP Land Use Map; See
Appendix C: Current Land Use Exhibit; See Appendix D: Conceptual Land Use Plan). The current
Walden Ranch DMP allows for approximately 3.02 dwelling units per acre and the request would be
to allow between three (3) and five (5) dwelling units per acre.

The Conceptual Land Use Plan depicts 35 acres designated for Neighborhood Retail and 485.6 acres
for Single Family Transitional (3-5 d.u./ac.). (See Appendix D: Conceptual Land Use Plan). The
proposal would allow for a planned residential community utilizing the County’s RUPD overlay to
amend development standards and provide for a variety of single-family lots sizes and open space
amenities.

3. Physical Features and Existing Conditions

The Property is relatively flat with a series of small and medium size washes running from north to
south through the Property. Some of the washes are small and unregulated. Washes near the west
property line of the Property and near the southwest corner of the Property may be designated 404
washes and subject to Federal regulation.
The surrounding properties in all directions share similar physical features to the Property. The
natural washes are generally interrupted by Grand Avenue to the east and the Central Arizona Project
Canal to the south.
4. Roads/transportation systems serving the proposed project

As described above, the Property is located southwest of US60 between Lone Mountain Road to the
north and Peak View Road to the south in Maricopa County. (See Appendix D: Conceptual Land Use
Plan). Lone Mountain Road is not fully developed at this time to the US60, but it traverses east/west
along the northern border of the Property where it is a paved street. Peak View Road remains
undeveloped and does not currently provide access to the Property. 211th Avenue navigates
north/south and abuts a portion of the Property to the west. Crozier Road also navigates north/south
and abuts a portion of the Property to the east

Walden Ranch / CPA2022001
Page 6

203rd Avenue and 211th Avenue provide access to the Property from US60 to the east. Crozier Road
almost provides direct access to the Property from the north utilizing Pine Street. Crozier Road
navigates north/south and intersects both Lone Mountain Road and Bradley Road, thereby providing
access to a large portion of the Property to the west.

Although Patton Road does not abut the Property to the south, it does come close. Traffic along Patton
Road travels east/west and intersects US60 which will provide an alternative means of accessing the
Property from the south via 211th Avenue or Crozier Road.

Additional collector roads in the area will be developed to support the increased traffic and residents.
A number of streets including (from north to south) Lone Mountain Road, Wincott Drive,
Montgomery Road, and Bradley Road will need to be further developed, but a basic infrastructure
exists for these roadways.

The stipulations contained in the companion rezoning case (Z2022040) will also require a master
traffic plan to connect the entire Property utilizing arterial and distributor roads.

5. Suitability with surrounding land uses

The proposed Single Family Transitional Lot (3-5 d.u./ac.) land use designation will allow for a
master residential developer to create a land plan that provides for thoughtful and sustainable
residential development in the northwest valley. The intent is to annex the Property within the City
of Surprise limits to provide the essential services necessary for this type of residential density. The
Mayor of the City of Surprise, Skip Hall, provided a letter to the County dated March 25th, 2022 which
confirms the City will provide sewer, water, police and fire services whether the Property is annexed
or not. That letter also confirmed the City’s support for this application.
As more detailed planning of the Property occurs, transitional density to the larger lots can become
a part of the design of the residential community. The Property is surrounded by residential land
uses zoned primarily RU-43 properties and designated Single Family – Rural (0-1 d.u./ac.) [also
known as Rural Densities (01- d.u./ac..)] and Small Lot Residential (2-5 d.u./ac.). (See Appendix E:
Surrounding Land Use Designations) As that phase is developed, transitional density may be
appropriate to the existing developed properties.
The areas for Neighborhood Retail at the southwest corner of (1) Lone Mountain Road and Crozier
Road and (2) the northeast corner of Bradley Road and 211th Avenue are included to ensure that
development of the Property is consistent with the needs of future residents.
The placement of denser residential communities near major transportation corridors is sound land
use planning. Coordinated and planned use of large sections of land ensure that necessary services,
access and community based amenities are carefully planned and developed.
The infrastructure and future development of the Property will be linked to the adjacent Rancho
Maria property to the northwest. Applicant is working with the City of Surprise to ensure that water,
wastewater, fire, and police are provided for future residents of the area to and that the proposed
uses will work in conjunction with the surrounding Maricopa County land and residents.

