CPA2020005 Z2020102 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: May 5, 2021
Case #’s/Title: CPA2020005 & Z2020102 – Richmond American Homes
Supervisor District: 4
Applicant/Owners: Tiffany and Bosco, PA / Virgin Farms V, LLC
Requests: 1) General Comprehensive Plan Amendment (CPA) to change
the land use designation in the White Tank/Grand Avenue
Area Plan from Agriculture to Single-Family Transitional Lot (3-
5 d.u./acre) on approx. 105 acres and Industrial Park on
approx. 75 acres. CPA is approved by resolution.
2) Zone Change with Overlay from Rural-43 and R1-35 to R1-6
RUPD on approx. 105 acres and IND-2 IUPD on approx. 75
acres.
Site Location: Generally located approx. 277’ southwest of the SWC of
Reems Rd. and Peoria Ave. in the Glendale area.
Site Size: Approx. 180 acres
County Island Status: Yes, Glendale
Additional
Comments: The applicant seeks a CPA and Zone Change for a Richmond
American Homes residential development of 359 single-family
homes and industrial park. Luke Air Force Base commented
that the residential development adheres to their Graduated
Density Concept and that the residential development will
not negatively impact flying operations. The City of Surprise
commented on the proposal as the ROW for Peoria Ave is
largely within their jurisdiction and made recommendations
to be addressed at the time of preliminary platting for the
residential. No comments were received from other relevant
municipalities. Staff received one letter of opposition from Mr.
Kristopher Healy. The opposition letter is concerned with
higher density residential and the impact of industrial
buildings, LAFB graduated density concept, property values,
traffic and noise. The applicant held a quality public process
including two public meetings and incorporated public
feedback regarding open space, buffers and uses into the
conditions of approval.
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CPA2020005 & Z2020102
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Since the publishing of the staff report for the above cases,
the applicant presented revised conditions of approval for
Z2020102. The Commission voted to include these conditions
in their recommendation to the Board. The Commission also
voted to add condition d.4. with the approval of the
applicant.
Shown below are the revised conditions in leg-edit format
with new language underlined and bolded.
b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “Narrative for Richmond American Homes”, consisting of 3425
pages, dated March 10, 2021April 5, 2021, and stamped received March 10,
2021April 5, 2021, except as modified by the following conditions.
c. The following R1-6 RUPD Zoning District standards shall apply:
1. Max. Height: 30’ and two stories, except that all lots that fall within
150’100’ of the western zoning district boundary line shall be restricted to
30’ and one story
2. Min. Front Yard: 10’
3. Min. Rear Yard: 15’
4. Min. Lot Area: 5,175 sq. ft.
5. Min. Lot Width: 45’
6. Min. Lot Area Per Dwelling Unit: 5,175 sq. ft.
7. Average Lot Area per Dwelling Unit: 12,497 sq. ft.
8. Max. Lot Coverage: 55%
9. Max. Height of Monument Sign: 12’ for primary monument sign, 8’ for
secondary monument sign
10. Max. Subdivision Sign Area: 40 sq. ft. for primary monument sign, 32 sq. ft.
for primary secondary sign
11. Max. Dwelling Units: 359 dwelling units
12. Lighting: No street light poles shall be permitted within 100’ of the western
boundary line of the R1-6 RUPD zoning district except at the discretion of
any future Street Lighting District
13. Landscaping: In addition to required landscaping, the landscape buffer
along the western boundary line of the R1-6 RUPD zoning district shall
include an evergreen tree species that typically grows taller than native
desert trees. The applicant or developer shall propose the type and
number of evergreen trees within the western landscape buffer upon the
submission of a preliminary plat to the County for approval by the staff of
Planning and Development.
14. Min. Open Space: Not less than 19 acres of the R1-6 RUPD zoning district
shall be developed as recreational open space. At the time of each
preliminary plat submission, the developer shall include a description of
the status, cumulative acreage and proposed amenities as identified with
this condition.
d. The following IND-2 IUPD Zoning District standards shall apply:
1. Min. Side Yard: 25’ adjacent to rural or residential zoning
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2. Prohibited Uses: Adult oriented businesses, medical marijuana and
residential (single-family, two-family or multi-family)
3. Buffering: All structures shall be prohibited within 100’ of the R1-6 RUPD and
R1-35 zoning boundary to the north and light sources within this buffer shall
be a maximum 12 feet in height and shielded.
4. There shall be a minimum 25’ landscape buffer along the length of the
northern boundary of the IND-2 IUPD zoning district.
Commission
Recommendation (CPA2020005): On 4/8/21, the Commission voted 10-0 to recommend
approval of CPA2020005 subject to conditions ‘a’ – ‘d’:
a. Development and use of the site shall be in substantial conformance with the
Narrative Report entitled “Richmond American”, consisting of 26 pages, dated
March 10, 2021, and stamped received March 10, 2021, except as modified by
the following conditions.
b. Development and use the site shall be in general conformance with the land use
exhibit entitled “Reems & Peoria” dated March 9, 2021 and stamped received
March 10, 2021, except as modified by the following conditions.
c. The following Luke Air Force Base condition shall apply:
Richmond American Homes and successive owners shall notify future
owners/tenants that they are located near a military airport with the following
language:
“You are locating in a residential dwelling inside the State Statute defined “territory
in the vicinity of a military airport,” which means that aircraft flying in this area are
authorized to fly as low as 1,500 feet above the ground. You will be subject to
direct overflights and noise by Luke Air Force Base jet aircraft in the vicinity.
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.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning
and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by 5 foot
sign in front of all sales and/or leasing offices and be permanently posted on the
front door of all sales and/or leasing offices on not less than 8½ inch by 11 inch
sign.
d. 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 owner to enjoy uses in excess of those permitted by the land use
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existing on the date of the application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to the
land use designation that existed on the date of the application. It is, therefore,
stipulated and agreed that 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
the value of the property from the value it held on the date of application due to
such revocation. The Comprehensive Plan Amendment enhances the value of
the property above its value as of the date the Comprehensive Plan Amendment
is granted and changing to the prior land use designation results in the same value
of the property as if the Comprehensive Plan Amendment had never been
granted.
Commission
Recommendation (Z2020102): On 4/8/21, the Commission voted 10-0 to recommend
approval of Z2020102 subject to conditions ‘a’ – ‘n’:
a. Development of the site shall comply with the Zoning Exhibit entitled “Legal
Description for Reems and Peoria”, consisting of 6 pages, dated revised March 2,
2021, and stamped received March 10, 2021, except as modified by the following
conditions.
b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “Narrative for Richmond American Homes”, consisting of 25 pages,
dated April 5, 2021, and stamped received April 5, 2021, except as modified by
the following conditions.
c. The following R1-6 RUPD Zoning District standards shall apply:
1. Max. Height: 30’ and two stories, except that all lots that fall within 100’ of
the western zoning district boundary line shall be restricted to 30’ and one
story
2. Min. Front Yard: 10’
3. Min. Rear Yard: 15’
4. Min. Lot Area: 5,175 sq. ft.
5. Min. Lot Width: 45’
6. Min. Lot Area Per Dwelling Unit: 5,175 sq. ft.
7. Average Lot Area per Dwelling Unit: 12,497 sq. ft.
8. Max. Lot Coverage: 55%
9. Max. Height of Monument Sign: 12’ for primary monument sign, 8’ for
secondary monument sign
10. Max. Subdivision Sign Area: 40 sq. ft. for primary monument sign, 32 sq. ft.
for primary secondary sign
11. Max. Dwelling Units: 359 dwelling units
12. Lighting: No street light poles shall be permitted within 100’ of the western
boundary line of the R1-6 RUPD zoning district except at the discretion of
any future Street Lighting District
13. Landscaping: In addition to required landscaping, the landscape buffer
along the western boundary line of the R1-6 RUPD zoning district shall
include an evergreen tree species that typically grows taller than native
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desert trees. The applicant or developer shall propose the type and
number of evergreen trees within the western landscape buffer upon the
submission of a preliminary plat to the County for approval by the staff of
Planning and Development.
14. Min. Open Space: Not less than 19 acres of the R1-6 RUPD zoning district
shall be developed as recreational open space. At the time of each
preliminary plat submission, the developer shall include a description of
the status, cumulative acreage and proposed amenities as identified with
this condition.
d. The following IND-2 IUPD Zoning District standards shall apply:
1. Min. Side Yard: 25’ adjacent to rural or residential zoning
2. Prohibited Uses: Adult oriented businesses, medical marijuana and
residential (single-family, two-family or multi-family)
3. Buffering: All structures shall be prohibited within 100’ of the R1-6 RUPD and
R1-35 zoning boundary to the north and light sources within this buffer shall
be a maximum 12 feet in height and shielded.
4. There shall be a minimum 25’ landscape buffer along the length of the
northern boundary of the IND-2 IUPD zoning district.
e. The following Planning Engineering conditions shall apply:
1. Access to the industrial portion as depicted is dependent upon a separate
access agreement that would be required from the Flood Control District
of Maricopa County. Any approval of this zone change does not imply
approval of any access agreement.
2. 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 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.
3. A traffic impact study (TIS) must be submitted with future entitlement
(preliminary plat or POD) application(s). This TIS must also be submitted to
the City of Surprise since Peoria Avenue is under their jurisdiction. Approval
from the City will be required prior to approval of any building plans. If the
Industrial portion is to be accessed from Olive Avenue approval from
MCDOT for the TIS will also be required.
4. A Drainage Report discussing the offsite flow from the Twelve Oaks
development channel must be submitted with future entitlement
(preliminary plat or POD) application(s).
5. 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.
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f. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
g. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
h. Prior to zoning clearance or Final Plat approval, developer(s) and/or builder(s)
shall establish emergency fire protection services, covering all real property
contained within the project area during course of construction and shall obtain
a ‘will serve’ letter substantiating coverage from the applicable fire service
provider.
i. All habitable buildings constructed within this subdivision shall be constructed to
attain a noise reduction level as per ARS § 28-8482(B).
j. Amendments to the site plan and narrative report shall be processed as a revised
application in accordance with Maricopa County Zoning Ordinance Article 304.9.
k. Noncompliance with the conditions of approval will be treated as a violation in
accordance with the Maricopa County Zoning Ordinance. Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3 (Conditional
Zoning).
l. Non-compliance with the regulations administered by the Maricopa County
Environmental Services Department, Maricopa County Department of
Transportation, Drainage Review Division, Planning and Development
Department, or the Flood Control District of Maricopa County may be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
m. The granting of this Zone Change has been at the request of the applicant, with
the consent of the landowner. The granting of this approval allows the property
owner to enjoy uses in excess of those permitted by the land use existing on the
date of the application, subject to conditions. In the event of the failure to comply
with any condition of approval, the property shall change to the land use
designation that existed on the date of the application. It is, therefore, stipulated
and agreed that 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 the value of the
property from the value it held on the date of application due to such revocation.
The Zone Change enhances the value of the property above its value as of the
date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been
granted.
n. The following Luke Air Force Base condition shall apply:
Richmond American Homes and successive owners shall notify future
owners/tenants that they are located near a military airport with the following
language:
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“You are locating in a residential dwelling inside the State Statute defined “territory
in the vicinity of a military airport,” which means that aircraft flying in this area are
authorized to fly as low as 1,500 feet above the ground. You will be subject to
direct overflights and noise by Luke Air Force Base jet aircraft in the vicinity.
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.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning
and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by 5 foot
sign in front of all sales and/or leasing offices and be permanently posted on the
front door of all sales and/or leasing offices on not less than 8½ inch by 11 inch
sign.
Presented by: Adam Cannon, Planner
Reviewed by: Darren Gerard, AICP, Planning Manager
Attachments: 4/8/21 P&Z Packet (96 pages)
4/8/21 P&Z Handouts (35 pages)
CPA2020005 Resolution (2 Pages)
Note: 4/8/21 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
May 5, 2021
CPA2020005 & Z2020102
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases: CPA2020005 & Z2020102 – Richmond American Homes
Hearing Date: April 8, 2021
Supervisor District: 4
Applicant: Tiffany and Bosco, PA
Owner: Virgin Farms V, LLC
Requests: 1) General Comprehensive Plan Amendment (CPA) to change the
land use designation in the White Tank/Grand Avenue Area Plan
from Agriculture to Single-Family Transitional Lot (3-5 d.u./acre) on
approx. 105 acres and Industrial Park on approx. 75 acres.
2) Zone Change with Overlay from Rural-43 and R1-35 to R1-6 RUPD on
approx. 105 acres and IND-2 IUPD on approx. 75 acres.
Site Location: Generally located approx. 277’ southwest of the SWC of Reems Rd.
and Peoria Ave. in the Glendale area.
Site Size: Approx. 180 acres
Density: Approx. 3.43 d.u./acre for the residential portion only
County Island: Yes, Glendale
County Plan: White Tank/Grand Avenue – Agriculture
Municipal Plan: Glendale General Plan – Low Density Residential (LDR 2.5) 1.0 – 2.5
d.u. / acre
Municipal Comments: City of Surprise
Support/Opposition: None received to date
Recommendations: 1) Approve with conditions
2) Approve with conditions
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Project Summary:
1. The applicant is requesting a Comprehensive Plan Amendment (CPA) to change the
land use designation from Agriculture to Single-Family Transitional Lot on approx. 105
acres and Industrial Park on approx. 75 acres. The subject property is located in the White
Tank/Grand Avenue Area Plan and is part of the Glendale Municipal Planning Area. The
Glendale General Plan designates the property as Low Density Residential (LDR 2.5) 1.0
to 2.5 d.u./acre.
2. In addition to the CPA proposal, the applicant is requesting a Zone Change with Overlay
from Rural-43 and R1-35 to R1-6 RUPD and IND-2 IUPD. The zone change to R1-6 RUPD will
take place on approx. 105 acres and is intended to develop into a Richmond American
Homes residential community of 359 single-family dwelling units. The expectation is that
the residential community will be subsequently platted if the zone change is approved
and development standards are in place.
3. The zone change to IND-2 IUPD will take place on approx. 75 acres and eventually serve
as an industrial park for a variety of tenants that have not as of yet been determined.
The applicant identified a 100’ buffer area from the residential community with the
purpose of limiting industrial uses that are not particularly compatible with the residential
development.
4. Legal descriptions are provided for both proposed zones. The site is relatively flat and is
currently used as agricultural/vacant land. There have been previous attempts to
develop a residential subdivision on the property which resulted in a zone change to R1-
35; however, the property never developed under that zoning designation.
5. The narrative provided for CPA2020005 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 applicant outlines several key benefits of the proposed amendment including
support of continued growth in the west valley, additional revenue through sales taxes
and development fees, respect to LAFB-sanctioned land use patterns and proper land
use transitions from non-residential uses. The narrative notes that there is a potential for
the residential development to create up to 1000 full-time jobs and generate substantial
government revenue based upon projections from NAHB’s National Impact of Home
Building and Remodeling report.
The applicant also notes that the industrial use designation change has the potential to
create job opportunities for 500 to 1200 employees. The proximity to nearby freeways
and the Northern Parkway is convenient for tenants of the industrial park. Additionally,
the amendment changing a portion of the site’s land use to industrial supports LAFB’s
graduated density concept by limiting future residential.
Whether the amendment will adversely impact all or a portion of the planning area.
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A. Altering acceptable land use patterns to the detriment to the plan.
The applicant states that the land use patterns subject property are consistent and
accommodate density transitions in accordance with the LAFB graduated density
concept and other such uses.
B. Requiring public expenditures for larger and more expensive public improvements
to roads, sewer, or water systems that are needed to support planned land uses.
The applicant has stated that all of the water, sewer and other public infrastructure
costs shall be borne by the applicant.
C. Requiring public improvements to roads, sewer, or water systems that are needed
to support planned land uses.
The applicant states that EPCOR will provide water and wastewater services to the
Property and that existing roads will service the site. All water, sewer and other
public infrastructure costs shall be borne by the applicant.
D. Adversely impacting planned uses because of increased traffic.
The narrative suggests that there will be no adverse impacts to the area due to
increased traffic as Peoria Avenue can accommodate the residential land use.
The applicant notes that they are working with the City of Surprise on the location
of residential entrances on Peoria Road to create aligned roadways with other
developments to the north of Peoria Road. Future traffic for industrial uses will
utilize roads that connect from Reems Road to the industrial portion of the site so
as not to disturb residential land uses to the north.
E. Affecting the livability of the area or the health or safety of present and future
residents.
The applicant notes that their proposal for residential will improve existing
roadways such as Peoria Avenue, provide for open space with passive and active
amenities, provide quality housing and improve water and wastewater services.
For their industrial use proposal, the applicant notes the placement of buffers will
limit land uses that are incompatible to health and livability of the residential
community. The applicant also notes that industrial traffic will access the industrial
park separately from the residential community.
F. Adversely impacting the natural environment or scenic quality of the area in
contradiction of the plan.
According to the applicant, the site does not impact the natural environment or
scenic quality of the area. The applicant states that scenic quality will be
improved from the existing farmland with open spaces along the community’s
collector street and throughout the community.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
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The narrative notes consistency with the intent of both the Vision 2030 Comprehensive
Plan and White Tank/Grand Avenue Area Plan. Specifically, the narrative identifies how
this proposal responds to several key issues in the overview of and purpose of the White
Tank/Grand Avenue Area Plan. The proposal follows LAFB’s graduated density concept
and LAFB has noted that the project will not interfere with flight operations. The proposal’s
timing is appropriate with recent growth of the area. The location of Loop 303 is
impacting growth associated with the site and the proposed land uses are compatible
to surrounding residential neighborhoods and the evolving industrial uses in the area.
Additionally, the narrative states that the proposal is creating community and
neighborhood identity by offering approx. 19 acres of passive and active open space
for residential areas and buffers to allow appropriate transitions to industrial uses. The
developer is proposing to develop up-to-date amenities and designs for housing stock.
The extent to which the amendment is consistent with the specific goals and policies
contained within the plan.
The narrative also states that the subject site meets the following goals and objectives of
the Vision 2030 Comprehensive Plan and White Tank/Grand Avenue Area Plan. The
applicant’s narrative report provides details about how this project intends to meet these
goals and policies.
Vision 2030 Comprehensive Plan
Land Use Policy 16: Maricopa County supports directing new urban development to the
urban growth area identified in this plan.
Land Use Policy 19: Maricopa County supports mixed housing options.
Land Use Policy 24: Maricopa County supports land use compatibility within the High
Noise of Accident Potential Zone of Luke Air Force Base, Auxiliary Airfield #1, and the
military auxiliary airfield near the town of Gila Bend.
Land Use Policy 25: Maricopa County supports land use buffers and land use transitions
in urban/rural interface areas, including near aggregate mining operations and the
county’s regional parks.
Land Use Policy 30: To promote active and healthy lifestyles, Maricopa County supports
interconnected trails, parks, preserves, open space, recreation centers and similar
features in new urban development.
Open Space Goal 4: Have quality neighborhood parks and open space with adequate
and appropriate recreation amenities in urban residential development.
Cost of Development Policy 2: Maricopa County supports using the preferred funding
methods identified in this plan to offset costs of new development.
Transportation Goal 2: Contribute to a safe, seamless, and effective transportation
system.
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White Tank/Grand Avenue Area Plan
Land Use Goal L1: 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.
Land Use Objective L1.2: Encourage the use of planned communities that provide a
variety of land uses, housing types, employment opportunities, and offer a safe and
pleasant living and working environment.
Land Use Policy L1.2.3: Internal streets in residential areas shall be designed to discourage
cut through traffic.
Land Use Policy L1.2.4: Encourage the use of flexible planning and design techniques.
Land Use Goal L2: Protect the public health, safety, and welfare in areas around Luke Air
Force Base and other noise generating centers.
Land Use Policy L2.2: Encourage development patterns and standards compatible with
the continuing operation of military and civilian airports, automotive proving grounds,
and racetracks.
Transportation Goal T1: Improve the roadway network to meet future transportation
needs, promote safety, and mitigate congestion.
Transportation Objective T1.2: Minimize traffic congestion on regional routes, state
highways, and urban arterial roads.
Transportation Objective T1.4: Encourage the coordinated and timely development of
new roadways.
Land Use Policy L2.1.8: Notification that property is located within the Territory in the
Vicinity of a Military airport shall be included on all final plats, in home sales offices, and
in all future covenants, conditions and restrictions.
Environment 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.
Environment Objective E1.1: Encourage developments that successfully coexist and are
compatible with consistent natural features.
Environment Policy E1.1.4: Adequate control of on and off-site drainage should be
required prior to development.
Environment Policy E1.4.3: Encourage developers to provide outdoor recreation facilities
and amenities in their projects, including linear parks, which provide for the joint use of
flood control facilities.
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Economic Growth Policy 1: Maricopa County supports orderly and balanced land use
patterns that include Basic and Non-Basic sector businesses, especially in master-
planned communities and similar urban development.
Economic Growth Policy 5: Maricopa County supports programs that attract a variety of
Basic Sector industry clusters that have long-term, stable growth prospects.
6. The applicant is proposing to vary the zoning district standards for the portion proposed
to be zoned residential (R1-6 RUPD) of the site and the portion of site proposed to be
zoned industrial (IND-2 IUPD). The existing and proposed standards for each zoning
district are listed below:
BASE ZONING DISTRICT PROPOSED ZONING DISTRICT
REGULATION
REGULATIONS (R1-6) REGULATIONS (R1-6 RUPD)
30’ or 2 stories, except that all lots
falling within 150’ of the western
Max. Height 30’ or 2 stories
zoning boundary line shall be
restricted to 1 story
Min. Front Yard 20' 10’
Min. Side Yard 5’ 5’
Min. Street-side Yard 10’ 10’
Min. Rear Yard 25’ 15’
Min. Lot Area 6,000 sq. ft. 5,175 sq. ft.
Min. Lot Width 60’ 45’
Min. Lot Area per
6,000 sq. ft. 5,175 sq. ft.
Dwelling Unit
Average Lot Area
6,000 sq. ft. 12,497 sq. ft.
per Dwelling Unit
Max. Lot Coverage 50% 55%
Min. Distance
10’ 10’
Between Buildings
Parking 2 per dwelling unit 2 per dwelling unit
Max. Height of 12’ Primary Monument
6’
Monument Sign 8’ Secondary Monument
Max. Subdivision 40 sq. ft. Primary Sign
32 sq. ft.
Sign Area 32 sq. ft. Secondary Sign
BASE ZONING DISTRICT PROPOSED ZONING DISTRICT REGULATIONS
REGULATION
REGULATIONS (IND-2) (IND-2 IUPD)
Max. Height 40’ 40’
Min. Front Yard 10’ – 20’ 10’ – 20’
Min. Side Yard 3’ – 10’ 25’ adjacent to rural or residential zoning
Min. Rear Yard 25’ 25’
Min. Lot Area 6,000 sq. ft. 6,000 sq. ft.
Min. Lot Width 60’ 60’
Max. Lot Coverage 60% 60%
Structures Permitted within All structures prohibited within 100’ of the
Buffering
Building Envelope residential zoning boundary to the north
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All Uses Permitted in Rural, Residential,
All Uses Permitted in Rural, Commercial, IND-1 and IND-2 Zoning Districts
Residential, Commercial, except for Medical Marijuana
Uses Permitted
IND-1 and IND-2 Zoning Establishments, Dwellings (Single-Family,
Districts Two-Family or Multi-Family) and Adult
Oriented Businesses.
7. The applicant is requesting several standards to be varied for the R1-6 RUPD zoning district
including front/rear setbacks, lot area, lot width, lot coverage, lot area per dwelling unit
and size/height of monument signs. The applicant states that the requests will meet
modern homebuyer preferences and assist in providing an interconnected community
with 19 acres of open space. For the IND-2 IUPD zoning district, the applicant is requesting
to increase the minimum side setback required to 25’ in order to provide additional
buffering from residential zoning. In addition, the applicant has worked with Staff to limit
several permitted uses including adult oriented businesses, medical marijuana and
dwellings on the entirety of the proposed industrial zone and structures within 100’ of the
residential zoning boundary.
Exhibit 1 – 2020 Aerial Map
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Exhibit 2 – R1-35, Rural-43 Zoning Districts & Surrounding Districts
Exhibit 3 – Land Use Exhibit
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Exhibit 4 – Legal Description
(Land Use Change to Single-Family Transitional Lot & Zone Change to R1-6 RUPD)
Exhibit 5 – Legal Description
(Land Use Change to Industrial Park & Zone Change to IND-2 IUPD)
CPA2020005 & Z2020102
Page 9 of 17

