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Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: April 21, 2021 Case #/Title: Z2020098 – Innovation Villas on Camelback Supervisor District: 4 Applicant/Owner: Michelle Santoro, Earl & Curley/ Williamson Investments Request: Zone Change from Rural-43 to R-5 RUPD Site Location: Generally located approx. 1,400’ east of the NEC of Camelback Rd & Dysart Rd. Site Size: Approx. 13.7 acres County Island Status: Yes, City of Glendale Additional Comments: The applicant seeks a rezone from Rural-43 to R-5 with a RUPD overlay in order to develop the site as a multi-family for-rent development consisting of 153 detached dwelling units in a campus setting. The subject property is located within the White Tanks/Grand Ave area plan, which designates the site as large lot residential 1-2 du/ac, and within the City of Glendale general Plan as medium density residential 3.5-5.0 du/ac. The rezone is consistent with the land use development pattern as the area has developed primarily as medium density residential and commercial uses. The rezone with overlay will have no adverse impact on the Comprehensive Plan or the City of Mesa Municipal Plan. No comments were received from relevant municipalities. Staff has received one letter of opposition from a resident within 300’ of the site expressing opposition primarily against the increasing density. At the 3/25/21 Commission hearing an addition condition to limit the proposed density to a max allowable density of 11.5 du/ac. was included. e. The following R-5 RUPD standards shall apply: 1. 20-feet minimum rear yard setback. 2. The R-5 RUPD zoning district shall have a maximum density of 11.5 d.u./ac. April 21, 2021 Z2020098 Page 1 of 4 The applicant presented an additional condition of approval related to the Innovation Villas on Camelback zone change case in order to accommodate changes to the Urban Principal Arterial Cross Section due to a canal adjacent to the project. Condition ‘j’ was crafted in consultation with Engineering Plan Review. j. There is a canal that runs along Camelback so there may have to be some deviations from the Urban Principal Arterial Cross Section to adjust to the canal. Any such deviation must be approved by MCDOT and/or other affected jurisdictions. Commission Recommendation: On 3/25/21, the Commission voted 8-0 to recommend approval of Z2020098 subject to conditions ‘a’ – ‘j’: a. Development of the site shall be in substantial conformance with the Narrative Report entitled “Innovation Villas on Camelback”, consisting of 12 pages, dated February 18, 2021, and stamped received February 21, 2021, except as modified by the following conditions. b. The following Engineering conditions shall apply: 1. The MCDOT Major Streets and Routes Plan requires a detached sidewalk for the Urban Principal Arterial Cross Section. Final Plat and building permit submittals must show the detached sidewalk along Camelback Road. 2. The subject premises is located within the County’s Urbanized Area and will disturb more than one (1) acre. A Storm Water Pollution Prevention Permit (SWPPP), issued by the County (PND), will be required prior to issuance of any building permits required for site development. See: https://www.maricopa.gov/DocumentCenter/View/6577 3. Engineering review of planning and/or zoning cases is for conceptual design only. 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. 4. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of building lots may be necessitated by the final engineering design of the subdivision drainage infrastructure. 5. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permits. April 21, 2021 Z2020098 Page 2 of 4 c. The applicant/property owner shall submit a ‘will serve’ letter for fire protection services for the project site. A copy of the ‘will serve’ letter shall be required as part of the initial construction permit submittal. d. All buildings subject to noise attenuation as per ARS § 28-8482(B). e. The following R-5 RUPD standards shall apply: 1. 20-feet minimum rear yard setback. 