Walden Ranch / CPA2022001
Page 7

The Property falls within Surprise’s General Plan 2035 Land Use planning area as indicated in the
Surprise Land Use Map above. The majority of the Property is designated with the ‘Neighborhoods’
land use designation and it appears that some very small areas designated for ‘Commerce & Office’
in the southern portion in addition to ‘Open Space’ areas along the major wash corridor near Crozier
Road in the southern portion of the Property. The proposed densities are in line with Surprise’s
‘Suburban Neighborhoods’ density of 2-8 d.u./ac, and the requested maximum number of units
remains at 1,572 consistent with the Walden Ranch DMP. The requested density between 3-5 d.u./ac.
will be able to support the more intense future residential uses that typically are placed along major
transportation corridors and nearer to the main roads with commercial and employment services.
Surprise Land Use Map
Site

Walden Ranch / CPA2022001
Page 8

The project lies within the City of Surprise’s future water and sewer service area, but a development
agreement between the City and Owner(s) will be necessary.

B.
Whether the amendment (or condition modification) constitutes an overall
improvement to the Comprehensive Plan and is not solely for the good or
benefit of a particular landowner or owners at a particular point in time.
The Comprehensive Plan designates the Property for Single Family – Rural (0-1 d.u./ac.), however
the Walden Ranch DMP designates the Property for a mix of single-family, mixed-use, commercial,
employment, public facility, and open space land uses. Currently, the Walden Ranch DMP designates
areas with certain densities, but this proposed amendment would simplify the land use designation
for the Property and allow for proper development of single-family densities as development
commences. A coordinated and planned approach such as this proposal is an overall improvement to
the Comprehensive Plan, the surrounding community and the County. As noted in the previous
section, the Property falls within the City of Surprise’s future planning area. The proposed densities
correspond with the ‘Suburban Neighborhoods’ within the City of Surprise.

C.
Whether the amendment (or condition modification) will adversely impact all
or a portion of the planning area by:

•
Altering acceptable land use patterns to the detriment of the plan.
The proposed Comprehensive Plan Amendment will not be to the detriment of the plan.
The Amendment will be a net positive to the area. The existing land use designation is
primarily single-family residential use, and the proposed land use is primarily single-
family residential.

The proposed densities are not uncommon for this area. Approximately one-quarter mile
to the north are the Lee Homes Annex subdivision and the Nadaburg Townsite
subdivision. Both of these subdivisions fall within the densities proposed by Applicant. It
is worth noting that the Lee Homes Annex and Nadaburg Townsite subdivisions are not
fully developed. However, they are capable of supplying residential homes within the
same density range.

The proposed Single Family Transitional Lot (3-5 d.u./ac.) and Neighborhood Retail
designations allows for development of a community which is economically valuable to
the region and the State as a whole. This request includes approximately 35 acres of
Neighborhood Retail use which in turn creates two primary benefits; (1) the local
commercial uses will support the needs of the residential community, and (2) the
commercial uses create jobs. The higher density of 3-5 d.u./ac. also creates a higher tax
base for required police and fire services. The commercial uses also generate more tax
revenues for the County and State compared to property within the Single Family – Rural
(0-1 d.u./ac.) designation.

The requested Single Family Transitional Lot (3-5 d.u./ac.) land use designation also
provide benefits to those in the community as a whole. The ever increasing population in
Maricopa County essentially requires more housing options. Increasing the density to 3-
5 d.u./ac. from 0-1 d.u./ac. quintuples the amount of potential housing options for
Maricopa County residents on the Property.