Existing On-Site and Adjacent Zoning / Land Use:
8. On-site: R1-35 & Rural-43 / Agriculture
North: Rural-43 / Single-Family Residential & Vacant
South: City of Glendale – PAD / Vacant/Agriculture
East: R1-35 MAAMF / Vacant
West: R1-35 & Rural-43 / Agriculture & Single-Family Residential
Utilities and Services:
9. Water: EPCOR
Wastewater: EPCOR
Electric: APS
Gas: Southwest Gas Corporation
School District: Dysart Unified School District #89
Fire: Rural-Metro Fire & Ambulance
Police: MCSO
Right-of-Way:
10. The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
Street Name Half-width Existing R/W Half-width Future R/W* Existing Classification
Peoria Road City of Surprise City of Surprise City of Surprise
Reems Road 33’ half-width 40’ Major Collector
Olive Avenue Varies 100’ Principal Arterial
*Right-of-way required will be addressed when a Plan of Development or Preliminary Plat is
submitted.
Adopted Plans:
11. White Tank/Grand Avenue Area Plan (Adopted: 2000): This plan identifies the subject site
as Agriculture. The agriculture land use category identifies lands that are suitable for
cultivation, growing crops, and the production and maintenance of livestock.
12. City of Glendale General Plan (Revised: 2016): This plan identifies the subject site as Low
Residential (LDR 2.5) 1.0 – 2.5 d.u./acre. The low density residential designation
accommodates semi-rural large lot development with generous setbacks from streets,
large setbacks between residential dwelling units, and promote a viable semi-rural
setting.
Public Participation Summary:
13. The applicant has 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
and HOA’s within 300’ of the subject parcel and notification to interested parties. The
applicant sent a second letter to the aforementioned parties in order to correct the land
use designation change and zoning district change information following the initial letter.
CPA2020005 & Z2020102
Page 10 of 17

14. Four signs were posted on site in accordance with applicable regulations. The applicant
advertised the CPA along with the Zone Change. Advertising the Comprehensive Plan
Amendment is not required; however, the applicant included the CPA request for public
participation purposes. A Public Participation Results Report was submitted to Staff in
accordance with County requirements.
15. The applicant held a virtual public meeting on Wednesday, December 2, 2020. Twenty
(20) nearby residents from the adjacent Twelve Oaks subdivision attended the meeting.
Some of the issues discussed included potential impact on property values, proposed
home sizes, open space and greenbelts, lot sizes, screening/walls, potential industrial
uses, Peoria Ave traffic light and preferences for single-family development. The
applicant did take these issues into account when preparing their second submittal and
added buffers, setbacks and open space adjacent to Twelve Oaks. The applicant held
a second public meeting on March 24, 2021 andas a result of that meeting proposed
additional buffering conditions along the including limiting lots nearest to the western
property line to single stories, adding taller evergreen trees in a landscaping buffer and
restricting nearby lighting. These additional provisions have been added to the
conditions of approval in this staff report.
16. Staff received no opposition or support letters from nearby property owners.
17. Staff received a comment letter from Luke Air Force Base (LAFB) indicating that the
density of the residential portion of the site is in accordance with the Graduated Density
Concept of 2.0 d.u./acre within ½ mile of the 65 Ldn when taking the industrial portion of
the site into account. LAFB also noted that the proposed project will not impact flight
operations at the base so long as the industrial portion of the site is not rezoned at a later
date for residential. LAFB also recommended a strong notification program to potential
residents regarding LAFB operations and that the applicant review sound attenuation
requirements.
18. Staff also received comments on the proposal from the City of Surprise. The City of
Surprise noted that Peoria Avenue’s ROW is largely under City of Surprise jurisdiction and
commented on driveways, storage, secondary access and turn lanes. Staff advised the
applicant to route their Traffic Impact Analysis to the City of Surprise for consideration
and noted that the traffic study would not need to be approved for the residential
portion until a Preliminary Plat is submitted. At second submittal, the City of Surprise did
not issue additional comments. The City of Glendale did not comment on the proposal.
Outstanding Concerns from Reviewing Agencies
19. N/A
Staff Analysis:
20. Staff is supportive of the applicant’s requests for a comprehensive plan amendment and
zone change on the subject site. While the approximate 3.43 d.u./acre density does not
adhere to the City of Glendale land use designation for Low Density Residential (1.0 – 2.5
d.u./acre), the land use designation from the City of Glendale was put into place with
the purpose of adhering to the Luke Air Force Base Graduated Density Concept. The
CPA2020005 & Z2020102
Page 11 of 17

applicant designed both the residential and industrial portions of the site so that the site
as a whole operates in accordance with the concept. LAFB has indicated that the
applicant’s proposed density is acceptable so long as the industrial portion is not
subsequently rezoned or developed into residential.
21. In regards to the Zone Change request, the applicant is requesting several standards to
be varied for the R1-6 RUPD zoning district including front/rear setbacks, lot area, lot
width, lot coverage, lot area per dwelling unit and size/height of monument signs. In the
IND-2 IUPD district, the applicant is requesting no structures be permitted within 100’ of
the R1-6 RUPD zoning district boundary and increased the required rear setback to
rural/residential zoning to 25’ for additional buffering. Staff worked with the applicant on
appropriate uses to limit for the entirety of the industrial portion including adult oriented
businesses, medical marijuana and dwelling units. Staff finds all of the applicant’s
requests reasonable in that the applicant provided approx. 19 acres of active and
passive open space, held a strong public participation program incorporating
stakeholder comments, and received LAFB approval of the proposal.
22. Staff believes that the applicant has acted in good faith to notify nearby owners of the
proposed change by holding two public meetings and keeping staff informed as to any
comments received. Staff notified the City of Glendale about both requests and
received no comments. The applicant will address City of Surprise comments regarding
Peoria Avenue at the time of the Preliminary Plat. Staff received no public opposition
and reviewing agencies have no objection to the requests.
Recommendations (Two Motions – CPA2020005 & Z2020102):
23. For the reasons outlined in this report, staff recommends the Commission motion for
Approval of CPA2020005, subject to conditions ‘a’ – ‘d’.
a. Development and use of the site shall be in substantial conformance with the
Narrative Report entitled “Richmond American”, consisting of 26 pages, dated
March 10, 2021, and stamped received March 10, 2021, except as modified by
the following conditions.
b. Development and use the site shall be in general conformance with the land use
exhibit entitled “Reems & Peoria” dated March 9, 2021 and stamped received
March 10, 2021, except as modified by the following conditions.
c. The following Luke Air Force Base condition shall apply:
Richmond American Homes and successive owners shall notify future
owners/tenants that they are located near a military airport with the following
language:
“You are locating in a residential dwelling inside the State Statute defined “territory
in the vicinity of a military airport,” which means that aircraft flying in this area are
authorized to fly as low as 1,500 feet above the ground. You will be subject to
direct overflights and noise by Luke Air Force Base jet aircraft in the vicinity.
CPA2020005 & Z2020102
Page 12 of 17

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.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning
and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by 5 foot
sign in front of all sales and/or leasing offices and be permanently posted on the
front door of all sales and/or leasing offices on not less than 8½ inch by 11 inch
sign.
d. 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 owner to enjoy uses in excess of those permitted by the land use
existing on the date of the application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to the
land use designation that existed on the date of the application. It is, therefore,
stipulated and agreed that 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
the value of the property from the value it held on the date of application due to
such revocation. The Comprehensive Plan Amendment enhances the value of
the property above its value as of the date the Comprehensive Plan Amendment
is granted and changing to the prior land use designation results in the same value
of the property as if the Comprehensive Plan Amendment had never been
granted.
24. For the reasons outlined in this report, staff recommends the Commission motion for
Approval of Z2020102, subject to conditions ‘a’ – ‘n’.
a. Development of the site shall comply with the Zoning Exhibit entitled “Legal
Description for Reems and Peoria”, consisting of 6 pages, dated revised March 2,
2021, and stamped received March 10, 2021, except as modified by the following
conditions.
b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “Narrative for Richmond American Homes”, consisting of 34 pages,
dated March 10, 2021, and stamped received March 10, 2021, except as modified
by the following conditions.
c. The following R1-6 RUPD Zoning District standards shall apply:
CPA2020005 & Z2020102
Page 13 of 17

1. Max. Height: 30’ and two stories, except that all lots that fall within 150’ of
the western zoning district boundary line shall be restricted to 30’ and one
story
2. Min. Front Yard: 10’
3. Min. Rear Yard: 15’
4. Min. Lot Area: 5,175 sq. ft.
5. Min. Lot Width: 45’
6. Min. Lot Area Per Dwelling Unit: 5,175 sq. ft.
7. Average Lot Area per Dwelling Unit: 12,497 sq. ft.
8. Max. Lot Coverage: 55%
9. Max. Height of Monument Sign: 12’ for primary monument sign, 8’ for
secondary monument sign
10. Max. Subdivision Sign Area: 40 sq. ft. for primary monument sign, 32 sq. ft.
for primary secondary sign
11. Max. Dwelling Units: 359 dwelling units
12. Lighting: No street light poles shall be permitted within 100’ of the western
boundary line of the R1-6 RUPD zoning district except at the discretion of
any future Street Lighting District
13. Landscaping: In addition to required landscaping, the landscape buffer
along the western boundary line of the R1-6 RUPD zoning district shall
include an evergreen tree species that typically grows taller than native
desert trees. The applicant or developer shall propose the type and
number of evergreen trees within the western landscape buffer upon the
submission of a preliminary plat to the County for approval by the staff of
Planning and Development.
14. Min. Open Space: Not less than 19 acres of the R1-6 RUPD zoning district
shall be developed as recreational open space. At the time of each
preliminary plat submission, the developer shall include a description of
the status, cumulative acreage and proposed amenities as identified with
this condition.
d. The following IND-2 IUPD Zoning District standards shall apply:
1. Min. Side Yard: 25’ adjacent to rural or residential zoning
2. Prohibited Uses: Adult oriented businesses, medical marijuana and
residential (single-family, two-family or multi-family)
3. Buffering: All structures shall be prohibited within 100’ of the R1-6 RUPD
zoning boundary to the north
e. The following Planning Engineering conditions shall apply:
1. Access to the industrial portion as depicted is dependent upon a separate
access agreement that would be required from the Flood Control District
of Maricopa County. Any approval of this zone change does not imply
approval of any access agreement.
2. 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 building lots/units, drainage design, access and roadway
CPA2020005 & Z2020102
Page 14 of 17

alignments. These items will be addressed as development plans progress
and are submitted to the County for further review and/or entitlement.
3. A traffic impact study (TIS) must be submitted with future entitlement
(preliminary plat or POD) application(s). This TIS must also be submitted to
the City of Surprise since Peoria Avenue is under their jurisdiction. Approval
from the City will be required prior to approval of any building plans. If the
Industrial portion is to be accessed from Olive Avenue approval from
MCDOT for the TIS will also be required.
4. A Drainage Report discussing the offsite flow from the Twelve Oaks
development channel must be submitted with future entitlement
(preliminary plat or POD) application(s).
5. 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.
f. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
g. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
h. Prior to zoning clearance or Final Plat approval, developer(s) and/or builder(s)
shall establish emergency fire protection services, covering all real property
contained within the project area during course of construction and shall obtain
a ‘will serve’ letter substantiating coverage from the applicable fire service
provider.
i. All habitable buildings constructed within this subdivision shall be constructed to
attain a noise reduction level as per ARS § 28-8482(B).
j. Amendments to the site plan and narrative report shall be processed as a revised
application in accordance with Maricopa County Zoning Ordinance Article 304.9.
k. Noncompliance with the conditions of approval will be treated as a violation in
accordance with the Maricopa County Zoning Ordinance. Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3 (Conditional
Zoning).
l. Non-compliance with the regulations administered by the Maricopa County
Environmental Services Department, Maricopa County Department of
Transportation, Drainage Review Division, Planning and Development
Department, or the Flood Control District of Maricopa County may be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
CPA2020005 & Z2020102
Page 15 of 17

m. The granting of this Zone Change has been at the request of the applicant, with
the consent of the landowner. The granting of this approval allows the property
owner to enjoy uses in excess of those permitted by the land use existing on the
date of the application, subject to conditions. In the event of the failure to comply
with any condition of approval, the property shall change to the land use
designation that existed on the date of the application. It is, therefore, stipulated
and agreed that 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 the value of the
property from the value it held on the date of application due to such revocation.
The Zone Change enhances the value of the property above its value as of the
date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been
granted.
n. The following Luke Air Force Base condition shall apply:
Richmond American Homes and successive owners shall notify future
owners/tenants that they are located near a military airport with the following
language:
“You are locating in a residential dwelling inside the State Statute defined “territory
in the vicinity of a military airport,” which means that aircraft flying in this area are
authorized to fly as low as 1,500 feet above the ground. You will be subject to
direct overflights and noise by Luke Air Force Base jet aircraft in the vicinity.
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.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning
and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by 5 foot
sign in front of all sales and/or leasing offices and be permanently posted on the
front door of all sales and/or leasing offices on not less than 8½ inch by 11 inch
sign.
Presented by: Adam Cannon, Planner
Reviewed by: Matthew Holm, AICP, Planning Supervisor
Attachments: Case Map (2 pages)
Land Use Exhibit (1 page)
Legal Description (6 pages)
CPA2020005 Narrative Report (26 pages)
CPA2020005 & Z2020102
Page 16 of 17