2. The R-5 RUPD zoning district shall have a maximum density of 11.5 d.u./ac. f. The following Luke Air Force Base condition shall apply: The Innovation Villas on Camelback shall notify future occupants/tenants that they are located near a military airport with the following language: “You are locating in a residential dwelling outside the “territory in the vicinity of a military airport,” however 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 executes an average of approximately 165 overflights per day. Although Luke’s primary flight paths are located within 20 miles from the base, jet noise will be apparent throughout the area as aircraft transient to and from the Barry M. Goldwater Gunnery Range and other flight areas. Luke Air Force Base may launch and recover aircraft in either direction off its runways oriented to the southwest and northeast. Noise will be more noticeable during overcast sky conditions due to noise reflections off the clouds. Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately midnight, Monday through Friday, but some limited flying will occur outside these hours and during most weekends. 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 leasing offices and be permanently posted on the front door of all leasing offices on not less than 8½ inch by 11 inch sign. g. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. h. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. i. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date April 21, 2021 Z2020098 Page 3 of 4 of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. j. There is a canal that runs along Camelback so there may have to be some deviations from the Urban Principle Arterial Cross Section to adjust to the canal. Any such deviation must be approved by MCDOT and/or other affected jurisdiction. Presented by: Jose Castañeda, Planner Reviewed by: Darren Gerard, AICP, Planning Manager Attachments: 3/25/21 P&Z Packet (36 pages) 3/25/21 PZ Handout (7 pages) Note: 3/25/21 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. April 21, 2021 Z2020098 Page 4 of 4 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2020098 - Innovation Villas on Camelback Hearing Date: March 25, 2021 Supervisor District: 4 Applicant: Michelle Santoro, Earl & Curley Owner: Williamson Investments Request: Zone Change from Rural-43 to R-5 RUPD Site Location: Generally located approx. 1,400’ east of the NEC of Camelback Rd & Dysart Rd. Site Size: Approx. 13.7 acres Density: 11.4 du/ac County Island: Yes, City of Glendale County Plan: White Tanks/Grand Ave – Large Lot Residential 1-2 du/ac Municipal Plan: Envision Glendale 2040 – Medium Density Residential 3.5 - 5.0 du/ac Municipal Comments: None received to date Support/Opposition: One letter of opposition Recommendation: Approve with conditions Z2020098 Page 1 of 8 Project Summary: 1. The applicant is requesting to rezone approximately 13.7 acres from Rural-43 to R-5 RUPD in order to facilitate the construction of a for-rent residential community under single management. The applicant is proposing to develop the site as a multi-family development consisting of 153 for-rent detached dwelling units in a campus setting. The housing options will consist of 54 one-bedroom units (houses) and 99 two-bedroom units (houses). Each house will have a private outdoor area and the site will offer several landscaped open spaces throughout the development as well as provide recreational amenities such as a pool, spa and BBQ fixtures. A 6’ high perimeter wall as well as landscaping will screen the site. The proposed density for the site is approximately 11.4 du/ac. Civil improvements are anticipated to be completed in a single phase with residential unit construction being done 40-units at a time. 2. The applicant has applied for an RUPD overlay as part of this zone change to implement certain variations to the R-5 development standards. The following table lists the development standards to be varied under the R-5 RUPD overlay in (bold). Base Zoning District Proposed Zoning District Regulation Regulations (R-5) Regulations (R-5 RUPD) Maximum Building Height 40-feet 40-feet Minimum Front Yard Setback 20-feet 20-feet Minimum Side Yard Setback 5-feet 5-feet Minimum StreetSide