Walden Ranch / CPA2022001
Page 9

Wickenburg Scenic Highway Corridor

The three Land Use Goals dictated in the Wickenburg Highway Scenic Corridor are:

(1) Allow more intense development to locate in or near the unincorporated areas of
Sun City West, Wittman, Circle City, Morristown and Wickenburg;
(2) Promote development along the Corridor that is orderly, efficient and functional;
and
(3) Allow high quality residential, commercial and industrial land developments that
are compatible with adjacent land use.

This request meets all three goals. First, the Property encourages a higher
concentration of density in Wittman. Second, the request promotes orderly and
efficient development because it mixes a combination of residential and commercial
uses that can support one another. The commercial uses will be located near the
major intersections of Lone Mountain Road and Crozier Road in addition to 211th
Avenue and Bradley Road. Third, the request allows for high quality residential and
commercial developments compatible with the surrounding uses. The surrounding
property uses are also residential in nature. The Neighborhood Commercial will
provide commercial support the current residential uses and the future residents.

Wittman is designated as a Major Activity Center in the Wickenburg Highway Scenic
Corridor Land Use Plan. Major Activity Centers are designated as the primary located
for commercial development within the Corridor, and the request includes
approximately 35 acres of commercial uses.

The Property is located within the Wickenburg Highway Scenic Corridor (“Scenic
Corridor”). Class 1 provides for the lowest amount of restrictions and Class 4 provides
for the most onerous restrictions. Walden Ranch falls within Class 1 of the Scenic
Corridor because it is between ¼ mile and 2 miles from the Wickenburg Highway
Right of Way.

•
Requiring public expenditures for larger and more expensive infrastructure.
The cost of the infrastructure will be borne by the developers in the future. Certain
necessities such as schools will certainly require public expenditure; however, this would
not be until growth in the area takes hold. Applicant does not foresee any necessary large
public expenditures to infrastructure right now that fall within the scope of the plan.

•
Requiring public improvements to roads, sewer, or water systems that are needed to
support the planned land uses.
At whatever point in time a residential development moves forward on any phase of the
Property, all of the infrastructure will have to be planned and approved by either the
County, or Surprise if annexed into the City.
The proposal will be able to complete major roads through the Property and provide
simple connection to US60 for utilizing multiple access points. All of the construction and

Walden Ranch / CPA2022001
Page 10

connection costs would be borne by the developer at the time of development. Additional
roadway connections and accessibility to a major valley transportation corridor is sound
planning for the requested increase in density.
Current development within the RU-43 zoning classification do not provide for any
community amenities or open space preservation on private property. The provision of
these types of amenities improves the livability of the area. With density, neighborhoods
are created, social interaction is increased and livability improves the health and safety
of the present and future residents.

•
Adversely impacting planned uses because of increased traffic.
The area is currently designated for the Walden Ranch DMP which is primarily single-
family residential and will remain single-family residential under the Comprehensive
Plan Amendment. The US60 to the north and Patton Road to the south provide two (2)
major points of access for the Property. When development of the Property does
eventually occur, proper street infrastructure will be constructed by the developers to
handle the projected traffic.

•
Affecting the livability of the area or health or safety of present and future residents.
While the livability of an area is a subjective standard, this Comprehensive Plan
Amendment would ultimately set the tone for a harmonious development capable of
supplying the residential needs of future residents. The health and safety of the area and
surrounding area will remain unchanged at a minimum. The addition of a higher density
residential area will ultimately require fire and safety services be provided to the area.
An agreement with the City of Surprise is currently in discussions and it is expected that
the City will provide these services when development is undertaken.

•
Adversely impacting the natural environment or scenic quality of the area in
contradiction to the plan.
The Applicant is dedicated to providing open space on the Property including both
passive and active open space, however current plans are general in nature and do not
dictate the exact areas for that open space. Applicant proposed 100 acres of required
open space in the companion zone change (Z2022040). Open space can be accomplished
by creating tracts, separate from on lot drainage, which is the current make-up of the
wash corridors in this area, and provide for amenities for present and future residents.
Planned residential neighborhoods, while preserving key open space and environmental
features is not in contradiction to the Comprehensive Plan. Some of the washes along the
west side of the DMP are potential 404-designed washes. The washes are an important
amenity and will be maintained as natural open space, allowing them to serve multiple
functions such as natural drainage, wildlife corridors, and trail systems components.
Some of the smaller washes may be modified as needed to ensure proper flow of storm
water. These linear open spaces create natural connections to adjacent projects and offer
the opportunity to create a regional trail system, inviting residents to the natural
landscape.