Z2020102 Narrative Report (34 pages)
Engineering comments (2 pages)
MCESD comments (2 pages)
LAFB comments (4 pages)
City of Surprise Comments (2 pages)
CPA2020005 & Z2020102
Page 17 of 17

MARICOPA COUNTY
Application Name: Richmond American Homes
Legal Description
T03N R01W 030, T3N R01W 30
Applicant Applicant Phone/Email
..
Kurt Jones for Tiffany & Bosco kajones@tblaw.com
CPA2020005
Case Address Parcel Primary: 501-41-006Q
15700 W PEORIA Ave
WADDELL AZ 85355 501-41-006N, 501-41-006R, 501-41-006S+
Generated March 20, 2021 13:21 PM Gross Acres: 176 approx. Map scale 1:12,793
Supervisor District No. 4
SIGNATURE RESIDENTIAL COMMUNITY
/
Maricopa County Planning & Development - Phoenix, AZ

MARICOPA COUNTY
Application Name: Richmond American Homes
Legal Description
T03N R01W 030, T3N R01W 30
Applicant Applicant Phone/Email
..
Kurt Jones for Tiffany & Bosco kajones@tblaw.com
Z2020102
Case Address Parcel Primary: 501-41-006N
15700 W PEORIA Ave
WADDELL AZ 85355 501-41-006Q, 501-41-006R, 501-41-006S+
Generated March 20, 2021 13:22 PM Gross Acres: 176 approx. Map scale 1:12,793
Supervisor District No. 4
SINGLE FAMILY - TRANSITIONAL LOT AND LIGHT INDUSTRIAL
/
Maricopa County Planning & Development - Phoenix, AZ








Comprehensive Plan Amendment Request from Agriculture (AG) to Single
Family – Transitional Lot and Industrial Park
Narrative
for
Richmond American
Approx. 277 feet southwest of the southwest corner of Peoria Avenue and Reems Road
Maricopa County, Arizona.
Case # CPA2020005
Submitted: December 23, 2020
Second Submittal: February 17, 2021
Final Submittal: March 10, 2021
DEVELOPER ATTORNEY CONSULTANT
Richmond Homes of Arizona Tiffany & Bosco ABLA
8800 E Raintree Dr, #300 2525 E Camelback Rd. 310 E Rio Salado Parkway
Scottsdale, AZ 85260 Phoenix, AZ 85016 Tempe, AZ 85281
Tel: 602.522.4723 Tel: 602.255.6000 Tel: 480.530-0077
Contact: Kirsten Beard Contact: William E. Lally Contact: Andrew Baron

Table of Contents
1. Executive Summary ...................................................................................................................3
a. On-Site and Regional Location .......................................................................................................... 3
b. CPA Size and Description of Land-Use Types by Acreages ............................................................... 4
c. Road/Transportation Systems Serving the Proposed Project ........................................................... 4
d. Suitability with the Surrounding Land Uses ...................................................................................... 4
2. Description of Proposal .............................................................................................................4
3. Public Utilities and Services ..................................................................................................... 12
a. Water .............................................................................................................................................. 12
a. Sewer .............................................................................................................................................. 13
b. Drainage/Flood Zone ...................................................................................................................... 13
4. Conclusion ............................................................................................................................... 13

1. Executive Summary
The developer, Richmond American Homes, desires to develop a single-family residential subdivision
and designate the remainder of the property for industrial uses located approximately 277 feet south and
west of the corner of Peoria Avenue and Reems Road (“Property”) within unincorporated Maricopa
County. To facilitate the development of the property, this application seeks a General Comprehensive
Plan Amendment (“CPA”) to change the land use designation in the White Tank/Grand Avenue Area Plan
from Agriculture (AG) to Single Family – Transitional Lot and Industrial Park land use designations. The
amendment to the Comprehensive Plan will enable Richmond American Homes' to propose a brand new,
beautiful community with ample open space offering varying residential lot sizes and product types
complimentary to other uses and development in the area. The residential uses will be concentrated to
the northern half of the Property while the industrial uses will be located on the southern end of the
Property adjacent to the railroad.
a. On-Site and Regional Location
The site is identified as Maricopa County Assessor Parcel Numbers (APNs) 501-41-006N, 501-41-006Q,
501-41-006R, 504-41-006S, and 501-41-008G. (Refer to Appendix A: Parcel Map). The site is approximately
±179 gross acres of undeveloped land and is currently zoned Rural-43 (RU-43) and R1-35 (Single Family
Residential). The Property is also within the City of Glendale’s
Project Data
A.P.N. 501-41-006N, 501-41-006Q, 501-41-006R, 504-
41-006S, and 501-41-008G
Current Land Use Vacant/Undeveloped/Agriculture
Existing Area Plan Land Use Designation Agriculture
Single Family – Transitional Lot and Industrial
Proposed Area Plan Land Use Designation
Park
Current Zoning District RU-43 and R1-35
Proposed Zoning District R1-6 RUPD & IND-2 IUPD
Gross Site Area 179+/- Acres
Area Plan White Tank/Grand Ave
Supervisorial District Supervisorial District 4 – Clint Hickman
School District Dysart Unified School District (K-12)
1. Luke Air Force Base
Luke Air Force Base (Luke AFB) is approximately 2.5 miles south of the Property. The Property is located
within the “Territory in the vicinity of a military airport” outside of the 65 Day-Night Average Sound Level
(Ldn) noise contour, and within the “Graduated Density Concept” (GDC) zone for Luke AFB with a
maximum density of 2 du/ac as shown on Appendix B: Luke AFB Compatibility. The overall project density
of 2.0 du/ac meets Luke policy within the GDC zone. The density is appropriate for the area and follows
the GDC policies to protect the mission of Luke AFB.
2. Schools
This site resides within Dysart Unified High School District and Dysart Unified Elementary School District.
Shadow Ridge High School is located approximately 3.5-miles away from the site and Sonoran Heights
elementary school is located approximately 1/2-mile to the north.
3

b. CPA Size and Description of Land-Use Types by Acreages
The Property is currently designated as Agriculture “AG”) under the Maricopa County White Tank/Grand
Avenue Plan (WTGA) (see Appendix C: Current and Proposed CPA Designation). As outlined above, the
requested Comprehensive Plan Amendment (CPA) is to develop approximately 104.7 gross acres that
comprise the north portion of the project into a single-family residential subdivision. The proposed
residential density for the entirety of the Comprehensive Plan Amendment is approximately 2 du/ac. The
CPA request is to amend the WTGA land use designation to Single Family – Transitional Lot and Industrial
Park. The proposed density meets the Luke GDC range of appropriate density adjacent to the 65 DNL
line. The proposed land use for the remaining approximately 74.8 acres (southern portion) will allow for
light industrial uses similar to the recent industrial growth in the areas designated as ‘Luke Compatible’
uses within the noise contour lines.
c. Road/Transportation Systems Serving the Proposed Project
1. Access & Circulation
The existing circulation system of the area supports the proposed single-family residential development
at this location. The proposed development will provide public internal streets with direct access via
Peoria Avenue. The south half-width right-of-way for Peoria Ave. will be 65-feet. A secondary access
point to the proposed residential subdivision is also proposed onto Peoria Ave. The location of the access
points is positioned so as to provide a full intersection at the residential main entry and align with any
future development across Peoria Ave. to the north.
d. Suitability with the Surrounding Land Uses
The White Tank/Grand Avenue Area Plan designates this site and surrounding land uses for
Agriculture for the Property and existing residential subdivision to the west. All properties to the east
fall in the Military Compatible land use designation. As such, the proposed residential development
will feature lot sizes and densities similar to and compatible with properties to the north and
northeast. The below listed existing surrounding developments, which are in immediate proximity
to the proposed development.
x North: City of Surprise, Vacant parcels and residential subdivisions zoned PAD (“Planned Area
Development”)
x South: Large vacant parcels within the City of Glendale zoned PAD for residential development,
commercial and Luke compatible uses
x East: Immediately adjacent is vacant land used for drainage purposes for the County Flood
Control District. Further to the east is vacant land within the City of Glendale zoned PAD for non-
residential uses within the Luke noise contour lines
x West: Single family lots (Twelve Oaks Estates) zoned R1-35 and vacant farmland in the County
zoned RU-43)
2. Description of Proposal
This Comprehensive Plan Amendment will create a desirable residential development comparable to
other high-quality master planned communities and subdivisions in the area within this GDC zone. The
RUPD will be used to modify the lot sizes and setbacks in order to meet current market conditions, as
well as allow for generous open spaces throughout the Community.
The Community will have a diverse mix of lots sizes and generous amounts of useable open space to
enhance the livability in the Community for future residents. The Project creates approximately 19 acres
of open space with main central park area with park amenities. Other smaller open spaces are provided
4

throughout the project. The overall open space design was modified based on input from the existing
single-family neighborhood to the west. The revised plan provides for open space along the existing
residential subdivision instead of backing up lots to the western boundary of the Property. Although the
request is to increase density, the proposed density is consistent with growth patterns in the area and is
within the threshold of Luke AFB’s GDC designations. In addition, since our initial submittal, Luke AFB
personnel reviewed our request and is in support of the land plan as submitted with caveats to no further
residential in the proposed industrial zoned area. The future light industrial will provide for future
employment land uses for the growing residential communities. The utilization of existing infrastructure,
supporting balance/diversity in development patterns, and providing housing for a growing economy in
the west valley are all goals in line with the goals put forth in the Maricopa County Vision 2030
Comprehensive Plan. The CPA for the Project will be evaluated based on the following criteria:
1. Whether the amendment constitutes an overall improvement to the Vision 2030 Comprehensive Plan
and the White Tank/Grand Avenue Area Plan and is not solely for the good or benefit of a particular
landowner or owners at a particular point in time.
This Amendment compliments the surrounding land uses by serving as a transitional community,
bridging the nearby Large and Small Lot Residential communities in the proximate area. The Vision 2030
Comprehensive Plan’s Single Family – Transitional Lot will support the companion R1-6 RUPD request
and is consistent with growth and development in the area. The continued growth of the west valley
supports the local communities with residents who will live, work and recreate in the area. This in turn
creates additional community revenues through sales and development taxes and other spending. The
development plan respects the Luke AFB and their development policies that allows Luke to continue to
thrive and provide a crucial role in the economic well-being of the west valley. The future residential
neighborhood will allow for the continued cohesiveness of the surrounding residential developments and
provide for transition from the non-residential uses to the east south of Reems and along the Olive Road
corridor. The Project will include a variety of lot sizes and housing products to bring diversity to the area.
Additionally, the proposed land plan will feature open space and create a community appropriately
suited for this area with a lush entrance and centralized amenities that will engage this future
neighborhood. On average, building 1,000 single-family homes creates 2,900 full-time jobs and
generates $110.96 million in taxes and fees for all levels of government to support police, firefighters and
schools, according to NAHB’s National Impact of Home Building and Remodeling report. Therefore, with
359 homes proposed, the above numbers equate to approximately 35% or over 1,000 full-time jobs as a
result of the residential development.
The concentration of the residential along the north side of the Property will allow for the southern
portion to develop with future employment and industrial uses. The industrial uses in the area are
providing necessary jobs to the growing residential communities and minimizing traffic out of the west
valley towards the central city. Assuming approximately 40% lot coverage, which would equal roughly
+/-1,300,000sf warehouse/distribution building(s), there is a potential for 500 – 1,200 employees. If the
future owner(s)/tenant(s) have any manufacturing involved, typically the number of employees are
greater than the warehouse/distribution type uses. The west valley is growing along the new freeway
corridors of the Loop 101, 303 and the evolving Northern Parkway. The positioning of the industrial uses
along the southern end of the Property will provide for convenient access to these roadways with minimal
impacts to the roadways being highly used by the existing and future residential uses. The placement of
the industrial will also support the Luke mission by limiting residential across the entire Property.
5

2. Whether the amendment will adversely impact all or a portion of the planning area by:
a. Altering acceptable land use patterns to the detriment of the plan.
This request does not disturb land patterns to the detriment of the White Tank/Grand Avenue Area Plan
and Vision 2030 Comprehensive Plan. Rather, the Project creates a natural transition from Large Lot to
Small Lot Residential. Additionally, residential developments directly north of Peoria Avenue are of
similar density and design. The proposed density is consistent with development patterns in the area.
The Site is located within the 2 du/ac designations of Luke AFB GDC. Furthermore, less than half of the
Property is being designated for Industrial Park along the Olive Road corridor. The properties along Olive
and to the east do not have adjacent or nearby residential communities. This area is more attuned to
developing in a non-residential manner based the proximity to Luke AFB and access. Refer to Appendix
C: Current and Proposed CPA Designation for a depiction of the proposed land use and how it integrates
with these land uses.
b. Requiring public expenditures for larger and more expensive infrastructure improvements to
roads, sewer, or water systems than are needed to support the planned land uses.
No public expenditures are needed to provide the necessary infrastructure to serve the Project. EPCOR
will provide water and wastewater services to the Property. Peoria Avenue will provide access to the
proposed residential community. The industrial property will use existing owned access points to the
east to Reems Road. No public expenditures are required to meet traffic needs for the Project. All of the
water, sewer and other public infrastructure to the project will be borne by the applicant.
c. Adversely impacting planned uses because of increased traffic.
There will be no adverse impacts to the area due to increased traffic. The community will access directly
to Peoria Ave., a principal arterial, which can easily accommodate the traffic generated by the residential
portion of the project. Moreover, the proposed residential community is conveniently located
approximately one (1) mile east of Loop 303, and approximately one (1) mile north of the recently
improved Northern Parkway providing easy access to the greater Phoenix metropolitan area and is
consistent with planned uses and development. Future traffic from any future industrial uses will need
to improve roadway strips of property east from the industrial designated property to connect to Reems
Road. This access allows for industrial traffic flow away from existing and future residential homes to the
north and northwest. We are working with the City of Surprise on the location of the residential
entrances along Peoria Road in order to create aligned roadways with development to the north and
adequate spacing from other roads in the area.
d. Affecting the livability of the area or the health or safety of present and future residents.
The proposed development and CPA will have no negative effects on livability, health, or safety of
present and future residents. The Project will only improve existing roadways (Peoria Ave), and water
and wastewater services. Moreover, the Project provides for open spaces, passive and active amenities,
and varied, quality housing, creating a livable and healthy community. Additionally, the Project is only
accessible to the north with no connections to the residential neighborhoods to the west. The proposed
industrial land use will utilize land owned to the east to access Reems Rd. negating any impacts to the
existing or future residential lots and their concentrated access off Peoria Ave. The placement of the
industrial uses with access to Reems Rd. with not affect the livability to the area. The industrial traffic
will utilize either Reems Rd. or Olive Avenue across the railroad tracks to ensure the livability and health
of the residents are minimally impacted. Furthermore, buffers are being proposed for limiting land uses
6

adjacent to the proposed residential uses, thereby ensuring compatibility for the existing and future
residents.
e. Adversely impacting the natural environment or scenic quality of the area in contradiction to
the plan.
This proposal poses no adverse impact to the natural environment or scenic quality of the area. The Site
was previously used as farmland. The entire north side of Peoria Ave. are attractive residential
communities offering a variety of housing alternatives. Residential development is consistent with
adjacent uses and the request for Single Family Transitional Lot is an optimal designation to blend the
small and large lot residential subdivisions in the area. The overall scenic quality and aesthetic will be
greatly improved with landscaping along the Project’s collector street and open spaces throughout the
new community. The industrial uses will be concentrated to the south in a more non-residential
developed area along a rail line and access through the Luke noise contour lines to the east. As this part
of the west valley is seeing larger manufacturing and distribution type uses, the proposed acreage could
be developed with a couple of larger users or a smaller set of users in an industrial park type setting.
3. Whether the amendment is consistent with the overall intent of both the Vision 2030 Comprehensive
Plan and the White Tank/Grand Avenue Area Plan.
The WTGA Plan emphasizes public involvement and incorporates citizens comments, ideas, and
recommendations. We were vigilant in reaching out to the County residents and all property owners
within 300 feet in holding a virtual open house prior to submitting a case to the County. We specifically
reached out to all of the County residents within the Twelve Oaks subdivision directly west of the
Property no matter how far away their property was from the proposal. We have continued to keep them
in the loop as to our submittal and resubmittal information and schedule via a website that all can access
for continued information. The requested Comprehensive Plan Amendment is consistent with the overall
intent of both the Vision 2030 Comprehensive Plan and White Tank / Grand Avenue Area Plan. The WTGA
seeks a variety of housing types and mixed housing densities. The CPA will allow the Community to
develop with an underlying land use designation appropriate and compatible with surrounding
developments, but flexible enough to allow for a differing residential density. The industrial uses will be
compatible with the non-residential uses that will infill areas to the east within the Luke noise contour
lines. The WTGA specifically states what the public participation process called for in the creation of the
plan. Our response to the bullet points of the public engagement during the creation of the plan are as
follows:
x Density and land use near Luke Air Force Base
o Response: The proposal follows Luke graduated density concept and has Luke’s
approval.
x Timing and location of urban and rural development
o Response: As the area continues to grow from the City of Surprise to the north, the large
industrial users to the east and the new regional roadways to the west and south, this
project’s timing, density and land use is appropriate for the area.
x Impacts from the future loop 303 highway on regional development patterns
o Response: The proposed residential traffic and industrial traffic will be able to take
advantage of the Loop 303’s location to the west
x Ensure land use compatibility and public safety in light of potentially rapid future growth.
o Response: The proposed land uses (residential and industrial) are compatible to the
surrounding residential neighborhoods and the evolving industrial uses in the area.
7