Setback 10-feet 10-feet Minimum Rear Yard Setback 25-feet 20-feet Maximum Lot Coverage 60% 60% 2020 Aerial Z2020098 Page 2 of 8 Zoning Districts Site Plan Excerpt Z2020098 Page 3 of 8 3. It should be noted that since the applicant is proposing a site plan (required plan of development, POD) and although the zone change is a legislative approval, the POD is administratively approved. Therefore, POD approval is contingent upon prior rezoning approval. Existing On-Site and Adjacent Zoning / Land Use: 4. On-Site: Rural-43 / Single-Family Residential North: Airline Canal Then R1-10 / Colter Commons Residential Subdivision South: Camelback Rd. Principle Arterial Then R1-10 RUPD / Wigwam Creek South Residential Subdivision East: City of Glendale Then R1-6 RUPD / Wigwam Creek North residential Subdivision West: Airline Canal Then R1-10 / Colter Commons Residential Subdivision Utilities and Services: 5. Water: Liberty Utilities Wastewater: Liberty Utilities School Districts: Litchfield Elementary School District / Agua Fria Union H.S. District Fire: Rural Metro Police: Maricopa County Sherriff Right-of-Way: 6. 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 Half-width Future R/W Proposed R/W Classification Camelback Rd 55’ No Changes Principal Arterial Proposed Adopted Plans: 7. White Tanks/Grand Ave. Area Plan (adopted December 2000): The County Area Plan designates the site for Large Lot Residential uses of 1-2 du/ac. Appropriate uses include low-density single-family residential development on lots of ½ to 1 acre in size. The subject site is also located within the Municipal Planning Area (MPA) of the City of Glendale, and thus the City’s plan is applicable to the site. 8. Envision Glendale 2040 (adopted April 2016): The City of Glendale general plan designates the site for medium density residential 3.5 - 5.0 du/ac. Public Participation Summary: 9. The applicant complied with the Maricopa County Public Participation Process with the required posting of the property and notification to the adjacent property owners within 300’ of the subject site and interested parties. Additionally, the applicant held a virtual neighborhood meeting with residents of the area to discuss the project. Staff has Z2020098 Page 4 of 8 received one letter from the Luke Air Force Base Community Initiatives Team, the comments of which are discussed below, and one letter of opposition from a resident within 300’ indicating he has concerns over the quality and density of the proposed project. Staff has not received any other calls or correspondence to the request. Outstanding Concerns from Reviewing Agencies: 10. Luke Air Force Base Community Initiatives Team has recommended the applicant review the sound attenuation requirements, and provide a notification program to inform tenants about LAFB operations. The recommendation is enforced via a condition of approval regarding a disclosure requirement for future tenants that this property is located within the "territory in the vicinity of a military airport" as defined in A.R.S. 28-8461. Sound attenuation is also required pursuant to A.R.S., as well as zoning and building code requirements. Staff Analysis: 11. The proposed rezone with overlay is inconsistent with the county area plan and the City of Glendale general plan insofar as the proposed project exceeds the residential density allowed in these area plans. However, the proposed rezoning is in concert with the land use development pattern in an area that has developed primarily as medium density housing and commercial uses. 12. Staff recognizes that the west valley has rapidly urbanized in recent years with similar projects in the area that have exceeded the density outlined in the area plan. Such as case Z2006086 that was approved with a proposed density of 11.03 du/ac, 450’ west of the subject site (see exhibit below). Z2020098 Page 5 of 8 Recommendation: 13. For the reasons outlined in this report, staff recommends the Commission motion for Approval, subject to conditions ‘a’ – ‘i’: a. Development of the site shall be in substantial conformance with the Narrative Report entitled “Innovation Villas on Camelback”, consisting of 12 