Walden Ranch / CPA2022001
Page 11

D.
Whether the amendment (or condition modification) is consistent with the
overall intent of the Comprehensive Plan.
As stated above, the current intent of the Comprehensive Plan is for the 520.6 acres to develop with
single-family uses. The proposed land use amendment is to develop the same single-family uses,
albeit at a higher density and the inclusion of commercial uses. Single-family to primarily single-
family use is consistent with the overall intent of the Comprehensive Plan. With the additional
density comes a broader planning of the Property for coordinated access and roadway connections,
infrastructure, open space and wash preservation, community amenities and the creation of
neighborhoods. These factors ensure the amendment is consistent with the intent of the
Comprehensive Plan.
E.
The extent to which the amendment (or condition modification) is consistent
with the specific goals and policies contained within the plan.
The following are several goals contained within the plan that are consistent with our proposal:
•
Land Use Goal #1: Achieve balanced and efficient development patterns.
o The increase in permitted dwelling units per acre will allow for an improved balance of
residential options for development. The increased dwelling units per acre will also
entice a variety of development patterns throughout the Property. The area already
enjoys habitants within the local unincorporated areas. The addition of commercial uses
will sustain the current and future residents.

o The Single Family Transitional Lot (3-5 d.u./ac.) land use designation is more efficient in
terms of providing infrastructure improvements and services compared to Rural
Densities (0-1 d.u./ac.) because they can service more residents located in one particular
area. Additionally, the availability of commercial uses in the community means that local
residents area are not required to travel to surrounding areas which causes strain on the
transit system. A mix of residential and commercial uses is balanced and efficient.

•
Land Use Policy #2: Maricopa County supports phasing plans for new urban development
to coordinate such development with new urban services and infrastructure.
o This Comprehensive Plan Amendment and the companion rezoning case (Z2022040)
establish the groundwork for phasing in services and infrastructure. The permitted
increase in dwelling units allows for a multitude of options throughout the Property to be
developed over time and in concert with the services and infrastructure required.

•
Land Use Policy #4: To help limit impacts to taxpayers Maricopa County supports using
homeowner associations and related organizations and improvement districts to manage
and maintain services, infrastructure and amenities.
o Future residential developments on the Property will include improvement districts and
homeowner associations to create and maintain the infrastructure.

•
Land Use Policy #7: Maricopa County supports coordinating land use and infrastructure
planning with state agencies, counties, and municipalities.
o Applicant communicated with Maricopa County Planning and Development regarding
this project prior to submittal of this application. The City of Surprise is also making a
coordinated effort with Applicant to devise a feasible plan of action to potentially annex
the Property for future development.

Walden Ranch / CPA2022001
Page 12

•
Land Use Policy #8: As feasible Maricopa County supports annexation of urban
development by municipalities.
o Applicant and the City of Surprise are in discussions for future feasibility of annexation.
It is Applicant’s goal to have a development agreement with the City of Surprise in the
near future. The property falls within the City of Surprise planning area boundary.

•
Land Use Policy #26: Maricopa County supports subdivisions rather than “wildcat” lot
splits.
o Amending the Comprehensive Plan as proposed allows for properly planned
development to take place. The Comprehensive Plan Amendment with the companion
rezoning case (Z2022040) filed herewith creates a Property constructed for potentially
numerous subdivisions offering a multitude of options. The platting of the subdivisions
will occur in phases and in unison with development of proper infrastructure.