x Create community and neighborhood identity based on sound planning techniques, social
interaction, and appreciation of environmental resources.
o Response: The proposed residential plat has approx. 19 acres of passive and active open
space areas for the future residents. Buffers and the large flood way to the east will allow
for appropriate transitions to the non-residential uses
x Produce a functional, efficient, and pleasant region in which residents can live, work, and play.
x Identify, analyze, and implement ideas and techniques that improve residents' physical, social,
and economic quality of life.
o Response: Richmond proposes to develop new housing stock for the area with up-to-
date amenities and designs. With large open space areas for passive and active
recreation, these newer subdivisions are providing for more neighbor physical (out from
the back yard) and social interaction.
x Identify, analyze, and implement ideas and techniques that help create a distinctive image for
the planning area.
o Response: Richmond is planning another signature residential community with a grand
entry, large open spaces and exceptional housing product. The industrial development
will take advantage of this areas unique location to the Loop 303 and Northern Parkway
and add to the growing employment options for the nearby residents.
4. The extent to which the amendment is consistent with the specific goals and policies contained within
the plan.
The CPA supports specific goals and policies for both the Vision 2030 Comprehensive Plan and the WTGA
as outlined below.
LAND USE
Policy #16: Maricopa County supports directing new urban development to the urban growth area
identified in this plan.
Response: With the Project situated approximately one (1) mile east of the Loop 303 and one (1) mile north
of Northern Avenue, it is in a prime location to service the needs of the growing and developing West Valley.
Increased and varied housing product in this area is in demand, and the proposed density range of Single
Family – Transitional Lot compliments the surrounding area and provides a transition from higher to lower
density neighborhoods. The industrial park concept will allow for non-residential uses to access more Reems
Rd and/or Olive Avenue across the railroad tracks. The uses to east are within the Luke noise contour lines
that restricts residential development. The proposed residential portion of the proposal is buffered from
industrial users by the flood control area to the east.
Policy #19: Maricopa County supports mixed housing options.
Response: The lot sizes proposed for the Project will create a more diverse mix of housing options within the
area proposed in this RUPD application and plans to have a variety of lot sizes in the future neighborhood.
Policy #24: Maricopa County supports land use compatibility within the High Noise of Accident Potential
Zone of Luke Air Force Base, Auxiliary Airfield #1, and the military auxiliary airfield near the town of Gila
Bend.
Response: The Project is located approximately 2.5 miles from Luke AFB. The Property is located within the
“Territory in the Vicinity of a Military Airport” outside of the 65-Ldn noise contour, within the maximum 2
8

du/ac GDC zone for Luke AFB. The overall Project density meets the densities permitted within GDC zone.
Additionally, the Project is located outside both the Accident Potential Zones 1 and 2. The proposed
industrial on the southern portion of the Property will provide for compatible uses to future properties within
the Luke noise contour lines.
Policy #25: Maricopa County supports land use buffers and land use transitions in urban/rural interface
areas, including near aggregate mining operations and the county’s regional parks.
Response: The lot sizes and density proposed are consistent with the area. With adjacent Large Lot
Residential, and Small Lot Residential to the south and other nearby communities, the Project creates a
natural transition among these communities with the proposed Single Family – Transitional Lot designation.
Additionally, the Project will feature neighborhood parks and ample open space, creating internal amenities.
The companion zoning case for the industrial zoning provides for an IUPD that will limit uses within close
proximity to the existing and future residential properties.
Policy #30: To promote active and healthy lifestyles, Maricopa County supports interconnected trails,
parks, preserves, open space, recreation centers and similar features in new urban development.
Response: An internal path system, a large neighborhood park, and generous open space throughout the
development create open space areas for future residents to enjoy active and healthy lifestyles.
OPEN SPACE
Open Space Goal #4: Have quality neighborhood parks and open space with adequate and appropriate
recreation amenities in urban residential development.
Response: The Project features a large central neighborhood park serving as a central gathering and
recreational area within the community. Additional open spaces are anticipated throughout the Project with
landscaped common areas and system of roadways and paths leading to the centralized park.
COST OF DEVELOPMENT
Policy #2: Maricopa County supports using the preferred funding methods identified in this plan to offset
costs of new development.
Response: Infrastructure and utilities associated with the Project will be dedicated or constructed by the
developer as part of the development. The southern half street of Peoria Ave. will be improved with the
development of this Project. Utility infrastructure is available to the Property and will be extended and sized
to provide services for the Project at no cost to the County or public.
TRANSPORTATION
Transportation Goal #2: Contribute to a safe, seamless, and effective transportation system.
Response: Improvements to Peoria Ave. will occur with development of the Property. Additionally, with easy
access to Loop 303 and the Northern Parkway, future homeowners can easily access the greater Phoenix
area.
WHITE TANK / GRAND AVENUE AREA PLAN, adopted December 6, 2000
LAND USE
9

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.
Response: The placement of the residential uses creates an extension of the residential neighborhoods to
the north in Surprise and the Twelve Oak subdivision to the west in the County. This stretch of Peoria Avenue
will provide direct access to these residential communities. The remainder portion of our proposal seeks to
create an employment zone closer to the railroad tracks and the mainly non-residential traffic utilizing Olive
Avenue. The future development of the industrial zoning will either utilize access to the east to Reems Rd.
or to the south across the railroad tracks. The proposal is sensitive to the proximity of the Property to the
Luke AFB noise contours, the surrounding residential communities and the adjacent drainage ways. The
combined land use amendment and rezoning for the residential community will work to coordinate access
points with the City of Surprise future residential development on the north side of Peoria Avenue. Both
residential developments are comparable with regards to density and design.
Objective L 1.2: Encourage the use of planned communities that provide a variety of land uses, housing
types, employment opportunities, and offer a safe and pleasant living and working environment.
Response: The proposal provides for land use designations and zoning that provides for a mixture of
residential and employment uses. This area of the west valley is growing with residential communities away
from the Luke AFB noise contour lines and non-residential uses within the noise contour lines. This
compatible land planning seeks to create thriving residential neighborhoods, new employment opportunities
for the west valley while maintaining sound planning in and around the base.
Policy L 1.2.3: Internal streets in residential areas shall be designed to discourage cut through traffic.
Response: The internal streets pattern for the Project will provide no opportunities for cut through traffic
through other residential subdivisions. There will be no connection from the proposed industrial land to
access through any existing or future residential subdivisions.
Policy L 1.2.4: Encourage the use of flexible planning and design techniques.
Response: Through the companion RUPD application, flexible planning and design techniques will allow for
added development diversity within the area. This flexibility will still align with the overall White
Tanks/Grand Avenue and Vision 2030 Comprehensive Plan. The IUPD development standards will limit uses
adjacent to residential uses so as to provide less impactful uses on the northern portion of the industrial land.
Goal L2: Protect the public health, safety, and welfare in areas around Luke Air Force Base and other
noise generating centers.
Objective L2.2: Encourage development patterns and standards compatible with the continuing
operation of military and civilian airports, automotive proving grounds, and racetracks.
Response: The Project is also located within the Luke AFB GDC area, allowing a maximum residential density
of 2 du/ac. Our projected cap of 359 residential units places the overall density at 2.0, which is allowed per
the GDC guidelines. Refer to Appendix B: Luke AFB Compatibility Exhibit for the location of the site within
the GDC lines. The proposed Project’s land use and residential densities are compatible with the Luke AFB
development criteria, protecting the bases’ continuing operations. The rezoning of 73 acres to industrial will
ensure further uses on the southern portion of the Property creates compatible uses just outside the noise
contour lines. Luke AFB has provided the County with a letter to this affect.
TRANSPORTATION
10

Goal T1: Improve the roadway network to meet future transportation needs, promote safety, and
mitigate congestion.
Response: The proposal will develop the south side of Peoria Avenue along the Property’s frontage. This will
allow for coordinated access points west of Reems Road for existing and future residential properties on both
side of Peoria Ave. The Property has potential access ways to the east for the industrial to access across the
flood control structure to Reems Road, thereby not affecting the residential traffic on Peoria Ave.
Furthermore, we have had discussions with the property owner at the northwest corner of Reems Rd. & Olive
about a potential shared access and application to cross the railroad property to access Olive Avenue.
Objective T1.2: Minimize traffic congestion on regional routes, state highways, and urban arterial roads.
Response: The Project is located adjacent to Peoria Ave. The Project will dedicate, widen, and improve this
street as needed to develop the Project.
Objective T1.4: Encourage the coordinated and timely development of new roadways.
Response: Construction of additional major roadways is not required with the development of this Project
since the roadways are already in place. The industrial will access Reems Road to the south through land
owned by the Property owner. All internal residential and industrial streets will be built by the developers.
ENVIRONMENT
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.
Response: The Property is currently in agricultural use. The proposed residential and industrial development
will follow all of the federal, state, county and local environmental development ordinances and policies in
developing the property. Significant useable and passive open spaces are proposed within the residential
subdivision and a buffer of certain uses within the industrial portion of the Property. The Property is adjacent
to a flood control drainage way and will not have any impacts to that existing open space.
Objective E1.1: Encourage developments that successfully coexist and are compatible with significant
natural features.
Response: As mentioned above, the open space present in the flood control drainage way will be maintained
and viewed as an open space amenity to lots along the east side of the proposed subdivision. As there are
no other significant natural features in the area, the proposal will coexist with the other development in the
area. The proposed residential development will coexist with the surrounding residential communities, while
the proposed industrial development will provide a land use limitation buffer adjacent to the residential
component. The proposed IUPD overlay intends to limit intense industrial uses and limit access to the south
or east. By restricting a buffer distance (currently 150 foot minimum) any planning for significant industrial
uses will be relegated to the southern portion of the Property closer to Olive Ave. The combination of the
open space provided in the land plan for the residential development and the land limitation buffer within
the industrial zoned land will allow the uses to mutually coexist in this area.
Policy E1. 1.4: Adequate control of on and off-site drainage should be required prior to development.
11

Response: Prior to development, on and off-site drainage control will be adequately addressed. The Property
is relatively flat farmland and is not highly valued open space. The open spaces within the residential
subdivision and future industrial development will handle on-site drainage.
Policy E1. 4.3: Encourage developers to provide outdoor recreation facilities and amenities in their
projects, including linear parks, which provide for the joint use of flood control facilities.
Response: Centralized open space will be provided throughout the community to create outdoor recreational
facilities and meeting places for the future residents. Trees, shrubs and groundcover will be introduced back
to the site within the yards and open spaces of both the industrial and residential developments.
Economic Growth Policy #1: Maricopa County supports orderly and balanced land use patterns that
include Basic and Non-Basic sector businesses, especially in master-planned communities and similar
urban development.
Response: The proposal to modify the land uses from agricultural to residential and industrial is an orderly
and balanced design considering the surrounding land uses. The concentration of the residential community
along the northern portion of the Property will create balanced residential communities adjacent to other
existing and future residential communities. The proposed industrial uses will be compatible with the Luke
noise contours and access roadways away from the residential developments. This area of the west valley
is seeing employment and industrial growth to the east and the proposed industrial zoning will compliment
that growth.
Economic Growth Policy #5: Maricopa County supports programs that attract a variety of Basic Sector
industry clusters that have long-term, stable growth prospects.
Response: The growth of the larger industrial and distribution uses to the east is a sign that this area of the
west valley is prime for clusters of uses that will benefit from the properties location and ease to regional
transportation routes. These types of investments are significant and represent a positive trend for a balance
of residential and employment growth for the area.
3. Public Utilities and Services
This application request will not adversely affect municipal and private facilities and services and will not
have an adverse effect on existing or future public and private open space, recreation, schools, or library
facilities. The following list identifies public and private services for the development:
x Water – EPCOR
x Sewer- EPCOR
x Electric – APS
x Natural Gas – Southwest Gas
x Police – Maricopa County Sheriff’s Office
x Fire – Rural Metro Fire Department
x Telephone – CenturyLink / Cox Communications
x Cable/Internet – CenturyLink / Cox Communications
x Refuse – Waste Management / Republic
a. Water
The water distribution system, as proposed, will provide sufficient water and pressure to meet the
domestic and fire flow requirements of the project. EPCOR will be the water provider for this project.
12

The project will connect to the existing water lines located within Peoria Avenue and extend future water
lines into the proposed local streets to provide service to each new home.
a. Sewer
The project lies in the service area of EPCOR, who has confirmed that it has sufficient capacity to
accommodate the project. The wastewater conveyance gravity system will require an offsite sewer main
extension. Connecting to the existing sewer main located at Olive Ave and 151st Ave, a new 12” sewer
main will be extended west along Olive Avenue to approximately 1500ft west of Reems Road. At this
point the proposed sewer main will extend north to the projects southern boundary crossing the existing
farm fields. From this location onsite sewer mains will be extended within the local residential streets to
serve each new home.
b. Drainage/Flood Zone
The project is located in Zone X on the Federal Emergency Management Agency (“FEMA”) Flood
Designation Map number 04013C1660L dated 10/16/2013 as such the project is not located within an
existing flood plain.
On-Site Drainage
The site will provide sufficient retention capacity to retain, at a minimum, the 100-year, 2-hour storm
even per Maricopa County requirements. All retention basins will be designed with a maximum of 4:1
side slopes and ponding depths not to exceed 3 feet. Maricopa County standards require all retention
basins to drain their volume from the 100-year, 2-hour storm event within a 36-hour period. The preferred
draining methods are infiltration/percolation, or drywells. Drywells will be installed according to Arizona
Department of Environmental Quality (ADEQ) guidelines of installation and will be designed and
maintained in accordance with Maricopa County’s Drywell Policy. Given the project location adjacent to
an existing Flood Control District of Maricopa County detention basin, the builder is exploring
opportunities to meter storm water from the proposed onsite retention basin to the existing district
regional detention basin.
Off-Site Drainage
The project site is in the historical path of offsite drainage flows. However, the project will benefit from
previously constructed drainage channels and detention basin adjacent to the property. Offsite drainage
flow travels towards the property arriving at the northwest corner and northeast corner. Offsite flows at
the northwest corner will be conveyed along the south side of Peoria Ave in a new drainage channel. This
drainage channel will connect to the existing drainage channel located along the west side of Reems
Road. Other offsite drainage flows will be conveyed south along the west side of Reems Road in an
existing regional drainage channel. This channel discharges to an existing detention basin which is
owned and maintained by the Flood Control District of Maricopa County. These two channels will be
designed to safely convey storm water around the project so as to protect the future project from flood
events. Localized street drainage from the frontage of Peoria Ave. will be collected by proposed scuppers
and/or catch basins and retained onsite in proposed retention basins.
4. Conclusion
Richmond American is proposing a signature residential community in a growing area of Maricopa
County. The requested Single Family – Transitional Lot designation will serve as a transition between
surrounding Agriculture land uses and the higher density zoning categories north of Peoria Ave. in the
City of Surprise. The residential land use designation will be compatible with like uses and developments
in the area. The remainder of the Property will be designated with the Industrial Park land use that will
take advantage of Reems Road access and a rail line along the southern boundary. The residential
13

designation on the northern portion of the Property is designed to meet today’s and the near future’s
residential market by providing a variety of lot sizes and home designs around significant open space
amenities. The quality of subdivision will benefit the future and surrounding residents by creating a
livable and market-ready project.
14

Appendix A
Parcel Map


Appendix B
Luke AFB Compatibility


Appendix C
Current and Proposed CPA Designation and Legals








Zone Change Request from R1-35 and RU-43 to R1-6 RUPD and IND-2 IUPD
Narrative
for
Richmond American Homes
Approx. 277 feet west of the Southwest corner of Peoria Avenue and Reems Road
Maricopa County, Arizona.
Case # Z2020102
Submitted: December 9, 2020
Second Submittal: February 17, 2021
Third Submittal: March 10, 2021
DEVELOPER ATTORNEY CONSULTANT
Richmond Homes of Arizona Tiffany & Bosco ABLA
8800 E Raintree Dr, #300 2525 E Camelback Rd. 310 E Rio Salado Parkway
Scottsdale, AZ 85260 Phoenix, AZ 85016 Tempe, AZ 85281
Tel: 602.522.4723 Tel: 602.255.6000 Tel: 480.530-0077
Contact: Kirsten Beard Contact: William Lally Contact: ct: Andrew Andrew Baron

Table of Contents
1. Introduction and Purpose of Request ........................................................................................3
2. Description of Proposal .............................................................................................................3
3. Relationship to Surrounding Properties ....................................................................................6
a. Luke Air Force Base ........................................................................................................................... 6
b. Schools .............................................................................................................................................. 7
4. Access & Circulation ..................................................................................................................7
5. Public Utilities and Services .......................................................................................................8
a. Water ................................................................................................................................................ 8
b. Sewer ................................................................................................................................................ 8
c. Drainage/Flood Zone ........................................................................................................................ 8
6. Location and Accessibility .........................................................................................................9
7. Development Schedule .............................................................................................................9
8. Open Space and Amenities ........................................................................................................9
9. Fencing, Walls, Screening and Entry Monumentation. ..............................................................9
10. Community Facilities and Services ............................................................................................9
11. Conclusion............................................................................................................................... 10

1. Introduction and Purpose of Request
The developer, Richmond American Homes, desires to develop a single-family residential subdivision
and an industrial parcel located on Peoria Avenue, just southwest of the intersection with Reems Road
within unincorporated Maricopa County (“Property”). The site is identified as Maricopa County
(“County”) Assessor Parcel Numbers (APNs) 501-41-006N, 501-41-006Q, 501-41-006R, 504-41-006S, and
501-41-008G. (See Appendix A: Parcel Map). The site is approximately ±179 gross acres of undeveloped
land and is currently zoned Rural-43 (RU-43) and Single Family (R1-35).
Richmond American Homes' proposal will rezone approximately 104.7 gross acres to create a vibrant,
single-family subdivision, on northern portion of the Property and approximately 74.8 gross acres to
industrial zoning on the southern portion of the Property. Richmond American Homes' proposed
subdivision will be a brand new, beautiful community with ample open space offering 359 lots varying in
size and product types complimentary to other uses and development in the area.
Richmond American Homes intends to dedicate approximately nineteen (19) acres of open space for the
residential project including a centralized park, community amenities and enhanced landscape buffer
and scenic entry along Peoria Ave. The community promotes interconnectivity within the project with
carefully planned internal circulation, adding to a rich and intimate sense of community.
Project Data
A.P.N. 501-41-006N, 501-41-006Q, 501-41-006R, 501-
41-006S, and 501-41-008G
Current Land Use Vacant/Undeveloped/Agriculture
Existing Area Plan Land Use Designation Agriculture
Single Family – Transitional Lot and Industrial
Proposed Area Plan Land Use Designation
Park
Current Zoning District RU-43 and R1-35
Proposed Zoning District R1-6 RUPD & IND-2 IUPD
Gross Site Area 179+/- Acres
Area Plan White Tank/Grand Ave
Supervisorial District Supervisorial District 4 – Clint Hickman
School District Dysart Unified School District (K-12)
Approximately 2.5 miles south of the Property is the northeast boundary of Luke Air Force Base (Luke
AFB). The Property is located within the “Territory in the vicinity of a military airport” outside of the 65
Day-Night Average Sound Level (Ldn) noise contour, and within the “Graduated Density Concept” (GDC)
zone for Luke AFB with a maximum density of 2 du/ac as shown on Appendix B: Luke AFB Compatibility.
The overall project density of 2 du/ac conforms to the maximum density allowed in the applicable GDC
zone.
2. Description of Proposal
To facilitate the development of the Property, this application seeks to rezone the Property from the
current R1-35 and RU-43 zoning designations to R1-6 Single-Family Residential Zoning District with a
Residential Unit Plan of Development (“RUPD”) Overlay (see Appendix C: Zoning Exhibit). For the
industrial portion of the Property, the request is for IND-1 (Planned Industrial) within an Industrial Unit
Plan of Development (“IUPD”).
3