pages, dated February 18, 2021, and stamped received February 21, 2021, except as modified by the following conditions. b. The following Engineering conditions shall apply: 1. The MCDOT Major Streets and Routes Plan requires a detached sidewalk for the Urban Principal Arterial Cross Section. Final Plat and building permit submittals must show the detached sidewalk along Camelback Road. 2. The subject premises is located within the County’s Urbanized Area and will disturb more than one (1) acre. A Storm Water Pollution Prevention Permit (SWPPP), issued by the County (PND), will be required prior to issuance of any building permits required for site development. See: https://www.maricopa.gov/DocumentCenter/View/6577 3. Engineering review of planning and/or zoning cases is for conceptual design only. 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. 4. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of building lots may be necessitated by the final engineering design of the subdivision drainage infrastructure. 5. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permits. c. The applicant/property owner shall submit a ‘will serve’ letter for fire protection services for the project site. A copy of the ‘will serve’ letter shall be required as part of the initial construction permit submittal. d. All buildings subject to noise attenuation as per ARS § 28-8482(B). e. The following R-5 RUPD standards shall apply: 1. 20-feet minimum rear yard setback. Z2020098 Page 6 of 8 f. The following Luke Air Force Base condition shall apply: The Innovation Villas on Camelback shall notify future occupants/tenants that they are located near a military airport with the following language: “You are locating in a residential dwelling outside the “territory in the vicinity of a military airport,” however 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 executes an average of approximately 165 overflights per day. Although Luke’s primary flight paths are located within 20 miles from the base, jet noise will be apparent throughout the area as aircraft transient to and from the Barry M. Goldwater Gunnery Range and other flight areas. Luke Air Force Base may launch and recover aircraft in either direction off its runways oriented to the southwest and northeast. Noise will be more noticeable during overcast sky conditions due to noise reflections off the clouds. Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately midnight, Monday through Friday, but some limited flying will occur outside these hours and during most weekends. 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 leasing offices and be permanently posted on the front door of all leasing offices on not less than 8½ inch by 11 inch sign. g. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. h. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. i. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Z2020098 Page 7 of 8 Presented by: Jose Castañeda, Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Application (1page) Site Plan (6 pages) Narrative Report (12 pages) ENG comments (3 pages) MCESD comments (1 page) LAFB comments (2 pages) Letter of Opposition (2 pages) Z2020098 Page 8 of 8 MARICOPA COUNTY Application Name: Innovation Villas on Camelback Legal Description , Applicant Applicant Phone/Email Michelle Santoro for Earl & Curley 602.265.0094 MSantoro@EarlCurley .com Z2020098 Case Address Parcel Primary: 12730 W CAMELBACK RD LITCHFIELD PARK AZ 85340 501-63-019C Generated March 7, 2021 20:35 PM Gross Acres: 15 approx. Map scale 1:2,869 Supervisor District No. 4 ZONE CHANGE WITH RUPD OVERLAY (REZONE TO R-5 RUPDD) Maricopa County Planning & Development - Phoenix, AZ / BETHANY HOME ROAD INNOVATION VILLAS ON CAMELBACK SITE PLAN YIELD GROSS/NET AREA ±582,925 SF / ±13.38 AC ROAD ROAD DENSITY 11.43 DU/ GROSS AC 14 MIRAGE CASE# Z2020098 DYSART SITE EL CANAL PLAN OF THE DEVELOPMENT LINE PROJECT DESCRIPTION AIR W. CAMELBACK ROAD CASITA 2-BEDROOM AND DUPLEX 1-BEDROOM SINGLE STORY RENTAL A PORTION OF THE SOUTHWEST QUARTER OF SECTION 14, TOWNSHIP 2 NORTH, RANGE 1 WEST PROPERTY VICINITY MAP PROJECT DATA OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA NTS YIELD DATA UNIT TOTAL TOTAL SQUARE SQUARE 59 UNIT TYPE YIELD # BEDS FEET FEET MIX % 60 1 BEDROOM 54 54 633.68 34,219 35.3% 58 2 BEDROOM 99 198 990.17 98,027 64.7% 55 57 61 UNITS PROVIDED 153 252 132,246 100 56 RAMADAS 504 LEGAL DESCRIPTION PER TITLE COMMITMENT 53 62 54 PARKING CANOPIES 3,962 51 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF MARICOPA, STATE OF ARIZONA, AND IS 52 GARAGES 7,200 DESCRIBED AS FOLLOWS: 48 63 AVENUE TOTAL LOT COVERAGE 144,546 50 47 THAT PART OF THE SOUTHWEST QUARTER OF SECTION 14, TOWNSHIP 2 NORTH, RANGE 1 WEST OF THE GILA AND 49 64 SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, LYING SOUTH AND EAST OF THE SOUTHEASTERLY 45 Ltd. 108 RIGHT OF WAY LINE OF AIR LINE CANAL. 46 65 127TH EXCEPT THE SOUTH 55 FEET AND EAST 10 FEET. 43 66 Ste 44 Group, Ltd. 67 N. LOT COVERAGE PROVIDED 144,546 SQ FT/13.38*43,560= 25% 40 85281 Group, 42 68 LOT COVER ALLOWED 60% 629-8830 Washington 41 38 69 Consulting www.bowmanconsulting.com APN NUMBER 501-63-019C Arizona Consulting 39 70 (480) 36 West 35 71 ALLOWED HEIGHT 2 STORY/30' 37 86 PROPOSED HEIGHT 1 STORY/15'6" Bowman Tempe, Bowman 72 Phone: 32 1295 34 87 73 CURRENT ZONING RU-43 c 33 30 89 74 PROPOSED ZONING R-5 RUPD CANAL 90 88 75 76 PROPOSED USE MULTI-FAMILY 31 28 DEVELOPMENT OPTION PRD LINE 91 77 AIR 29 95 78 COUNTY 25 PARKING SPACES REQUIRED 27 96 94 92 79 80 SPACES/UNIT= 2 X 153 = 306 SPACES 23 26 93 22 101 97 PARKING SPACES PROVIDED 81 98 82 COVERED PARKING PROVIDED = 161 SPACES 24 20 100 GARAGE PARKING = 32 SPACES 99 83 STANDARD PARKING (INCLUDES ADA) = 123 SPACES MARICOPA SHEET 17 21 102 85 TOTAL SPACES PROVIDED = 316 SPACES 84 19 AVENUE POD02 15 18 108 103 104 ACCESSIBLE SPACES REQUIRED (5% OF PARKING) = 16 SPACES VILLAS ACCESSIBLE SPACES PROVIDED (10 COVERED) = 17 SPACES 109 13 16 107 118 106 105 153 127TH 11 14 119 110 COMMON AREA OPEN SPACE PROVIDED = 47% SHEET 9 (275,832 SQ FT/13.38 AC) 12 117 111 112 152 POOL N. COMMON AREA REQUIRED MINIMUM 5% OF GROSS AREA SHEET 7 120 116 115 CAMELBACK POD03 10 114 113 151 OPEN SPACE SUMMARY: 5 8 COMMON OPEN SPACE CALCULATION: POOL 1,537 SF 3 6 AMENITY OPEN SPACE 7,844 SF COVER AMENITY OPEN SPACE (SUM) 9,381 SF 2 4 OPEN SPACE WALKING AREA 266,451 SF INNOVATION 1 123 124 126 129 131 133 135 138 140 142 144 TOTAL PROVIDED COMMON OPEN SPACE (SUM) 275,832 SF ON 146 148 149 72.5% OF OPEN SPACE, 1,803 SF/UNIT AZ 121 122 125 127 128 130 132 134 136 137 139 141 143 145 PRIVATE OPEN SPACE: 147 150 REAR YARD OPEN SPACE 85,440 SF 22.5% OF OPEN SPACE, 558 SF/UNIT COUNTY, LANDSCAPE OPEN SPACE OUTSIDE PROJECT: OPEN SPACE OUTSIDE PERIMETER WALL 19,493 SF 5% OF OPEN SPACE, 127 SF/UNIT SCHOOL DISTRICT: AGUA FRIA UNION W. CAMELBACK ROAD (WEST BOUND) HIGH SCHOOL DISTRICT MARICOPA SITE PLAN SHEET INDEX W. CAMELBACK ROAD (EAST BOUND) AVENUE SHEET NUMBER SHEET TITLE POD 01 COVER SHEET POD 02 SITE PLAN POD 03 SITE PLAN 127TH POD 04 SITE DETAILS UTILITY UTILITY COMPANY POD 05 UTILITY PLAN N. ELECTRIC APS POD 06 WALL AND SIGN DETAILS KEY MAP TELEPHONE COX COMMUNICATIONS CATV CENTURY LINK GAS SOUTHWEST GAS WATER LIBERTY UTILITIES SEWER LIBERTY UTILITIES FIRE RURAL METRO OWNER/DEVELOPER CIVIL ENGINEER MARICOPA COUNTY SIGHT VISIBILITY TRIANGLE NOTE: MARICOPA COUNTY ENVIRONMENTAL SERVICES DEPT. (MCESD) NOTES POLICE SHERIFF INNOVATIONS ON CAMELBACK, LLC, BOWMAN CONSULTING GROUP NO STRUCTURES, LANDSCAPE, FENCING, OR TERRACE OR 1. DEVELOPMENT AND ENGINEERING DESIGN SHALL BE IN CONFORMANCE WITH THE MARICOPA COUNTY STORM 10446 N 74TH STREET CONTACT: MATT CAWLEY, P.E. REFUSE WASTE MANAGEMENT OTHER OBSTRUCTION TO VIEW IN EXCESS OF TWO FEET IN WATER MANAGEMENT AND DISCHARGE CONTROL REGULATION. SUITE: 200 1295 W WASHINGTON STREET HEIGHT AS MEASURED FROM THE CENTERLINE OF THE 2. THE OWNER/DEVELOPER SHALL PREPARE A SWPPP AND OBTAIN APPROVAL BY MCESD PRIOR TO CONSTRUCTION. SCOTTSDALE, AZ 85258 SUITE: 108 STREET SHALL BE PLACED WITHIN THE 25-FOOT SIGHT A SEPARATE SUBMITTAL TO MCESD IS REQUIRED. PHONE: (480) 947-2006 TEMPE, AZ 85281 VISIBILITY TRIANGLE. 