•
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.
o The proposed Comprehensive Plan Amendment allows for coordinated development of
the Property as needed including related transportation infrastructure. The
transportation needs of the Property will take form over the coming years and
development.
•
Transportation Policy #4: Maricopa County supports using the preferred funding methods
identified in the Cost of Development element to pay for transportation improvements
necessary for new development.
o Future developers of the Property will pay for the improvements to the roads and
transportation infrastructure within the Property that are necessary to support the
future residents. Applicant is in contact with the City of Surprise regarding the necessary
elements for a development agreement. The intention is to annex the Property into the
City of Surprise as soon as contiguity requirements are met, as such, construction of the
roads will necessarily be to the standards set by the City of Surprise.

•
Growth Areas Goal #1: Achieve orderly urban growth that is fiscally and environmentally
responsible, protects public health and safety and promotes sensible annexation patterns.
o The goal of the Comprehensive Plan Amendment is to provide for necessary growth in
the area over the coming years without impacting the environment more than necessary
to meet the needs for growth.

•
Open Space Goal #4: Have quality neighborhood parks and open space with adequate and
appropriate recreation amenities in urban residential development.
o The Comprehensive Plan Amendment and the companion rezoning case (Z2022040)
provide for adequate open space on the Property with the intention of providing
recreational amenities throughout the Property. The increased density will allow for a
variety of suburban enclaves to properly provide for the varied needs of the community.

•
Energy Goal #3: Have balanced and efficient development patterns.
o The proposed Comprehensive Plan amendment is to ensure balanced and efficient
development patterns for the northwest County. Residential development is designated
for the Property and our proposal seeks to provide the adequate infrastructure and
services to an underserved area.

Walden Ranch / CPA2022001
Page 13

•
Cost of Development Goal #2: New development pays its proper and reasonable share of
the costs of new infrastructure, services, and other public improvements.
o Infrastructure and other improvements will be determined and paid for in a reasonable
share by future developers. This will take shape over time as regions of the Property are
developed in the future.

•
Environment Goal #1: Provide regional leadership to promote all aspects of regional
environmental quality.
o The proposed plan is to preserve 100 acres of the 520.6 acres (19.2%). This goal and the
preservation of the wash areas are the first steps promoting regional environmental
quality wash and wildlife corridors through this area.

•
Economic Growth Goal #1 Contribute to an effective regional economy.
o The proposed Comprehensive Plan Amendment will certainly contribute to a more
effective regional economy. The increased density and ability to effectively create a
variety of residential options in the area buttressed by a robust transportation system
and supporting open space and amenities is guaranteed to increase the effectiveness of
the regional economy.

•
Economic Growth Policy #9: Maricopa County supports implementing Vision 2030 in a
clear and consistent way to help businesses make long term investment decisions.
o The proposed Comprehensive Plan Amendment provides for developed for necessary
residential growth in the future. The area will certainly require an array of development
products, and the 3-5 d.u./ac. provides a fundamentally better platform for the
consistency with the inclusion of commercial uses which are required for long term
investment decisions.

•
Water Resources Goal #1 Promote and protect health with a clean water supply.
o Applicant is working with the City of Surprise to ensure that city water services will
service the future residential communities planned for the Property. This coordinated
effort and master planning in concert with the County’s review process promotes and
protects health with clean water solutions.

•
Energy Goal #3: Have balanced and efficient development patterns.
o The Applicant has developed many properties within the County and City of Surprise.
Each of these communities provide for balance of residential density and preservation of
environmental features. The proposal for Single Family Transitional Lot (3-5 d.u./ac.)
land use is an appropriate density for a balanced and efficient development pattern for
this area.

The proposed Comprehensive Plan amendment addresses the above goals and policies of the plan as
well as other portions of the plan not mentioned above. The overall goals of the Comprehensive Plan
are met because the area will continue to develop out as residential uses. If developed at the new
density, the developer will seek an annexation strategy with Surprise.
The WTGA Area Plan has similar goals and policies as it relates to development proposals. The
request for the amendment to the plan meet the following goals and policies:

Walden Ranch / CPA2022001
Page 14

•
Goal L 1: Promote efficient land development that is compatible with adjacent land uses,
is well integrated with the transportation system, and is sensitive to the natural
environment.
o The proposed Comprehensive Plan Amendment and the companion rezoning case
(Z2022040) are compatible with the adjacent land users. Although the proposed density
of 3-5 dwelling units per acre is higher than the RU-43 primarily adjacent to the Property,
the densities are compatible with the area. Similar densities exist approximately one
quarter mile north of the Property. Additionally, growth in the region will cause the
residential landscape of the area to require more density. The transportation
infrastructure will be improved as needed to accommodate the growth in the future.