These rezoning requests will require a companion Comprehensive Plan Amendment to amend the White
Tank/Grand Avenue (“WTGA”) land use from Agriculture to Single Family – Transitional Lot and Industrial
Park.
The majority of the Property is zoned with R1-35 land use designations allowing residential uses across
the entire large parcel. The four (4) other adjacent parcels (three at the northeast corner and one on the
south, just north of Olive Ave.) are zoned (Ru-43). The rezoning request would be to concentrate the
density on the northern half of the Property and leave the southern portion without an option for any
future density by rezoning to an industrial land use. Since R-5 uses are a part of the sequential zoning
districts from C-2 through to the Industrial Districts, the proposed IUPD will restrict the R-5 land use
allowed within the underlying IND-2 zoning district. The resulting site plan would allow for Richmond
American to provide market ready residential lots with ample open space and amenity areas. The
remainder of the property, the southern approximately 74.8 acres, would be rezoned for industrial uses
with a rail line on the southern end of the development. A minimum 150-foot restriction of uses to lessen
the industrial use impact on the proposed and existing residential uses is a part of the IUPD request. The
IUPD removes the uses allowed within the IUPD district and precludes any of the R-5 land uses in the
proposed industrial zoned property. Refer to Appendix E to see the list of use exclusions within the
amended IND-2 zoning district.
The RUPD portion of the request would allow for some amended development standards to the proposed
R1-6 zoning district to allow for Richmond American’s unique and exceptional housing designs and
models. This rezoning proposal will allow for residential development of the property, which is currently
an agricultural field. (See Appendix D: Residential Unit Plan of Development). Below is a table of the base
R1-6 development standards compared to the proposed R1-6 RUPD development standards:
RUPD Comparison Chart
Description Base Zoning District Proposed Zoning District
Regulations Regulations
R1-6 R1-6 RUPD
Max Height 30' or 2 stories 30' or 2 stories
Minimum front yard setback 20' 10' for livable areas, porches,
and side loaded garages
18' front loaded garages
Minimum side yard setback 5' 5'/5' Sides
Minimum street side yard setback 10' 10' Street Side (Corner)
Min. Rear Yard 25' 15'
Lot area (min) 6,000 SF 5,175 SF
Min. Lot width 60' 45'
Lot Area per Dwelling Unit 6,000 sq. ft 5,175 SF
Average Lot Area per d/u 6,000 sq. ft. 12,497 SF (103+/- acres)
Max. Lot Coverage 50% 55% of lot area
Min. Distance between Buildings 10' 10'
Parking Spaces 2/du 2/du
Max. Privacy Wall Height 6' Walls 6', Columns 6' - 8'
Max. Height of Subdivisions Monument 6' 12’ Primary Monument,
8’ Secondary Monument
Maximum Subdivision Sign Area (sign 32 sq. ft., 6' high with the base at 40 sq. ft Primary Sign,
area as defined by MCZO 1408.1) least 1/2 the width 32 sq. ft Secondary Sign
4

The proposed deviations from the R1-6 development standards will allow the developer to create a
community that meets today’s buyer preferences with respect to both product and community
amenities. In exchange for the proposed modifications to the development standards, the developer will
be able to allocate approximately 19-acres of open space. The open space will be a combination of active
and passive space, with a centralized park that may include a tot lot, ramada, barbeque and other
centralized amenities. The community will also feature a system of sidewalks that promote walking and
interconnectivity that lead to the centralized amenities. The land use plan for proposed residential
community has been designed to provide a fresh approach to community design in the area that is
compatible with the demands of today’s homebuyers, provides an exceptional open space and amenity
package, and remains complimentary to the existing residential uses in the area. The amended
standards allow for varied lot sizes that meet current residential standards, but also allows for greater
open spaces versus meeting a zoning district minimum lot size standard.
In addition, this rezone requests to further amend the IND-2 district via the IUPD overlay. The proposal
is to limit certain land uses within the northernmost 150’ of the industrial zoning designation. This will
ensure that compatible land uses within the industrial zoned area does not impact the existing residential
neighborhood to the northwest and the proposed Richmond American residential homes. The proposal
would restrict manufacturing, medical marijuana, and other non-compatible uses near the proposed and
existing residences. A specific provision is included in the amended IND-2 zoning district list of uses by
permanently removing the following uses:
x Adult uses
x Medical Marijuana uses
x Multi-Family uses
The following uses shall be restricted on the property to all area outside the 150-foot buffer adjacent to
the residentially zoned properties along the northern property line:
x Any use permitted in the IND-1 Zoning District, including a Medical Marijuana Dispensary or a
Medical Marijuana Offsite Cultivation Location subject to all the regulations specified in the use
regulations for such IND-1 Zoning District unless the use is otherwise regulated in this Section.
x Airports, runways/airstrips, helipads/heliports, and facilities for unmanned aerial vehicles
x Manufacturing, compounding, assembling, processing, packaging, or treatment of products
such as candy, drugs, perfumes, pharmaceuticals, perfumed toilet soaps, toiletries, but not
including the refining or rendering of fats and oils.
x Manufacturing, compounding, assembling or treatment of articles or merchandise from the
following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt,
fiber, fur, glass, hair, leather, paper, plastics, precious or semi-precious metals or stones, light
sheet metal, shell, textiles, tobacco, wire, yarns, wood not involving planning mills, and paint not
employing a boiling process.
x Manufacturing or assembly of electrical appliances, electronic instruments and devices, optical
goods, precision instruments, radios, and phonographs, including the manufacture of small parts
only, such as coils, condensers, transformers, and crystal holders.
x Manufacture of pottery and figurines or other similar ceramic products using only previously
pulverized clay.
x Truck terminals, including service and storage.
5

Refer to Appendix E: for the list of restricted uses within the northern 150 feet of the proposed industrial
zoning district and permanently restricted uses.
IUPD Comparison Chart
Proposed Zoning District
Description Base Zoning District Regulations
Regulations*
IND-2 IND-2 IUPD12
Minimum front yard setback 20’ (arterial); 15’ (collector); 10' (local) No Change
5’ (adjacent to res.); 10’ (corner lot); 3’
Minimum side yard setback 25’ min. adjacent to residential
(side)
- -
Minimum rear yard setback
25' No Change
Lot area 6,000 SF No Change
Lot width 60’ No Change
Lot coverage 60% of lot area No Change
3. Relationship to Surrounding Properties
The Maricopa County Vision 2030 Comprehensive Plan designates this site and surrounding land uses for
Agriculture for the Property and existing residential subdivision to the west. All properties to the east fall
in the Military Compatible land use designation. As such, the proposed residential development will
feature lot sizes and densities similar to and compatible with properties to the north and northeast. The
below listed existing surrounding developments, which are in immediate proximity to the proposed
development.
North: City of Surprise, Vacant parcels, and residential subdivisions zoned PAD (“Planned Area
Development”)
South: Large vacant parcels within the City of Glendale zoned PAD for residential development,
commercial and Luke compatible uses
East: Immediately adjacent is vacant land used for drainage purposes for the County Flood Control
District. Further to the east is vacant land within the City of Glendale zoned PAD for non-residential
uses within the Luke noise contour lines
West: Single family lots (Twelve Oaks Estates) zoned R1-35 and vacant farmland in the County zoned
RU-43
1 Industrial Uses: See Appendix E for the list of restricted uses within 150 feet of north property line of the Ind-͚
zoning district.
2 IUPD to limit uses adjacent to residential; Refer to Appendix F for a map of where the applicable restricted list of
uses are not allowed within 150 feet of residential zoned parcels.
6

a. Luke Air Force Base
As stated herein, in addition to this growth in the housing market and infrastructure improvements, this
particular area of the County is guided by noise contour boundaries GDC policies Luke AFB, located
approximately 2.5 miles to the south of the Property. The GDC zone for Luke AFB promotes lower
residential densities closer to the base, with higher densities transitioning away from the Base. This
policy has been in place to protect the military operations of the Base, while at the same time providing
an appropriate housing density to support the growth in the West Valley.
Without adherence to the density restrictions near the base policies, the military operations and
economic impact of Luke AFB would be at risk. Conversely, without adherence to the densities promoted
by the GDC, the West Valley would not be able to provide housing diversity and housing options to
sustain the fast-paced growth demands. In short, communities cannot sustain healthy growth or provide
utilities and services with large areas of very low density.
The GDC mapping for this area of the County indicates the Property to be within the 2 du/ac maximum
categories as shown on Appendix B: Luke AFB Compatibility. The proposed CPA, Single Family –
Transitional Lot, coupled with the zoning district R1-6 and RUPD overlay with a density of 2 du/ac, will
conform to the GDC policies, and help to protect the mission and operations of Luke AFB.
This proposal will create a desirable residential development comparable to other high-quality master
planned communities and subdivisions in the area within this GDC zone. The RUPD will be used to modify
the lot sizes and setbacks in order to meet current market conditions, as well as allow for generous open
spaces throughout the Community.
The Community will have a diverse mix of lots sizes and generous amounts of useable open space to
enhance the livability in the Community for future residents. The Project creates approximately 19 acres
of open space with main central park area with park amenities. Other smaller open spaces are provided
throughout the project. Although the request is to increase density, the proposed density is consistent
with growth patterns in the area and is within the threshold of Luke AFB’s GDC designations.
The concentration of the residential land uses to the north of the Property is also strategic from a Luke
AFB perspective. The placement of industrial zoning closest to the base ensures compatible zoning to
nearby industrial uses within the 65 Ldn and Military Compatible zone.
b. Schools
This site resides within Dysart Unified High School District and Dysart Unified Elementary School District.
Shadow Ridge High School is located approximately 3.5-miles away from the site and Sonoran Heights
elementary school is located approximately 1/2-mile to the north.
4. Access & Circulation
The existing circulation system of the area supports the proposed single-family residential development
at this location. The proposed development provides public internal streets that will provide access via
Peoria Avenue. The south half-width right-of-way for Peoria Ave. will be 65-feet. A secondary access
point to the proposed residential subdivision is proposed onto Peoria Ave. The location of the access
points is positioned so as to provide a full intersection at the residential main entry and align with any
future development across Peoria Ave. to the north.
7

5. Public Utilities and Services
This application request will not adversely affect municipal and private facilities and services and will not
have an adverse effect on existing or future public and private open space, recreation, schools, or library
facilities. The following list identifies public and private services for the development:
x Water – EPCOR
x Sewer- EPCOR
x Electric – APS
x Natural Gas – Southwest Gas
x Police – Maricopa County Sheriff’s Office
x Fire – Rural Metro Fire Department
x Telephone – CenturyLink / Cox Communications
x Cable/Internet – CenturyLink / Cox Communications
x Refuse – Waste Management / Republic
a. Water
The water distribution system, as proposed, will provide sufficient water and pressure to meet the
domestic and fire flow requirements of the project. EPCOR will be the water provider for this project.
The project will connect to the existing water lines located within Peoria Avenue and extend future water
lines into the proposed local streets to provide service to each new home.
b. Sewer
The project lies in the service area of EPCOR, who has confirmed that it has sufficient capacity to
accommodate the project. The wastewater conveyance gravity system will require an offsite sewer main
extension. Connecting to the existing sewer main located at Olive Ave and 151st Ave, a new 12” sewer
main will be extended west along Olive Avenue to approximately 1500ft west of Reems Road. At this
point the proposed sewer main will extend north to the projects southern boundary crossing the existing
farm fields. From this location onsite sewer mains will be extended within the local residential streets to
serve each new home.
c. Drainage/Flood Zone
The project is located in Zone X on the Federal Emergency Management Agency (“FEMA”) Flood
Designation Map number 04013C1660L dated 10/16/2013 as such the project is not located within an
existing flood plain.
On-Site Drainage
The site will provide sufficient retention capacity to retain, at a minimum, the 100-year, 2-hour storm
even per Maricopa County requirements. All retention basins will be designed with a maximum of 4:1
side slopes and ponding depths not to exceed 3 feet. Maricopa County standards require all retention
basins to drain their volume from the 100-year, 2-hour storm event within a 36-hour period. The preferred
draining methods are infiltration/percolation, or drywells. Drywells will be installed according to Arizona
Department of Environmental Quality (ADEQ) guidelines of installation and will be designed and
maintained in accordance with Maricopa County’s Drywell Policy. Given the project location adjacent to
an existing Flood Control District of Maricopa County detention basin, the builder is exploring
opportunities to meter storm water from the proposed onsite retention basin to the existing district
regional detention basin.
8

Off-Site Drainage
The project site is in the historical path of offsite drainage flows. However, the project will benefit from
previously constructed drainage channels and detention basin adjacent to the property. Offsite drainage
flow travels towards the property arriving at the northwest corner and northeast corner. Offsite flows at
the northwest corner will be conveyed along the south side of Peoria Ave in a new drainage channel. This
drainage channel will connect to the existing drainage channel located along the west side of Reems
Road. Other offsite drainage flows will be conveyed south along the west side of Reems Road in an
existing regional drainage channel. This channel discharges to an existing detention basin which is
owned and maintained by the Flood Control District of Maricopa County. These two channels will be
designed to safely convey storm water around the project so as to protect the future project from flood
events. Localized street drainage from the frontage of Peoria Ave. will be collected by proposed scuppers
and/or catch basins and retained onsite in proposed retention basins.
6. Location and Accessibility
This Property is located on the south side of Peoria Ave., just west of the intersection with Reems Road.
The southern portion of the Property will have separate access points to the east to Reems Road on
parcels owned by the current owner for the future industrial uses. The Property is within close proximity
to the Arizona State Route 303 freeway, Northern Parkway and Interstate 10 freeway, multiple schools,
Luke Air Force Base to the east, and various recreational sites such as the White Tank Mountain Regional
Park to the west, Wildlife World Zoo to the north, and multiple golf courses.
7. Development Schedule
Richmond American is seeking to develop the residential portion of the Property after the entitlements
are granted. After the platting process is complete, it is anticipated that the homebuilder will break
ground first quarter of 2022. The industrial portion of the Property will develop as the market dictates.
In addition, the landowner needs to determine the access points onto Reems Road and apply for access
across the railroad tracks onto Olive Ave. This will take some time and we do not anticipate any
construction this year on the industrial property.
8. Open Space and Amenities
As part of the 19-acres of dedicated open space, the Project includes a centralized open space and
amenity area. The project will include smaller landscaped areas throughout the development offering
the future residents many open space alternatives. Amenities may include a tot lot, ramada, barbeques,
and/or recreational courts. The site will also provide an internal circulation system via sidewalks and
pedestrian trails to promote walking and interconnectivity.
The proposed development may have two (2) entry monuments located at the main entrance to the
Property. The proposed monument will be designed and constructed per Maricopa Zoning Ordinance
regulations and amended development standards within the RUPD.
9. Fencing, Walls, Screening and Entry Monumentation.
Entry features, fencing and wall design for the residential development, including location, will be
carefully planned to provide the right balance of privacy, screening and visual access to the community’s
abundant open space and recreational amenities.
10. Community Facilities and Services
The Northwest Regional Library is approximately 4.5 miles to the northeast at the City of Surprise City
facilities off Bullard Ave. St. Joseph's Westgate Medical Center is approximately eight (8) miles to the
east off the Loop 101.
9

This development will be part of a Homeowners Association, created at the time of Final Plat. The HOA
will own, manage, and maintain all common areas and open space facilities within the development
similar to the private parks within the master planned communities to the north in Surprise.
11. Conclusion
Richmond American Homes is excited to present what will be a vibrant residential community in a
growing area of Maricopa County. This Project will be compatible with like uses and development in the
area. In exchange for minor modifications in the development standards, this future neighborhood will
feature approximately 19-acres of open space with a variety of lot sizes and housing products. The
centralized amenities and pedestrian paths will create an active and rich community, while still
respecting the large lot residential to the west of the Project.
Moreover, this development maintains Luke AFB’s GDC thresholds, with a proposed density at the 2
du/ac per Luke AFB’s GDC policy. The proposed location of the industrial zoning will provide for more
Luke compatible uses in the area. The properties along the Olive Ave. roadway corridor are less
developed with residential neighborhoods. The proposed industrial designation will create additional
Luke compatible land uses in the future. The application of the IUPD overlay ensures non-compatible
industrial uses are not located near existing and future residential homes. Other benefits to the County
include:
x The Project is designed to meet todays and near future residential market by providing a variety
of lot sizes and home designs around significant open space amenities. The quality of subdivision
will benefit the future and surrounding residents by creating a livable and market ready project.
x Existing arterial streets are in place, so no additional infrastructure outside of the Project will
need to be constructed to support the Project. The Project, however, will improve the existing
perimeter street, Peoria Ave., benefitting all adjacent properties with improved roadways.
x Industrial uses will generate employment and assist the west valley with the jobs to housing ratio
in the future.
x The location of the Property near the Loop 303, Northern Parkway and Loop 101 will benefit the
future industrial uses with ease of access to local and regional markets.
The development team is committed to ensuring the creation of a high-quality residential neighborhood.
In summary, the proposal provides a variety of lot sizes and similar densities and open space design to
those recently approved in the area. The proposed open space and amenities creates a better sense of
community than larger lot developments with no community amenities. The proposed, base
development standards and open space allow for diversity of housing product and the creation of vibrant
communities. Finally, the industrial zoning will be designed to support Luke and have restrictions to
ensure compatibility with existing and future residents. We look forward to working with Maricopa
County and progressing with this exciting project. The development team respectfully requests your
favorable consideration of this zone change request.
10

Appendix A
Parcel Map


Appendix B
Luke AFB Compatibility


Appendix C
Zoning Exhibit and Legal Exhibit








Appendix D
Residential Unit Plan of Development Ƭ
†—•–”‹ƒŽ Žƒ ‘ˆ ‡˜‡Ž‘’‡–



Appendix E
List of Restricted Uses

MARICOPA COUNTY ZONING ORDINANCE
(Chapter 9 – Industrial Zoning
(Districts
(The uses that area cross-out are allowed on the entire property except for the area
within 150 feet of the north property line of the IND-2 zoned district. See Section
902.2.1 for uses not allowed on any portion of the IND-2 zoned property)
SECTION 902. IND-2 (Light Industrial Zoning District)*2
ARTICLE 902.1. PURPOSE: The principal purpose of this zoning district is to provide for light
industrial uses in locations which are suitable and appropriate taking into
consideration the land uses on adjacent or nearby properties, access to a
major street or highway, rail service or other means of transportation, and
the availability of public utilities while encouraging sustainable development
practices. Principal uses permitted in this zoning district include the
manufacture, compounding, processing, packaging or treatment of materials
which do not cause or produce objectionable effects that would impose hazard
to adjacent or other properties by reason of smoke, soot, dust, radiation, odor,
noise, vibration, heat, glare, toxic fumes, or other conditions that would affect
adversely the public health, safety and general welfare. *8,
*12
ARTICLE 902.2. USE REGULATIONS: A building or premise shall be used only for the
following purposes.*5,*15
1. Any use permitted in the IND-1 Zoning District, including a Medical
Marijuana Dispensary or a Medical Marijuana Offsite Cultivation
Location subject to all the regulations specified in the use regulations
for such IND-1 Zoning District unless the use is otherwise regulated in
this Section.*1, *8, *14, *15 (Any Medical Marijuana uses, adult uses
and multi-family uses are excluded from the entire IND-2
zoning district legally described in Exhibit).
2. Airports, runways/airstrips, helipads/heliports, and facilities for
unmanned aerial vehicles.*15
3. Aircraft firms including sales, service and rental.
Chapter 9 – Industrial Zoning Districts
4. Bakeries, wholesale.
5. Bottling plants or breweries.
6. Cleaning plants, including carpets and dyeing.
Chapter 9 - Page 13