3. UPON COMPLETION OF CONSTRUCTION, THE OWNER SHALL FULFILL MCESD REQUIREMENTS AND OBTAIN A CONTACT: RONALD SMITH EMAIL.MCAWLEY@BOWMANCONSULTING.COM POST-CONSTRUCTION STORMWATER PERMIT. RON@MATRIX-EQUITES.COM PHONE: (480) 346-1426 4. THE FACILITY MANAGEMENT GROUP FOR THE INNOVATIONS ON CAMELBACK SHALL BE RESPONSIBLE FOR THE OPERATION AND MAINTENANCE OF THE ON-LOT STORM WATER MANAGEMENT FACILITIES CONSISTENT WITH AN ARCHITECT LAND USE ATTORNEY APPROVED OPERATION AND MAINTENANCE PLAN. BARDUSON ARCHITECTS EARL & CURLEY 3702 E. KACHINA DRIVE CONTACT: RICHARD TORIS 2/18/21 REVISED MARICOPA COUNTY STIPULATIONS PHOENIX, AZ 85044 3101 NORTH CENTRAL AVENUE, SUITE 1000 T = (480) 233-7777 PHOENIX, AZ 85012 1. ALL DEVELOPMENT AND ENGINEERING DESIGN SHALL BE IN CONFORMANCE WITH SECTION 1205 OF THE MARICOPA COUNTY ZONING ORDINANCE; DRAINAGE POLICIES AND STANDARDS; FLOODPLAIN REGULATIONS F = (480) 460-2263 EMAIL: RTORIS@EARLCURLEY.COM MP/LT CC MC FOR MARICOPA COUNTY; MCDOT ROADWAY DESIGN MANUAL; AND CURRENT ENGINEERING POLICIES, CONTACT: STEVEN W. BARDUSON PHONE: (602) 265-0094 STANDARDS AND BEST PRACTICES AT THE TIME OF APPLICATION FOR CONSTRUCTION. 1"=100' 2. SITE LIGHTING DESIGN SHALL BE IN CONFORMANCE WITH SECTION 1112 OF THE MARICOPA COUNTY ZONING NONE ORDINANCE. LANDSCAPE ARCHITECT 050751-01-002 3. ENGINEERING REVIEW OF PLANNING AND/OR ZONING CASES IS FOR CONCEPTUAL DESIGN ONLY AND DOES WESTLAND RESOURCES, INC. NOT REPRESENT FINAL DESIGN APPROVAL NOR SHALL IT ENTITLE APPLICANTS TO FUTURE DESIGNS THAT ARE CONTACT: RICK SCHONFELD, RLA 2/18/2021 NOT IN CONFORMANCE WITH SECTION 1205 OF THE MARICOPA COUNTY ZONING ORDINANCE AND DRAINAGE 4001 E PARADISE FALLS DR POLICIES AND STANDARDS; FLOODPLAIN REGULATIONS FOR MARICOPA COUNTY; AND THE MCDOT ROADWAY TUCSON, AZ 85712 DESIGN MANUAL. EMAIL.RSHONFELD@WESTLANDRESOURCES.COM POD 01 4. DETAILED GRADING AND DRAINAGE PLANS SHOWING THE NEW SITE IMPROVEMENTS MUST BE SUBMITTED FOR PHONE: (520) 206-8585 THE ACQUISITION OF BUILDING PERMITS. 01 06 LEGEND ADA ROUTE SECTION LINE STREET CENTERLINE RIGHT OF WAY LINE EASEMENT LINE BFO SUBJECT PROPERTY JURISDICTIONAL BOUNDARY CHAIN LINK FENCE OHE OHE ELECTRIC OVERHEAD BFO BFO BFO BURIED FIBER OPTIC WATERLINE B/C BACK OF CURB R/W RIGHT OF WAY BFO PUE PUBLIC UTILITY EASEMENT ESMT EASEMENT M.U.T.E. MULTI-USE TRAIL EASEMENT L/S LANDSCAPE BFO E/P EDGE OF PAVEMENT INLET HANDICAP PARKING 59 PROPOSED FIRE HYDRANT BFO BRASS CAP IN HAND HOLE PROPERTY CORNER CANAL 60 E ELECTRIC VAULT WATER VALVE LINE 58 BFO FIRE HYDRANT AIR MH MANHOLE Ltd. 108 HOLOPHANE PPSQL2 P10 30 K XX FC T5W Ste 57 61 BFO Group, WALL METER PACK 55 Ltd. LITHONIA LIGHTING DSX1 LED P1 30K T5W MVOLT 85281 Group, 56 629-8830 TRANSFORMER Washington Consulting www.bowmanconsulting.com LITHONIA LIGHTING DSX1 LED P1 30K T3M MVOLT BFO Arizona Consulting GARAGE PARKING 53 (480) 62 West COVERED PARKING 54 Bowman Tempe, Phone: Bowman 1295 BFO c TRASH ENCLOSURE 51 207 STAMPED ASPHALT CROSSWALK 52 206 BFO COUNTY ONE BEDROOM - DUPLEX UNITS 48 205 208 63 50 204 209 AVENUE 47 203 210 TWO BEDROOM CASITA UNIT 202 211 BFO 49 201 A-11 212 MARICOPA 200 213 64 45 127TH 199 198 214 BFO VILLAS 46 197 215 65 196 216 N. 195 43 194 66 193 B-8 BFO 44 192 PLAN CAMELBACK 67 191 40 190 BFO 42 189 217 SITE 188 A-10 68 218 41 219 INNOVATION ON 38 187 63 220 69 BFO 186 62 AZ 185 221 61 184 222 39 183 60 64 70 36 A-9 59 65 223 BFO COUNTY, 182 58 66 224 35 181 71 180 37 A-8 57 179 56 86 67 225 B-2 BFO 55 68 A-12 72 PERMIT COVERED PARKING 32 178 54 69 226 MARICOPA 177 53 B-3 A - 4-SPACE COVERED PARKING 34 176 52 87 70 227 A-1 TO A-12 18'x36'=648 SFx12 STRUCTURES=7,776 SF 175 71 73 BFO A-7 33 B - 6-SPACE COVERED PARKING 51 72 B-1 TO B-13, 18'x54'=972 SFx13 STRUCTURES=12,636 SF TOE 30 174 50 73 74 TOB TOB 173 49 89 74 C - 8-SPACE COVERED PARKING TOB TOB 172 48 88 BFO C-1 TO C-5, 18'x72'=1,296 SFx5 STRUCTURES=6,480 SF 171 A-6 A-2 47 90 75 75 76 CANAL 31 46 45 28 170 76 TOB TOB 44 LINE 169 TOE TOB TOB 168 91 77 BFO 43 AIR 167 95 78 29 42 77 B-7 166 C-1 41 228 25 78 TOB TOB 40 229 39 BFO TOB TOB 165 38 94 92 79 230 79 27 96 80 164 37 80 231 163 36 B-9 TOE 23 162 232 TOB TOB 26 35 93 81 233 BFO 82 TOB TOB 22 101 97 234 161 34 81 160 235 159 33 98 82 TOB TOB 24 158 32 BFO 20 157 AVENUE TOB TOB 31 100 TOE 156 30 155 83 154 C-3 29 99 84 83 TYPICAL BUILDING SPACES TOB TOB 21 153 28 85 