•
Goal T1: Improve the roadway network to meet future transportation needs, promote
safety, and mitigate congestion.
o The roadway network will be developed and planned as the growth in the area continues.
Future developers will provide for the roadway improvements as necessary. A master
traffic plan will be devised and implemented as development occurs.

•
Goal E1: Promote development that considers adverse environmental impacts on the
natural and cultural environment, preserves highly valued open space, and remediates
areas contaminated with hazardous materials.
o The proposed Comprehensive Plan Amendment and companion rezoning case
(Z2022040) provide for approximately 100 acres of open space throughout the 520.6
acres. The future developments will likely be located with the City of Surprise and
therefore within the environmental impact requirements set forth in their Zoning
Ordinance.

•
Objective E1.1: Encourage developments that successfully coexist and are compatible with
significant natural features.
o Development will be fluid with the washes that permeate the Property. The future
developments will likely be located with the City of Surprise and therefore within the
environmental impact requirements set forth in their Zoning Ordinance.

•
Goal ED1: Promote a growing, balanced, efficient, and diversified economy, consistent
with available resources, that enhances quality employment opportunities, improves
quality of life, and is sensitive to the natural and cultural environment.
o The proposed Comprehensive Plan Amendment creates the framework for a growing and
balanced economy. It allows for growth in the area and will provide an assortment of
options for future residents.

The above goals and objectives are integral to the proposed increase in density to the Property. The
proposal is a logical residential growth pattern within the confines of two major transportation
corridors. As the valley grows, the proposed Comprehensive Plan amendment will provide sufficient
residential density to support future commercial and employment nodes along US60.
Conclusion
The Comprehensive Plan Amendment request to eliminate the Walden Ranch DMP and to re-
designate the Property from Single Family – Rural (0-1 d.u./ac.) to Single Family Transitional Lot (3-
5 d.u./ac.) and Neighborhood Retail will allow for diverse development while still remaining at the
1,572 residential unit maximum contained in the Walden Ranch DMP. The companion rezoning case

Walden Ranch / CPA2022001
Page 15

(Z2022040) proposes amended development standards within the R1-6 zoning district to implement
the proposed comprehensive plan amendment in addition to areas designated for supporting C-1
Neighborhood Commercial. The Single Family Transitional Lot (3-5 d.u./ac.) designation will allow
for a coordinated and planned residential community that allows homebuilders to thoughtfully plan
the area for future single-family residential neighborhoods. The density is appropriate as there is a
major transportation corridor that will be able to serve the future residents. There are minimal
impacts to adjacent developed properties as single-family residential homes will still make up the
majority of the area. The proposal will seek to develop in nearby Surprise and therefore require
future annexation and agreements on services and infrastructure.

Appendix A
Parcel Map

Walden Ranch

Appendix B
Walden Ranch DMP Land Use Map

NEIGH.
RETAIL
+/- 30-AC
SINGLE FAMILY
TRANSITIONAL
+/- 130.62-AC
SINGLE FAMILY
TRANSITIONAL
+/- 40-AC
SINGLE FAMILY
TRANSITIONAL
+/- 160-AC
SINGLE FAMILY
TRANSITIONAL
+/- 155-AC
NEIGH.
RETAIL
+/- 5-AC

Appendix C
Current Land Use Exhibit

Appendix C - Maricopa County Comprehensive Plan – Land Use Designation

Appendix D
Conceptual Land Use Plan

Appendix E
Surrounding Land Use Designations

Single Family Transitional (3-5 d.u./a.c.)
Neighborhood Retail