MARICOPA COUNTY ZONING ORDINANCE
7. Construction equipment, including sales, service, rental and storage.
8. Dairy products, processing of.
9. Experimental and proving grounds.*15
10. Farms as defined in Chapter 2.
11. Laboratories, experimental, photo or motion picture, research or
testing.
12. Manufacturing, compounding, assembling, processing, packaging or
treatment of products such as candy, drugs, perfumes,
pharmaceuticals, perfumed toilet soaps, toiletries, but not including the
refining or rendering of fats andoils.
13. Manufacturing, compounding, assembling or treatment of articles or
merchandise from the following previously prepared materials: bone,
cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair,
leather, paper, plastics, precious or semi-precious metals or stones,
light sheet metal, shell, textiles, tobacco, wire, yarns, wood not
involving planing mills, and paint not employing a boiling process.
14. Manufacturing or assembly of electrical appliances, electronic
instruments and devices, optical goods, precision instruments, radios
and phonographs, including the manufacture of small parts only, such
as coils, condensers, transformers and crystal holders.
15. Manufacture of pottery and figurines or other similar ceramic
products using only previously pulverized clay.
16. Packing houses, fruit or vegetable not including processing.
17. Public utility treatment and generating plants including sewage,
wastewater, water, power, electrical, nuclear and solar, and including
ancillary offices. Attendant facilities and appurtenances to the above
uses as well as uses associated with service to the public of water,
gas, telephone and cable television. Where an electrical generating
plant is in operation, evaporation ponds and other appurtenances may
be permitted provided such evaporation ponds or appurtenances are
associated within the facility being served.*15
18. Training centers, industrial.
19. Truck terminals, including service and storage.
Chapter 9 - Page 14

MARICOPA COUNTY ZONING ORDINANCE
20. Warehousing, storage and wholesale distribution facilities.
21. Any other office, laboratory, manufacturing and assembly uses similar
to those uses enumerated herein which do not create any danger to
the public health, safety and general welfare in surrounding areas and
which do not create any offensive noise, vibration, smoke, dust, odor,
heat or glare, and which by reason of high value in relation to size
and weight of merchandise received and shipped create very little truck
traffic.
22. Accessory buildings and uses customarily incidental to the above uses.
Renewable energy systems are not permitted as a primary use but
may be permitted as an accessory use as set forth in Section 1206 of
this Ordinance. Where renewable energy systems involve the
generation or striate of electricity, only grid-connected or off- grid
systems are permitted.*8, *12
ARTICLE 902.3. HEIGHT REGULATIONS: The height of buildings shall not exceed 40 feet,
except that the height of any building or structure closer than 40 feet to any
rural or residential zone boundary shall not exceed the distance from said
building or structure to the zone boundary except that no building need be
less than ten feet in height. Streets or alleys may be included in calculating
distance.*13
ARTICLE 902.4. YARD REGULATIONS: Yards are required as follows:
1. Front Yard:
a. All properties abutting a public street shall have an open setback
area extending for the full width of the property. This setback
shall be parallel to the centerline of the street and shall be
measured from the setback line or the ultimate right-of-way line
of a local street, and shall be of a depth as indicated below:
1. Abutting any major street, section line road, State or
Federal highway not less than 20 feet.
2. Abutting collector streets and midsection line roads not
less than 15 feet.
3. Abutting local streets and interior streets of industrial
subdivision not less than ten feet.
b. Where the frontage between two intersecting streets is located
partly in the IND-2 Zoning District and partly in a rural,
residential or commercial zoning district, there shall be a front
yard equal to the front yard required in the adjoining rural,
Chapter 9 - Page 15

MARICOPA COUNTY ZONING ORDINANCE
residential or commercial zoning district, but such yard need not
exceed 25 feet in depth.
2. Side Yard: None required (see Chapter 9, Section 902., Article
902.3. - Height Regulations) except that:
a. Where a lot is adjacent to a rural or residential zoning district,
there shall be a side yard on the side of the lot adjacent to such
rural or residential zoning district having a width of not less than
five feet.
b. Where a corner lot abuts a rural or residential zoning district,
whether or not separated by an alley, there shall be a side yard
on the street side of such corner lot having a width ofnot less
than ten feet.
c. If a side yard is otherwise provided it shall have a width of not
less than three feet.
3. Rear Yard: None required (see Chapter 9, Section 902., Article
902.3. - Height Regulations) except that where a lot abuts a rural or
residential zoning district whether or not separated by an alley, there
shall be a rear yard having a depth of not less than 25 feet.
ARTICLE 902.5. INTENSITY OF USE REGULATIONS:
1. Lot Area: Each lot shall have a minimum area of 6,000 square feet.
2. Lot Width: Each lot shall have a minimum width of 60 feet.
3. Lot Coverage: The maximum lot coverage shall be 60% of the lot
area.
ARTICLE 902.6. PARKING REGULATIONS: The parking regulations are as provided in
Chapter 11, Section 1102. *12
ARTICLE 902.7. SIGN REGULATIONS: The sign regulations are as provided in Chapter 14,
Section 1404. *12
ARTICLE 902.8. LOADING AND UNLOADING REGULATIONS: The loading and
unloading regulations are as provided in Chapter 11, Section 1103.
ARTICLE 902.9. ADDITIONAL REGULATIONS: The additional regulations are as follows:
1. All uses except for parking, loading, unloading or storage shall be
conducted within a completely enclosed building.
Chapter 9 - Page 16

MARICOPA COUNTY ZONING ORDINANCE
2. Any outdoor lighting shall be in conformance with provisions in Chapter
11, Section 1112. Any outdoor lighting shall be placed so as to reflect
light away from any adjoining rural or residential zoning district. *4,*12
3. Site Enclosure and Screening Requirements: Industrial sites and/or
uses shall be enclosed to provide effective site screening from
adjoining properties, uses or streets as follows:
a. Adjacent to any rural or residential zone automobile parking
shall be screened from view.
b. A solid masonry wall not less than six feet in height shall be
required along and adjacent to any side or rear property line
abutting any rural or residential zone boundary, or any alley
abutting such zone boundary. Further, any access gates shall
be constructed of view-obscuring material to provide effective
site screening.
c. The perimeter of any portion of a site not adjacent to a rural or
residential zone boundary upon which any outdoor use of an
industrial nature is permitted shall be enclosed to a height of
not less than six feet by building walls, walls or fences of any
view-obscuring material. No outdoor industrial use or enclosure
thereof shall encroach into any required setback area adjacent
to any street, nor shall any storage products or materials exceed
the height of any such enclosure.
oning Districts
4. All uses shall be maintained in such a manner that they are neither
obnoxious nor offensive by reason of emission of odor, dust, smoke,
gas, noise, vibration, electromagnetic disturbance, radiation or other
similar causes detrimental to the public health, safety or general
welfare.
5. In any multi-phase industrial project, all areas of a parcel which have
been graded or the surface disturbed in any way, and which are not
currently under development shall be revegetated or surfaced to
minimize wind-blown dust by a plan approved by the Department of
Planning and Development. *9
6. All industrial development shall be subject to a plan of development
approval as set forth in the provisions of this Ordinance. *11
7. For industrial uses, which were developed prior to October 15, 1984,
an as-built plan which requires a zoning clearance may serve as the
Chapter 9 - Page 17

MARICOPA COUNTY ZONING ORDINANCE
plan of development. When the owner or authorized agent wants to
make a change to the property, this as-built plan indicating the
changes may be submitted. The zoning inspector may approve
changes as long as any expansion is part of the existing land use, does
not conflict with existing codes, does not exceed one hundred percent
of the area of the original development, and does not adversely impact
the surrounding areas or drainage conditions. These changes may
include, but are hot limited to parking covers, interior remodeling,
additions to the buildings or new building. *10
ARTICLE 902.10. DELETED WITH TA2007016 EFFECTIVE 9-22-08
ARTICLE 902.11. DELETED WITH TA2007016 EFFECTIVE 9-22-08
Date of Revisions
*1 Revised 3-29-71 *10 Added 5-03-95
*2 Revised 4-09-79 *11 Effective 9-22-08 – TA2007016
*4 Revised 4-02-84 *12 Effective 11-19-10 – TA2009014
*5 Revised 10-15-84 *13 Effective 3-16-11 – TA2010022
**5 Added 10-15-84 *14 Effective 1-29-14 – TA2013014
*8 Revised 5-16-90 *15 Approved 10-08-14 – TA2014006
*9 Added 2-20-94
Chapter 9 - Page 18

Appendix F
Map of Restricted Industrial Uses

Appendix F: Map of Restricted Industrial Uses

Maricopa County
Planning & Development Department
Engineering Plan Review
Date: March 08, 2021
Doug Jones, P.E., CFM
Planning & Development
501 North 44th Street, Suite 200 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Phoenix, Arizona 85008
Phone: (602) 372-0790 Development
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address: Attn: Adam Cannon, Planner, Planning & Development Services
Doug.Jones@maricopa.gov
From: Doug Jones, P.E., CFM, Plans Examiner Engineer, Planning &
Development Services
cc: Michael Norris, P.E., Engineering Manager, Planning & Development
Bob Fedorka, P.E., Engineering Supervisor, Planning & Development
Subject: Z2020102 - Zone Change (to R1-6 RUPD & IND-2)
(E2 Memo)
Job Site Address: APPROX. 277' SW OF THE SWC OF REEMS RD & PEORIA
AVE
APN(s): 501-41-006N, 006Q, 006R, 006S, 008G
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 February 21, 2021,
and has no objections provided any approval contains the following stipulations::
1. Access to the industrial portion as depicted is dependent upon a separate access
agreement that would be required from the Flood Control District of Maricopa
County. Any approval of this zone change does not imply approval of any access
agreement.
2. 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
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.
3. A traffic impact study (TIS) must be submitted with future entitlement
(preliminary plat or POD) application(s). This TIS must also be submitted to the
City of Surprise since Peoria Avenue is under their jurisdiction. Approval from
the City will be required prior to approval of any building plans. If the Industrial
portion is to be accessed from Olive Avenue approval from MCDOT for the TIS
will also be required.

4. A Drainage Report discussing the offsite flow from the Twelve Oaks development
channel must be submitted with future entitlement (preliminary plat or POD)
application(s).
5. 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.

Maricopa County
Environmental Services Department
Water and Waste Management DATE: January 4, 2021
Division
Subdivision Infrastructure &
Planning Program TO : Adam Cannon, Planning & Development Dept.
1001 N. Central Avenue #150
Phoenix, Arizona 85004 Senior Planner
Phone: (602) 506-0376
Fax: (602) 506-5813
TDD 602 506 6704 FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Richmond CPA. CPA2020005
The Maricopa County Environmental Services Department (MCESD) has received
documentation for a Request for CPA.
Based on the submitted documentation, Richmond American Homs is requesting a
CPA. APN # 501-41-006N, 501-41-006Q, 501-41-006R, 501-41-006S, and 501-41-
008G. Water and sewer will be provided by EPCOR. MCESD has concerns, ATC must
be obtained prior to final plat approval and readily available sewer treatment and
conveyance capacity must be demonstrated.
Based on the above, MCESD raised no objections to the Planning & Development
Department in in Accela Automation on January 4, 2021 and can allow the project to
proceed at this time subject to the following stipulations:
Stipulations: None.
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.

Maricopa County
Environmental Services Department
Water and Waste Management DATE: January 4, 2021
Division
Subdivision Infrastructure &
Planning Program TO : Adam Cannon, Planning & Development Dept.
1001 N. Central Avenue #150
Phoenix, Arizona 85004 Senior Planner
Phone: (602) 506-0376
Fax: (602) 506-5813
TDD 602 506 6704 FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Richmond zone change from R1-35 and RU-43 to R1-6 RUPD and Ind-
2 IUPD. Z2020102
The Maricopa County Environmental Services Department (MCESD) has received
documentation for a Request for zone change.
Based on the submitted documentation, Richmond American Homs is requesting a
zone change from R1-35 and RU-43 to R1-6 RUPD and Ind-2 IUPD. APN # 501-41-
006N, 501-41-006Q, 501-41-006R, 501-41-006S, and 501-41-008G. Water and sewer
will be provided by EPCOR. MCESD has concerns, ATC must be obtained prior to final
plat approval and readily available sewer treatment and conveyance capacity must be
demonstrated.
Based on the above, MCESD raised no objections to the Planning & Development
Department in in Accela Automation on January 4, 2021 and can allow the project to
proceed at this time subject to the following stipulations:
Stipulations: None.
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.

From: JAMES, MARK C GS-12 USAF AETC 56 FW/CVE
To: Adam Cannon (PND)
Cc: 56 FW/CIT Community Initiative
Subject: RE: 2nd Submittal - CPA2020005 - Comprehensive Plan Amendment (CPA) for Richmond American Homes
Date: Tuesday, February 23, 2021 5:01:18 PM
Attachments: Richmond American Homes (Z2020102).pdf
Adam,
Thank you for allowing Luke AFB to provide comments on the CPA for Richmond American Homes.
The site sits on approximately 173 acres of vacant land located on the southwest corner of Peoria
Ave and Reems Rd in Maricopa County, AZ. The 103 acre residential portion will be used to develop
359 lots for single-family homes for a density of 3.5 du/ac. The site borders the Luke AFB 1988 JLUS
65 Ldn to ½ mile outside the 65 Ldn , “high noise or accident potential zone” as defined by A.R.S. §
28-8461 and is within the “territory in the vicinity of a military airport” also defined by A.R.S. § 28-
8461.
For the residential section of the property, Luke AFB will follow the guidelines in the Graduated
Density Concept (GDC). The GDC proposes, in the absence of a more restrictive state, county or
municipal general or comprehensive plan, graduating densities away from the 65 Ldn as follows: a
maximum of 2 du/ac from the 65 Ldn to 1/2 mile, a maximum of 4 du/ac from 1/2 to 1 mile, and a
maximum of 6 du/ac from 1 to 3 miles. The density on the residential section of the property of 3.5
du/ac does not follow the GDC guidelines; however, when using the entire 173 acre parcel for
calculation, the overall density results in 2.0 du/ac and therefore is in accordance with the GDC
guidelines.
This project was previously commented on via “Richmond American Homes (Z2020102)” (attached)
and will not affect our previous input. As described, this project will not negatively impact the flying
operations at Luke AFB. Since the site will be located within the “territory in the vicinity of a military
airport,” it will be subjected to approximately 170 over flights per day. We also recommend a
strong notification program on the part of the applicant to inform any potential tenants about Luke
AFB operations.
Respectfully,
Mark
Mark James
Planning Manager, Community Initiatives Team
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Sunday, February 21, 2021 10:17 AM
To: lesliej@mwdaz.com; DebbieT@mwdaz.com; bfinke@epcor.com; dennis.rohrman@rmetro.com;

chuck_fitzgerald@rmetro.com; I_thompson@MCSO.maricopa.gov; quinn.kellis@dysart.org;
janet@wickenburgsun.com; kokok@mwdaz.com; ken.nyman@azag.gov; swilken@azmag.gov;
vwolfley@azmag.gov; eva.pearce@dysart.org; 'kevin.shipman@dysart.org'
<kevin.shipman@dysart.org>; 56 FW/CIT Community Initiative
<56FW.CIT.CommunityInitiative@us.af.mil>; jmacias@cityofelmirage.org; drichert@glendaleaz.com;
planning@surpriseaz.gov; jfox@youngtownaz.org; gycdev@goodyearaz.gov; pmaslowski@litchfield-
park.org; sonny@litchfield-park.org
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: [Non-DoD Source] 2nd Submittal - CPA2020005 - Comprehensive Plan Amendment (CPA)
for Richmond American Homes
Good morning all:
This e-mail serves as notification of an 2nd Submittal we have received from Tiffany & Bosco, P.A. for
a General (CPA) Comprehensive Plan Amendment for Richmond American Homes. Applicable
documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the CPA case number CPA2020005.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-372-0292
adam.cannon@maricopa.gov

DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
20 January 2021
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 W. Falcon Street
Luke AFB AZ 85309-1629
Mr. Adam Cannon
Maricopa County Planning & Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008
RE: Z2020102; Richmond American Homes (APNs: 501-41-006N, 501-41-006Q, 501-41-006R,
501-41-006S and 501-41-008G)
Dear Mr. Cannon
Thank you for allowing Luke AFB to provide comments on the zoning application for
Richmond American Homes. The site sits on approximately 173 acres of vacant land located on
the southwest corner of Peoria Ave and Reems Rd in Maricopa County, AZ. The request is for
rezoning of both the north 106 acre portion to allow for single-family residential and the
southern 70 acre portion to allow for light industrial. The 103 acre residential portion will be
used to develop 359 lots for single-family homes for a density of 3.5 du/ac. The site borders the
Luke AFB 1988 JLUS 65 Ldn to ½ mile outside the 65 Ldn , “high noise or accident potential
zone” as defined by A.R.S. § 28-8461 and is within the “territory in the vicinity of a military
airport” also defined by A.R.S. § 28-8461.
For the residential section of the property, Luke AFB will follow the guidelines in the
Graduated Density Concept (GDC). The GDC proposes, in the absence of a more restrictive
state, county or municipal general or comprehensive plan, graduating densities away from the 65
Ldn as follows: a maximum of 2 du/ac from the 65 Ldn to 1/2 mile, a maximum of 4 du/ac from
1/2 to 1 mile, and a maximum of 6 du/ac from 1 to 3 miles. The density on the residential
section of the property of 3.5 du/ac does not follow the GDC guidelines; however, when using
the entire 173 acre parcel for calculation, the overall density results in 2.0 du/ac and therefore is
in accordance with the GDC guidelines.
The request, as described, will not have a negative impact on Luke AFB flight operations
so long as the southern 70 acre portion of APN 501-41-006N is not rezoned at a later date to
allow residential, resulting in the GDC being exceeded.
The site is located within the “territory in the vicinity of a military airport,” it will be
subjected to approximately 165 over flights a day, with some as low as 1,500 feet above ground

level. If this development is approved, we recommend you review the sound attenuation
requirements found in A.R.S. § 28-8482. In addition, a strong notification program on the part
of the applicant would be essential to inform potential residents about Luke AFB operations.
If you have any questions, please contact my Community Planner, Mr. Mark James at
(623) 856-9981.
Sincerely
CHRISTOPHER P. TOALE
cc:
Colonel Luke B. Casper, Vice Commander, 56th Fighter Wing
Ms. Cindy L. Allen, GS-13, General and Environmental Law Attorney, 56th Fighter Wing