BFO 2/18/21 REVISED 102 86 85 NTS TOB TOB 17 27 87 84 127TH 152 151 88 MP/LT CC MC 19 26 89 TOB TOB 150 B-1 25 BFO TOE 149 24 108 103 N. 1"=40' TOB TOB 15 18 148 B-6 23 104 NONE 147 22 050751-01-002 90 21 TOB TOB 20 109 91 BFO 2/18/2021 TOE 13 16 146 A-1 107 92 145 OB OB POD 02 MATCHLINE SHEET 03 02 06 LEGEND ADA ROUTE INLET GARAGE PARKING SECTION LINE HANDICAP PARKING STREET CENTERLINE PROPOSED FIRE HYDRANT COVERED PARKING RIGHT OF WAY LINE BRASS CAP IN HAND HOLE EASEMENT LINE PROPERTY CORNER TRASH ENCLOSURE SUBJECT PROPERTY E ELECTRIC VAULT JURISDICTIONAL BOUNDARY WATER VALVE STAMPED ASPHALT CROSSWALK CHAIN LINK FENCE FIRE HYDRANT OHE ELECTRIC OVERHEAD MH MANHOLE ONE BEDROOM - DUPLEX UNITS BFO BFO BURIED FIBER OPTIC HOLOPHANE PPSQL2 P10 30 K XX FC T5W WATERLINE WALL METER PACK B/C BACK OF CURB LITHONIA LIGHTING DSX1 LED P1 30K T5W MVOLT TWO BEDROOM CASITA UNIT TYPICAL BUILDING SPACES R/W RIGHT OF WAY TRANSFORMER PUE PUBLIC UTILITY EASEMENT NTS LITHONIA LIGHTING DSX1 LED P1 30K T3M MVOLT ESMT EASEMENT M.U.T.E. MULTI-USE TRAIL EASEMENT L/S LANDSCAPE E/P EDGE OF PAVEMENT MATCHLINE SHEET 02 TOB TOB 144 19 18 93 236 153 153 143 142 17 118 106 105 94 237 MODEL BFO Ltd. 108 TOB TOB C-2 16 95 A-3 141 238 11 140 15 110 Ste 14 119 96 239 Group, Ltd. TOB TOB 139 14 9 138 13 85281 Group, BFO Washington 629-8830 TOB TOB 12 111 97 240 152 152 POOL AVENUE Consulting www.bowmanconsulting.com 11 112 MODEL Consulting 12 117 98 241 Arizona 10 120 A-4 (480) TOB TOB 116 115 99 242 West 7 10 100 151 151 BFO Bowman 114 113 243 OFFICE Bowman Tempe, Phone: TOB TOB 137 101 244 1295 136 127TH c 102 245 135 TOE TOB TOB 5 134 120 119 118 117 116 115 114 113 112 8 133 111 110 109 108 107 106 105 104 103 BFO 132 A-5 246 247248 249 250 251 252253 254 255 256257258 259 260 N. TOB TOB COUNTY 131 B-5 9 130 310 8 309 B-13 B-12 C-5 TOB TOB 3 6 129 308 C-4 B-11 B-10 BFO 7 307 TOB TOB CANAL 6 306 305 304 303 302 301 300 299 298 297 296 295 294 293 292 291 290 289 288 287 286 285 284 128 5 283 282 281 280 279 278 277 276 275 274 273 272 271 270 269 268 267 127 266 265 264 263 262 261 MARICOPA 2 4 TOE TOB TOB LINE 126 BFO 4 125 3 AIR 1 124 2 TOB TOB 123 B-4 1 123 124 126 129 131 133 VILLAS 135 138 140 142 122 144 146 148 121 149 BFO TOB TOB TOB TOB 316 315 314 313 312 311 121 122 125 PLAN CAMELBACK 127 128 130 132 134 BFO 136 137 139 141 143 145 147 150 TOB TOB TOB TOB SITE BFO INNOVATION ON AZ BFO COUNTY, BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO MARICOPA BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO BFO W. CAMELBACK ROAD (WEST BOUND) BFO BFO BFO BFO BFO BFO BFO BFO W. CAMELBACK ROAD (EAST BOUND) AVENUE 127TH N. PERMIT COVERED PARKING 2/18/21 REVISED A - 4-SPACE COVERED PARKING A-1 TO A-12 18'x36'=648 SFx12 STRUCTURES=7,776 SF MP/LT CC MC B - 6-SPACE COVERED PARKING B-1 TO B-13, 18'x54'=972 SFx13 STRUCTURES=12,636 SF 1"=40' NONE C - 8-SPACE COVERED PARKING C-1 TO C-5, 18'x72'=1,296 SFx5 STRUCTURES=6,480 SF 050751-01-002 2/18/2021 POD 03 03 06 Ltd. 108 Ste Group, Ltd. 85281 629-8830 Group, Washington STANDARD PARKING DETAIL Consulting www.bowmanconsulting.com Arizona Consulting NTS (480) West Bowman Bowman Tempe, Phone: 1295 c COUNTY RESERVED PARKING NOTES: 1. THE BOTTOM OF THE MARICOPA SIGN SHALL BE 5 FEET ABOVE FINISHED GRADE. VILLAS 2. SIGN SHALL BE CENTERED ON THE PARKING SPACE AND PLACED 1.5 FEET FROM FACE OF CURB. IN DETAILS CAMELBACK PARKING LOT SITUATIONS WITHOUT CURBING, SIGN MAY BE VAN PLACED AT THE END OF SITE THE STALL. INNOVATION ACCESSIBLE 3. VAN ACCESSIBLE TAB NOTE: ON TO BE USED IF -THERMOPLASTIC PAVEMENT MARKINGS SHALL BE AZ APPLICABLE WHITE SYMBOL ON A 4' X 4' BLUE SQUARE. COUNTY, HANDICAP PAVEMENT MARKING SYMBOL NTS HANDICAP PARKING SIGN NTS MARICOPA 6" CURB 6" CURB NOTES: 1. 2% OF THE REQUIRED PARKING SPACES MUST BE ROADWAY ROADWAY ACCESSIBLE. 2. OF THE TOTAL ACCESSIBLE SPACES 1 IN 6 MUST BE VAN MAX 30° MAX 30° ACCESSIBLE. 3. MAXIMUM SLOPE OF PARKING AND MANEUVERING AREAS IS GATE MUST OPEN 180° 1:50 (2%). 