Planning and Development Department
DATE: April 8, 2021
TO: Planning and Zoning Commission
FROM: Adam Cannon, Planner
SUBJECT: CPA2020005 & Z2020102 – Richmond American Homes
Agenda Items: #1 & #2
Since the publishing of the staff report for the above case, the applicant presented
revised conditions of approval related to the Richmond American Homes zone change
case. The purpose of these conditions is to provide additional buffering between the
proposed industrial zone, residential zone and surrounding community. There is no
opposition to this case and Staff supports the applicant’s revisions. Additionally, the
applicant submitted a new narrative document with a new conceptual IUPD exhibit that
is more consistent with the revised conditions off approval.
Shown below are the revised conditions in leg-edit format with new language underlined
and bolded.
b. Development of the site shall be in substantial conformance with the
Narrative Report entitled “Narrative for Richmond American Homes”,
consisting of 3425 pages, dated March 10, 2021April 5, 2021, and stamped
received March 10, 2021April 5, 2021, except as modified by the following
conditions.
c. The following R1-6 RUPD Zoning District standards shall apply:
1. Max. Height: 30’ and two stories, except that all lots that fall within
150’100’ of the western zoning district boundary line shall be
restricted to 30’ and one story
2. Min. Front Yard: 10’
3. Min. Rear Yard: 15’
4. Min. Lot Area: 5,175 sq. ft.
5. Min. Lot Width: 45’
6. Min. Lot Area Per Dwelling Unit: 5,175 sq. ft.
7. Average Lot Area per Dwelling Unit: 12,497 sq. ft.
8. Max. Lot Coverage: 55%
9. Max. Height of Monument Sign: 12’ for primary monument sign, 8’
for secondary monument sign
10. Max. Subdivision Sign Area: 40 sq. ft. for primary monument sign, 32
sq. ft. for primary secondary sign
11. Max. Dwelling Units: 359 dwelling units

12. Lighting: No street light poles shall be permitted within 100’ of the
western boundary line of the R1-6 RUPD zoning district except at
the discretion of any future Street Lighting District
13. Landscaping: In addition to required landscaping, the landscape
buffer along the western boundary line of the R1-6 RUPD zoning
district shall include an evergreen tree species that typically grows
taller than native desert trees. The applicant or developer shall
propose the type and number of evergreen trees within the
western landscape buffer upon the submission of a preliminary plat
to the County for approval by the staff of Planning and
Development.
14. Min. Open Space: Not less than 19 acres of the R1-6 RUPD zoning
district shall be developed as recreational open space. At the time
of each preliminary plat submission, the developer shall include a
description of the status, cumulative acreage and proposed
amenities as identified with this condition.
d. The following IND-2 IUPD Zoning District standards shall apply:
1. Min. Side Yard: 25’ adjacent to rural or residential zoning
2. Prohibited Uses: Adult oriented businesses, medical marijuana and
residential (single-family, two-family or multi-family)
3. Buffering: All structures shall be prohibited within 100’ of the R1-6
RUPD and R1-35 zoning boundary to the north and light sources
within this buffer shall be a maximum 12 feet in height and shielded.
Staff recommends approval of CPA2020005 subject to conditions ‘a’ – ‘d’ & Z2020102
subject to conditions ‘a’ – ‘n’ with the proposed revised conditions. Shown below are the
both recommendations with revised conditions for Z2020102 in final format:
Recommendations (Two Motions – CPA2020005 & Z2020102):
23. For the reasons outlined in this report, staff recommends the Commission motion
for Approval of CPA2020005, subject to conditions ‘a’ – ‘d’.
a. Development and use of the site shall be in substantial conformance with
the Narrative Report entitled “Richmond American”, consisting of 26 pages,
dated March 10, 2021, and stamped received March 10, 2021, except as
modified by the following conditions.
b. Development and use the site shall be in general conformance with the
land use exhibit entitled “Reems & Peoria” dated March 9, 2021 and
stamped received March 10, 2021, except as modified by the following
conditions.
c. The following Luke Air Force Base condition shall apply:
301 W. Jefferson, Suite 1070  Phoenix, AZ 85003  (602) 506-3301
Internet: www.maricopa.gov/planning

Richmond American Homes and successive owners shall notify future
owners/tenants that they are located near a military airport with the
following language:
“You are locating in a residential dwelling inside the State Statute defined
“territory in the vicinity of a military airport,” which means that aircraft flying
in this area are authorized to fly as low as 1,500 feet above the ground. You
will be subject to direct overflights and noise by Luke Air Force Base jet
aircraft in the vicinity.
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.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County
Planning and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by
5 foot sign in front of all sales and/or leasing offices and be permanently
posted on the front door of all sales and/or leasing offices on not less than
8½ inch by 11 inch sign.
d. 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 owner to enjoy uses in excess of those
permitted by the land use existing on the date of the application, subject
to conditions. In the event of the failure to comply with any condition of
approval, the property shall change to the land use designation that
existed on the date of the application. It is, therefore, stipulated and
agreed that 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 the value of the property from the value it held on the date of application
due to such revocation. The Comprehensive Plan Amendment enhances
the value of the property above its value as of the date the Comprehensive
Plan Amendment is granted and changing to the prior land use designation
results in the same value of the property as if the Comprehensive Plan
Amendment had never been granted.
24. For the reasons outlined in this report, staff recommends the Commission motion
for Approval of Z2020102, subject to conditions ‘a’ – ‘n’.
301 W. Jefferson, Suite 1070  Phoenix, AZ 85003  (602) 506-3301
Internet: www.maricopa.gov/planning

a. Development of the site shall comply with the Zoning Exhibit entitled “Legal
Description for Reems and Peoria”, consisting of 6 pages, dated revised
March 2, 2021, and stamped received March 10, 2021, except as modified
by the following conditions.
b. Development of the site shall be in substantial conformance with the
Narrative Report entitled “Narrative for Richmond American Homes”,
consisting of 25 pages, dated April 5, 2021, and stamped received April 5,
2021, except as modified by the following conditions.
c. The following R1-6 RUPD Zoning District standards shall apply:
1. Max. Height: 30’ and two stories, except that all lots that fall within
100’ of the western zoning district boundary line shall be restricted
to 30’ and one story
2. Min. Front Yard: 10’
3. Min. Rear Yard: 15’
4. Min. Lot Area: 5,175 sq. ft.
5. Min. Lot Width: 45’
6. Min. Lot Area Per Dwelling Unit: 5,175 sq. ft.
7. Average Lot Area per Dwelling Unit: 12,497 sq. ft.
8. Max. Lot Coverage: 55%
9. Max. Height of Monument Sign: 12’ for primary monument sign, 8’
for secondary monument sign
10. Max. Subdivision Sign Area: 40 sq. ft. for primary monument sign, 32
sq. ft. for primary secondary sign
11. Max. Dwelling Units: 359 dwelling units
12. Lighting: No street light poles shall be permitted within 100’ of the
western boundary line of the R1-6 RUPD zoning district except at
the discretion of any future Street Lighting District
13. Landscaping: In addition to required landscaping, the landscape
buffer along the western boundary line of the R1-6 RUPD zoning
district shall include an evergreen tree species that typically grows
taller than native desert trees. The applicant or developer shall
propose the type and number of evergreen trees within the
western landscape buffer upon the submission of a preliminary plat
to the County for approval by the staff of Planning and
Development.
14. Min. Open Space: Not less than 19 acres of the R1-6 RUPD zoning
district shall be developed as recreational open space. At the time
of each preliminary plat submission, the developer shall include a
description of the status, cumulative acreage and proposed
amenities as identified with this condition.
d. The following IND-2 IUPD Zoning District standards shall apply:
1. Min. Side Yard: 25’ adjacent to rural or residential zoning
301 W. Jefferson, Suite 1070  Phoenix, AZ 85003  (602) 506-3301
Internet: www.maricopa.gov/planning

2. Prohibited Uses: Adult oriented businesses, medical marijuana and
residential (single-family, two-family or multi-family)
3. Buffering: All structures shall be prohibited within 100’ of the R1-6
RUPD and R1-35 zoning boundary to the north and light sources
within this buffer shall be a maximum 12 feet in height and shielded.
e. The following Planning Engineering conditions shall apply:
1. Access to the industrial portion as depicted is dependent upon a
separate access agreement that would be required from the Flood
Control District of Maricopa County. Any approval of this zone
change does not imply approval of any access agreement.
2. 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 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.
3. A traffic impact study (TIS) must be submitted with future entitlement
(preliminary plat or POD) application(s). This TIS must also be
submitted to the City of Surprise since Peoria Avenue is under their
jurisdiction. Approval from the City will be required prior to approval
of any building plans. If the Industrial portion is to be accessed from
Olive Avenue approval from MCDOT for the TIS will also be required.
4. A Drainage Report discussing the offsite flow from the Twelve Oaks
development channel must be submitted with future entitlement
(preliminary plat or POD) application(s).
5. 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.
f. All outdoor lighting shall conform to the Maricopa County Zoning
Ordinance.
g. Development of the site shall be in compliance with all applicable
Maricopa County Air Quality rules and regulations.
h. Prior to zoning clearance or Final Plat approval, developer(s) and/or
builder(s) shall establish emergency fire protection services, covering all
301 W. Jefferson, Suite 1070  Phoenix, AZ 85003  (602) 506-3301
Internet: www.maricopa.gov/planning

real property contained within the project area during course of
construction and shall obtain a ‘will serve’ letter substantiating coverage
from the applicable fire service provider.
i. All habitable buildings constructed within this subdivision shall be
constructed to attain a noise reduction level as per ARS § 28-8482(B).
j. Amendments to the site plan and narrative report shall be processed as a
revised application in accordance with Maricopa County Zoning
Ordinance Article 304.9.
k. Noncompliance with the conditions of approval will be treated as a
violation in accordance with the Maricopa County Zoning Ordinance.
Further, noncompliance of the conditions of approval may be grounds for
the Planning and Zoning Commission to take action in accordance with
Chapter 3 (Conditional Zoning).
l. Non-compliance with the regulations administered by the Maricopa
County Environmental Services Department, Maricopa County
Department of Transportation, Drainage Review Division, Planning and
Development Department, or the Flood Control District of Maricopa
County may be grounds for initiating a revocation of this Zone Change as
set forth in the Maricopa County Zoning Ordinance.
m. The granting of this Zone Change has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the
property owner to enjoy uses in excess of those permitted by the land use
existing on the date of the application, subject to conditions. In the event
of the failure to comply with any condition of approval, the property shall
change to the land use designation that existed on the date of the
application. It is, therefore, stipulated and agreed that 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 the value of the property from the
value it held on the date of application due to such revocation. The Zone
Change enhances the value of the property above its value as of the date
the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never
been granted.
n. The following Luke Air Force Base condition shall apply:
Richmond American Homes and successive owners shall notify future
owners/tenants that they are located near a military airport with the
following language:
“You are locating in a residential dwelling inside the State Statute defined
“territory in the vicinity of a military airport,” which means that aircraft flying
301 W. Jefferson, Suite 1070  Phoenix, AZ 85003  (602) 506-3301
Internet: www.maricopa.gov/planning

in this area are authorized to fly as low as 1,500 feet above the ground. You
will be subject to direct overflights and noise by Luke Air Force Base jet
aircraft in the vicinity.
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.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County
Planning and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by
5 foot sign in front of all sales and/or leasing offices and be permanently
posted on the front door of all sales and/or leasing offices on not less than
8½ inch by 11 inch sign.
Attachments: 4/05/21 E-mail – Applicant Requests Revised Conditions (2 pages)
4/05/21 Revised Narrative (25 pages)
301 W. Jefferson, Suite 1070  Phoenix, AZ 85003  (602) 506-3301
Internet: www.maricopa.gov/planning

From: Kurt A. Jones
To: Adam Cannon (PND)
Cc: William E. Lally
Subject: RE: Registration for PZ on 4/8
Date: Monday, April 5, 2021 1:26:37 PM
Attachments: T and B Proposed Revised Conditions.docx
Revised IUPD Graphic.pdf
Adam, please see the revised conditions. In read if you select ‘all markup’ in the ‘Review’ tab within
WORD. Also, we will need to change the IUPD graphic that is within the staff report because it still
has the 150 foot cross-hatched buffer outlined on the plan and it has a statement identifying that
area as the restricted use area when it is now just a ‘no industrial building’ location condition. I am
looking to get that revised graphic over to you shortly. See my mark-up that I sent to our planner to
fix.
Let me know if you have any questions on the revised conditions or the revised graphic we are re-
creating to address the revised conditions. Thanks, Kurt
Kurt Jones, AICP Senior Planner
D: 602.452.2729 | M: 480.225.8937
TIFFANY & BOSCO, P.A.
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Monday, April 5, 2021 8:13 AM
To: Kurt A. Jones <kajones@tblaw.com>
Cc: William E. Lally <wel@tblaw.com>
Subject: Registration for PZ on 4/8
Good morning Kurt,
See attached for 4-8-21 PZ agenda. If you plan on having a presentation, Rachel will need the
powerpoint by noon tomorrow. Also, if you have changes you need to make to the stipulations we
can work up a handout. I will need that as soon as you are able.
You may register for the meeting at: https://www.maricopa.gov/Calendar.aspx?EID=2469
The staff report link is here:
https://www.maricopa.gov/AgendaCenter/ViewFile/Agenda/_04082021-2397?html=true
Please let me know if you have any questions.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department

301 W. Jefferson St., Suite 1070, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
Effective Monday, March 29, P&D’s main office will be relocated from 501 N. 44th St.
to 301 W. Jefferson St.

Zone Change Request from R1-35 and RU-43 to R1-6 RUPD and IND-2 IUPD
Narrative
for
Richmond American Homes
Approx. 277 feet west of the Southwest corner of Peoria Avenue and Reems Road
Maricopa County, Arizona.
Case # Z2020102
Submitted: December 9, 2020
Second Submittal: February 17, 2021
Third Submittal: March 10, 2021
Final: April 5, 2021
DEVELOPER ATTORNEY CONSULTANT
Richmond Homes of Arizona Tiffany & Bosco ABLA
8800 E Raintree Dr, #300 2525 E Camelback Rd. 310 E Rio Salado Parkway
Scottsdale, AZ 85260 Phoenix, AZ 85016 Tempe, AZ 85281
Tel: 602.522.4723 Tel: 602.255.6000 Tel: 480.530-0077
Contact: Kirsten Beard Contact: William Lally Contact: Andrew Baron

Table of Contents
1. Introduction and Purpose of Request ........................................................................................3
2. Description of Proposal .............................................................................................................3
3. Relationship to Surrounding Properties ....................................................................................5
a. Luke Air Force Base ........................................................................................................................... 6
b. Schools .............................................................................................................................................. 6
4. Access & Circulation ..................................................................................................................6
5. Public Utilities and Services .......................................................................................................7
a. Water ................................................................................................................................................ 7
b. Sewer ................................................................................................................................................ 7
c. Drainage/Flood Zone ........................................................................................................................ 8
6. Location and Accessibility .........................................................................................................8
7. Development Schedule .............................................................................................................8
8. Open Space and Amenities ........................................................................................................8
9. Fencing, Walls, Screening and Entry Monumentation. ..............................................................8
10. Community Facilities and Services ............................................................................................9
11. Conclusion.................................................................................................................................9
2

1. Introduction and Purpose of Request
The developer, Richmond American Homes, desires to develop a single-family residential subdivision
and an industrial parcel located on Peoria Avenue, just southwest of the intersection with Reems Road
within unincorporated Maricopa County (“Property”). The site is identified as Maricopa County
(“County”) Assessor Parcel Numbers (APNs) 501-41-006N, 501-41-006Q, 501-41-006R, 504-41-006S, and
501-41-008G. (See Appendix A: Parcel Map). The site is approximately ±179 gross acres of undeveloped
land and is currently zoned Rural-43 (RU-43) and Single Family (R1-35).
Richmond American Homes' proposal will rezone approximately 104.7 gross acres to create a vibrant,
single-family subdivision, on northern portion of the Property and approximately 74.8 gross acres to
industrial zoning on the southern portion of the Property. Richmond American Homes' proposed
subdivision will be a brand new, beautiful community with ample open space offering 359 lots varying in
size and product types complimentary to other uses and development in the area.
Richmond American Homes intends to dedicate approximately nineteen (19) acres of open space for the
residential project including a centralized park, community amenities and enhanced landscape buffer
and scenic entry along Peoria Ave. The community promotes interconnectivity within the project with
carefully planned internal circulation, adding to a rich and intimate sense of community.
Project Data
A.P.N. 501-41-006N, 501-41-006Q, 501-41-006R, 501-
41-006S, and 501-41-008G
Current Land Use Vacant/Undeveloped/Agriculture
Existing Area Plan Land Use Designation Agriculture
Single Family – Transitional Lot and Industrial
Proposed Area Plan Land Use Designation
Park
Current Zoning District RU-43 and R1-35
Proposed Zoning District R1-6 RUPD & IND-2 IUPD
Gross Site Area 179+/- Acres
Area Plan White Tank/Grand Ave
Supervisorial District Supervisorial District 4 – Clint Hickman
School District Dysart Unified School District (K-12)
Approximately 2.5 miles south of the Property is the northeast boundary of Luke Air Force Base (Luke
AFB). The Property is located within the “Territory in the vicinity of a military airport” outside of the 65
Day-Night Average Sound Level (Ldn) noise contour, and within the “Graduated Density Concept” (GDC)
zone for Luke AFB with a maximum density of 2 du/ac as shown on Appendix B: Luke AFB Compatibility.
The overall project density of 2 du/ac conforms to the maximum density allowed in the applicable GDC
zone.
2. Description of Proposal
To facilitate the development of the Property, this application seeks to rezone the Property from the
current R1-35 and RU-43 zoning designations to R1-6 Single-Family Residential Zoning District with a
Residential Unit Plan of Development (“RUPD”) Overlay (see Appendix C: Zoning Exhibit). For the
industrial portion of the Property, the request is for IND-1 (Planned Industrial) within an Industrial Unit
Plan of Development (“IUPD”).
These rezoning requests will require a companion Comprehensive Plan Amendment to amend the White
Tank/Grand Avenue (“WTGA”) land use from Agriculture to Single Family – Transitional Lot and Industrial
Park.
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Most of the Property is zoned with R1-35 land use designations allowing residential uses across the entire
large parcel. The four (4) other adjacent parcels (three at the northeast corner and one on the south, just
north of Olive Ave.) are zoned (Ru-43). The rezoning request would be to concentrate the density on the
northern half of the Property and leave the southern portion without an option for any future density by
rezoning to an industrial land use. The proposed IUPD will prohibit adult oriented businesses, medical
marijuana and residential (single-family, two-family, or multi-family) within the underlying IND-2 zoning
district. The resulting site plan would allow for Richmond American to provide market ready residential
lots with ample open space and amenity areas. The remainder of the property, the southern
approximately 74.8 acres, would be rezoned for industrial uses with a rail line on the southern end of the
development. A minimum 100-foot industrial building location restriction will lessen the industrial use
impact on the proposed and existing residential uses.
The RUPD portion of the request would allow for some amended development standards to the proposed
R1-6 zoning district to allow for Richmond American’s unique and exceptional housing designs and
models. This rezoning proposal will allow for residential development of the property, which is currently
an agricultural field. (See Appendix D: Residential Unit Plan of Development). Below is a table of the base
R1-6 development standards compared to the proposed R1-6 RUPD development standards:
RUPD Comparison Chart
Description Base Zoning District Proposed Zoning District
Regulations Regulations
R1-6 R1-6 RUPD
Max Height 30' or 2 stories 30' or 2 stories
Minimum front yard setback 20' 10' for livable areas, porches,
and side loaded garages
18' front loaded garages
Minimum side yard setback 5' 5'/5' Sides
Minimum street side yard setback 10' 10' Street Side (Corner)
Min. Rear Yard 25' 15'
Lot area (min) 6,000 SF 5,175 SF
Min. Lot width 60' 45'
Lot Area per Dwelling Unit 6,000 sq. ft 5,175 SF
Average Lot Area per d/u 6,000 sq. ft. 12,497 SF (103+/- acres)
Max. Lot Coverage 50% 55% of lot area
Min. Distance between Buildings 10' 10'
Parking Spaces 2/du 2/du
Max. Privacy Wall Height 6' Walls 6', Columns 6' - 8'
Max. Height of Subdivisions Monument 6' 12’ Primary Monument,
8’ Secondary Monument
Maximum Subdivision Sign Area (sign 32 sq. ft., 6' high with the base at 40 sq. ft Primary Sign,
area as defined by MCZO 1408.1) least 1/2 the width 32 sq. ft Secondary Sign
The proposed deviations from the R1-6 development standards will allow the developer to create a
community that meets today’s buyer preferences with respect to both product and community
amenities. In exchange for the proposed modifications to the development standards, the developer will
be able to allocate approximately 19-acres of open space. The open space will be a combination of active
and passive space, with a centralized park that may include a tot lot, ramada, barbeque and other
centralized amenities. The community will also feature a system of sidewalks that promote walking and
interconnectivity that lead to the centralized amenities. The land use plan for proposed residential
4

community has been designed to provide a fresh approach to community design in the area that is
compatible with the demands of today’s homebuyers, provides an exceptional open space and amenity
package, and remains complimentary to the existing residential uses in the area. The amended
standards allow for varied lot sizes that meet current residential standards, but also allows for greater
open spaces versus meeting a zoning district minimum lot size standard.
In addition, this rezone requests to further amend the IND-2 district via the IUPD overlay. The proposal
restricts industrial building placement within the northernmost 100’ of the industrial zoning designation.
This will ensure that future buildings within the industrial zoned area does not impact the existing
residential neighborhood to the northwest and the proposed Richmond American residential homes.
Refer to Appendix E for the proposed IUPD plan. The proposal will also restrict uses by permanently
removing the following uses:
• Adult uses
• Medical Marijuana uses
• Multi-Family uses or any residential use
The following is the proposed IUPD amended development standards:
IUPD Comparison Chart
Proposed Zoning District
Description Base Zoning District Regulations
Regulations*
IND-2 IND-2 IUPD
Minimum front yard setback 20’ (arterial); 15’ (collector); 10' (local) No Change
5’ (adjacent to res.); 10’ (corner lot); 3’ 100’ building setback adjacent to
Minimum side yard setback
(side) residential
100’ building setback adjacent to
Minimum rear yard setback 25'
residential
Lot area 6,000 SF No Change
Lot width 60’ No Change
Lot coverage 60% of lot area No Change
3. Relationship to Surrounding Properties
The Maricopa County Vision 2030 Comprehensive Plan designates this site and surrounding land uses for
Agriculture for the Property and existing residential subdivision to the west. All properties to the east fall
in the Military Compatible land use designation. As such, the proposed residential development will
feature lot sizes and densities similar to and compatible with properties to the north and northeast. The
below listed existing surrounding developments, which are in immediate proximity to the proposed
development.
North: City of Surprise, Vacant parcels, and residential subdivisions zoned PAD (“Planned Area
Development”)
South: Large vacant parcels within the City of Glendale zoned PAD for residential development,
commercial and Luke compatible uses
5

East: Immediately adjacent is vacant land used for drainage purposes for the County Flood Control
District. Further to the east is vacant land within the City of Glendale zoned PAD for non-residential
uses within the Luke noise contour lines
West: Single family lots (Twelve Oaks Estates) zoned R1-35 and vacant farmland in the County zoned
RU-43
a. Luke Air Force Base
As stated herein, in addition to this growth in the housing market and infrastructure improvements, this
particular area of the County is guided by noise contour boundaries GDC policies Luke AFB, located
approximately 2.5 miles to the south of the Property. The GDC zone for Luke AFB promotes lower
residential densities closer to the base, with higher densities transitioning away from the Base. This
policy has been in place to protect the military operations of the Base, while at the same time providing
an appropriate housing density to support the growth in the West Valley.
Without adherence to the density restrictions near the base policies, the military operations and
economic impact of Luke AFB would be at risk. Conversely, without adherence to the densities promoted
by the GDC, the West Valley would not be able to provide housing diversity and housing options to
sustain the fast-paced growth demands. In short, communities cannot sustain healthy growth or provide
utilities and services with large areas of very low density.
The GDC mapping for this area of the County indicates the Property to be within the 2 du/ac maximum
categories as shown on Appendix B: Luke AFB Compatibility. The proposed CPA, Single Family –
Transitional Lot, coupled with the zoning district R1-6 and RUPD overlay with a density of 2 du/ac, will
conform to the GDC policies, and help to protect the mission and operations of Luke AFB.
This proposal will create a desirable residential development comparable to other high-quality master
planned communities and subdivisions in the area within this GDC zone. The RUPD will be used to modify
the lot sizes and setbacks in order to meet current market conditions, as well as allow for generous open
spaces throughout the Community.
The Community will have a diverse mix of lots sizes and generous amounts of useable open space to
enhance the livability in the Community for future residents. The Project creates approximately 19 acres
of open space with main central park area with park amenities. Other smaller open spaces are provided
throughout the project. Although the request is to increase density, the proposed density is consistent
with growth patterns in the area and is within the threshold of Luke AFB’s GDC designations.
The concentration of the residential land uses to the north of the Property is also strategic from a Luke
AFB perspective. The placement of industrial zoning closest to the base ensures compatible zoning to
nearby industrial uses within the 65 Ldn and Military Compatible zone.
b. Schools
This site resides within Dysart Unified High School District and Dysart Unified Elementary School District.
Shadow Ridge High School is located approximately 3.5-miles away from the site and Sonoran Heights
elementary school is located approximately 1/2-mile to the north.
4. Access & Circulation
The existing circulation system of the area supports the proposed single-family residential development
at this location. The proposed development provides public internal streets that will provide access via
6

Peoria Avenue. The south half-width right-of-way for Peoria Ave. will be 65-feet. A secondary access
point to the proposed residential subdivision is proposed onto Peoria Ave. The location of the access
points is positioned to provide a full intersection at the residential main entry and align with any future
development across Peoria Ave. to the north. The access to the proposed industrial zoning is being
sought across the County flood control property for direct access to Reems Road.
5. Public Utilities and Services
This application request will not adversely affect municipal and private facilities and services and will not
have an adverse effect on existing or future public and private open space, recreation, schools, or library
facilities. The following list identifies public and private services for the development:
• Water – EPCOR
• Sewer- EPCOR
• Electric – APS
• Natural Gas – Southwest Gas
• Police – Maricopa County Sheriff’s Office
• Fire – Rural Metro Fire Department
• Telephone – CenturyLink / Cox Communications
• Cable/Internet – CenturyLink / Cox Communications
• Refuse – Waste Management / Republic
a. Water
The water distribution system, as proposed, will provide sufficient water and pressure to meet the
domestic and fire flow requirements of the project. EPCOR will be the water provider for this project.
The project will connect to the existing water lines located within Peoria Avenue and extend future water
lines into the proposed local streets to provide service to each new home.
b. Sewer
The project lies in the service area of EPCOR, who has confirmed that it has sufficient capacity to
accommodate the project. The wastewater conveyance gravity system will require an offsite sewer main
extension. Connecting to the existing sewer main located at Olive Ave and 151st Ave, a new 12” sewer
main will be extended west along Olive Avenue to approximately 1500ft west of Reems Road. At this
point the proposed sewer main will extend north to the projects southern boundary crossing the existing
farm fields. From this location onsite sewer mains will be extended within the local residential streets to
serve each new home.
c. Drainage/Flood Zone
The project is located in Zone X on the Federal Emergency Management Agency (“FEMA”) Flood
Designation Map number 04013C1660L dated 10/16/2013 as such the project is not located within an
existing flood plain.
On-Site Drainage
The site will provide sufficient retention capacity to retain, at a minimum, the 100-year, 2-hour storm
even per Maricopa County requirements. All retention basins will be designed with a maximum of 4:1
side slopes and ponding depths not to exceed 3 feet. Maricopa County standards require all retention
basins to drain their volume from the 100-year, 2-hour storm event within a 36-hour period. The preferred
draining methods are infiltration/percolation, or drywells. Drywells will be installed according to Arizona
Department of Environmental Quality (ADEQ) guidelines of installation and will be designed and
maintained in accordance with Maricopa County’s Drywell Policy. Given the project location adjacent to
an existing Flood Control District of Maricopa County detention basin, the builder is exploring
7

opportunities to meter storm water from the proposed onsite retention basin to the existing district
regional detention basin.
Off-Site Drainage
The project site is in the historical path of offsite drainage flows. However, the project will benefit from
previously constructed drainage channels and detention basin adjacent to the property. Offsite drainage
flow travels towards the property arriving at the northwest corner and northeast corner. Offsite flows at
the northwest corner will be conveyed along the south side of Peoria Ave in a new drainage channel. This
drainage channel will connect to the existing drainage channel located along the west side of Reems
Road. Other offsite drainage flows will be conveyed south along the west side of Reems Road in an
existing regional drainage channel. This channel discharges to an existing detention basin which is
owned and maintained by the Flood Control District of Maricopa County. These two channels will be
designed to safely convey storm water around the project to protect the future project from flood events.
Localized street drainage from the frontage of Peoria Ave. will be collected by proposed scuppers and/or
catch basins and retained onsite in proposed retention basins.
6. Location and Accessibility
This Property is located on the south side of Peoria Ave., just west of the intersection with Reems Road.
The southern portion of the Property will have separate access points to the east to Reems Road on
parcels owned by the current owner for the future industrial uses. The Property is within close proximity
to the Arizona State Route 303 freeway, Northern Parkway and Interstate 10 freeway, multiple schools,
Luke Air Force Base to the east, and various recreational sites such as the White Tank Mountain Regional
Park to the west, Wildlife World Zoo to the north, and multiple golf courses.
7. Development Schedule
Richmond American is seeking to develop the residential portion of the Property after the entitlements
are granted. After the platting process is complete, it is anticipated that the homebuilder will break
ground first quarter of 2022. The industrial portion of the Property will develop as the market dictates.
In addition, the landowner needs to determine the access points onto Reems Road and apply for access
across the railroad tracks onto Olive Ave. This will take some time and we do not anticipate any
construction this year on the industrial property.
8. Open Space and Amenities
As part of the 19-acres of dedicated open space, the Project includes a centralized open space and
amenity area. The project will include smaller landscaped areas throughout the development offering
the future residents many open space alternatives. Amenities may include a tot lot, ramada, barbeques,
and/or recreational courts. The site will also provide an internal circulation system via sidewalks and
pedestrian trails to promote walking and interconnectivity.
The proposed development may have two (2) entry monuments located at the main entrance to the
Property. The proposed monument will be designed and constructed per Maricopa Zoning Ordinance
regulations and amended development standards within the RUPD.
9. Fencing, Walls, Screening and Entry Monumentation.
Entry features, fencing and wall design for the residential development, including location, will be
carefully planned to provide the right balance of privacy, screening and visual access to the community’s
abundant open space and recreational amenities.
8

10. Community Facilities and Services
The Northwest Regional Library is approximately 4.5 miles to the northeast at the City of Surprise City
facilities off Bullard Ave. St. Joseph's Westgate Medical Center is approximately eight (8) miles to the
east off the Loop 101.
This development will be part of a Homeowners Association, created at the time of Final Plat. The HOA
will own, manage, and maintain all common areas and open space facilities within the development
similar to the private parks within the master planned communities to the north in Surprise.
11. Conclusion
Richmond American Homes is excited to present what will be a vibrant residential community in a
growing area of Maricopa County. This Project will be compatible with like uses and development in the
area. In exchange for minor modifications in the development standards, this future neighborhood will
feature approximately 19-acres of open space with a variety of lot sizes and housing products. The
centralized amenities and pedestrian paths will create an active and rich community, while still
respecting the large lot residential to the west of the Project.
Moreover, this development maintains Luke AFB’s GDC thresholds, with a proposed density at the 2
du/ac per Luke AFB’s GDC policy. The proposed location of the industrial zoning will provide for more
Luke compatible uses in the area. The properties along the Olive Ave. roadway corridor are less
developed with residential neighborhoods. The proposed industrial designation will create additional
Luke compatible land uses in the future. The application of the IUPD adds a significant building setback
for the existing and future residential homes. Other benefits to the County include:
• The Project is designed to meet todays and near future residential market by providing a variety
of lot sizes and home designs around significant open space amenities. The quality of subdivision
will benefit the future and surrounding residents by creating a livable and market ready project.
• Existing arterial streets are in place, so no additional infrastructure outside of the Project will
need to be constructed to support the Project. The Project, however, will improve the existing
perimeter street, Peoria Ave., benefitting all adjacent properties with improved roadways.
• Industrial uses will generate employment and assist the west valley with the jobs to housing ratio
in the future.
• The location of the Property near the Loop 303, Northern Parkway and Loop 101 will benefit the
future industrial uses with ease of access to local and regional markets.
The development team is committed to ensuring the creation of a high-quality residential neighborhood.
In summary, the proposal provides a variety of lot sizes and similar densities and open space design to
those recently approved in the area. The proposed open space and amenities creates a better sense of
community than larger lot developments with no community amenities. The proposed, base
development standards and open space allow for diversity of housing product and the creation of vibrant
communities. Finally, the industrial zoning will be designed to support Luke and have restrictions to
ensure compatibility with existing and future residents. We look forward to working with Maricopa
County and progressing with this exciting project. The development team respectfully requests your
favorable consideration of this zone change request.
9

Appendix A
Parcel Map


Appendix B
Luke AFB Compatibility


Appendix C
Zoning Exhibit and Legal Exhibit








Appendix D
Residential Unit Plan of Development


Appendix E
Industrial Unit Plan of Development

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AMERICAN HOME Appendix E: Industrial Plan of Development ABLASTUDIO.COM

Dear Maricopa County Planning & Development Commission,
Case number CPA2020005 & Z2020102
I have three main opposition points to Richmond American’s request for a zone change from R1-35 and
RU-43 to R1-6 RUPD and Ind-2 IUPD. APN # 501-41- 006N, 501-41-006Q, 501-41-006R, 501-41-006S,
and 501-41-008G.
1. The proposed rezoning will increase the environmental impact in our area. The higher density
residential and industrial buildings will bring a further increase to the traffic, pollution, noise, and lights
that we are already seeing. Over the past year, there has been a significant increase in traffic to the area,
such that there are daily backups onto the 303 from the off-ramps of both Bell Rd and Grand Ave (not a
problem we want at Peoria Ave). It will also continue to decrease the amount of wildlife in the area as we
have already seen a significant decline over the past couple of years from the other developments.
2. Luke AFB “high noise or accident potential zone” and Graduated Density Concept (GDC) guidelines
call for a maximum of 2 dwellings per acre for the proposed 173 acre area that Richmond owns.
Richmond is NOT meeting the intent of the guidance by rezoning 70 acres to industrial to then have 3.5
dwellings per acre on the remaining rezoned R1-6 lots - and then using 359 homes per all 173 acres for a
2.07 du/ac. Furthermore, the proposed higher density homes would be immediately adjacent to the 65
LDN no-residential line for Luke. The guidelines and statues were put in place by those state leaders that
understand how important it is to protect the space surrounding Luke AFB. It critical to follow this
guidance to decrease the risk of fighter jets jettisoning fuel tanks/ordinance and/or ejecting/crashing a jet
into multiple residential homes when aircraft emergencies happen. Folks that have lived here awhile
likely know about many of the previous crashes close to Luke and how close this proposed higher density
area is to the traffic pattern.
3. The proposed rezoning will have great impacts to adjacent communities. The adjacent Twelve Oaks
Estates community was established over 15 years ago as R-35 zoned lots with future R-35/43 phases
planned to both the South and the East (where Richmond request to rezone). Homeowners in Twelve
Oaks invested at a premium to build their dream homes and enjoy the rural area with larger lots and the
surrounding agriculture. Twelve Oaks was quiet and peaceful with great views of the White Tanks. There
was wildlife and darkness at night where you could see the stars. The proposed re-zoning will only
continue to erode what the residents of Twelve Oaks and surrounding neighborhoods enjoy today as more
traffic, pollution, light, and noise are introduced with more industrial and medium/high density residential
buildings. The Twelve Oaks property values will also suffer as Richmond’s proposed site will have up to
6 smaller homes adjacent to the backyards for each one of the Twelve Oaks residents along the adjoining
wall. Richmond also plans to build two-story homes where the current zoning is single story. The
industrial zoning allows for 40’ high buildings that will block views, increase noise, and light up the
neighborhood at night. The industrial buildings could be as close as 150’ from Twelve Oaks residents…
not much different from our current separation from neighbors.
I strongly urge the commission to deny the requested rezoning and have it remain as R1-35 and RU-43
residential land. Let’s not change Waddell into something the long-term resident’s don’t want, never
envisioned, and remove the desire to live in this great county with the uniqueness that comes with it.
Sincerely,
Kristopher Healey
612-961-3128
Twelve Oaks and Waddell Resident