4. VAN ACCESSIBLE SPACE EXTEND ALTERNATIVE MAY BE 8' WIDE ENCLOSURE WITH 8' STRIPED ACCESS WALL 2/18/21 REVISED AISLE. TYPICAL TRASH ENCLOSURE MP/LT CC MC TYPICAL ROAD SECTION NTS NTS N.T.S NONE 050751-01-002 2/18/2021 ACCESSIBLE (ADA) PARKING STRIPING AND SIGNAGE POD 04 NTS 04 06 59 CANAL 60 LINE 58 AIR 57 61 55 56 53 62 54 MH 51 52 25' 48 63 50 AVENUE Ltd. 108 47 49 Ste Group, 64 Ltd. 45 127TH 85281 Group, 629-8830 46 132' 65 Washington N. Consulting www.bowmanconsulting.com Consulting 43 66 Arizona (480) 44 West MH 67 Bowman Bowman Tempe, 40 Phone: 1295 42 68 c 41 38 MH 69 LEGEND 39 70 COUNTY 36 81' 71 8" SEWER MAIN 35 37 86 6" SEWER SERVICE 72 4" SEWER SERVICE 32 34 MH 87 27' 6" WATER LINE MARICOPA 73 33 2.5" WATER BRANCH 74 30 89 1.25" PRIVATE WATER HOUSE CONNECTION VILLAS 128' 88 90 75 76 CLEANOUT CANAL 31 28 FIRE HYDRANT LINE 77 91 WATER VALVE AIR 95 29 78 PLAN WATER METER VAULT 25 CAMELBACK 94 92 79 80 10' STORM RETENTION TANK 27 96 23 73' 26 MH 93 CATCH BASIN 22 UTILITY 34' 97 101 81 MH SEWER MANHOLE 98 82 INNOVATION 24 ON 20 MH AVENUE STORM CONNECTOR PIPE 100 AZ 119' 83 99 DRYWELL INTERCEPTOR 21 MH 102 85 17 84 127TH DRYWELL MH COUNTY, 19 56' 26' HOLOPHANE PPSQL2 P10 30 K XX FC T5W 108 103 N. 15 18 122' 104 WALL METER PACK MH 68' 109 LITHONIA LIGHTING DSX1 LED P1 30K T5W MVOLT 13 16 107 30' 133' 153 153 TRANSFORMER MARICOPA 118 106 105 LITHONIA LIGHTING DSX1 LED P1 30K T3M MVOLT 11 110 14 119 9 152 152 111 POOL 112 12 117 120 116 115 7 10 151 151 114 113 MH 5 MH MH 8 75' MH 45' 85' MH 79' MH 3 74' MH 6 64' CANAL 2 LINE 4 AIR 1 123 124 126 129 131 133 135 138 140 142 144 146 148 39' 149 121 122 125 MH 127 128 130 132 134 136 137 139 141 141 143 145 147 150 2/18/21 REVISED 129' MP/LT CC MC 6' 1"=60' W. CAMELBACK ROAD (WEST BOUND) NONE 16.5' 29.5' 050751-01-002 13' 2/18/2021 W. CAMELBACK ROAD (EAST BOUND) POD 05 05 06 Ltd. 108 Group, Ste Ltd. Washington 85281 629-8830 Group, Consulting Arizona www.bowmanconsulting.com Consulting West (480) Bowman 1295 Tempe, Phone: Bowman c COUNTY MARICOPA VILLAS DETAILS SIGN CAMELBACK AND INNOVATION ON WALL AZ COUNTY, MARICOPA 2/18/21 REVISED MP/LT CC MC N.T.S NONE 050751-01-002 2/18/2021 POD 06 06 06 Innovation Villas on Camelback Northwest corner of 127th Avenue and Camelback Road in the Litchfield Park area of unincorporated Maricopa County Zone Change (from Rural-43 to R-5 RUPD) and Plan of Development Vicinity Map Application Case #: Z2020098 1st Submittal: December 10, 2020 2nd Submittal: February 18, 2021 1 | P a g e Introduction & Purpose of Request: This application seeks a zone change from Rural-43 (RU-43) to R-5 RUPD, along with a companion Plan of Development (POD) to allow for the development of a 153-unit single-family for rent (multifamily) residential project on approximately 13-gross acres located at the northwest corner of 127th Avenue and Camelback Road in the Litchfield Park area of unincorporated Maricopa County. The Innovation Villas on Camelback proposes a new residential community on a site that is currently occupied by a single residence. The property is a very challenging, triangular shaped property and is generally bounded by the existing Wigwam Creek residential development to the east, the existing Airline Canal and Tierra Buena residential development to the west/northwest, the existing Colter Commons residential development to the north, and Camelback Road on the south. The primary request is to rezone the subject 13-acre infill property from RU-43 to R-5 RUPD with detailed guidelines and a Plan of Development to allow a 153-unit single family for rent (multifamily) residential home community. The proposed density for this residential development is 11.43 dwelling units per gross acre. This request also seeks a companion Plan of Development approval. The APN is 501-63-019C. Table 1: Project Data A.P.N. 501-63-019C Current Land Use Single Family Residence Current Zoning District RU-43 Proposed Use Multi-Family Residential Rental Gross Property Area 13.38 AC Net Property Area 13.38 AC 153 Total Units Total No. of Units 54-1-BR units / 99-2-BR units Gross Density 11.43 DU/Gross AC Supervisor District 4, Clint Hickman Z2020098 - Narrative Report February 18, 2021 2 | P a g e Current Zoning: RU-43 Description of Proposal: This project is to be known as the Innovation Villas on Camelback (the “Villas”). Density will be at approximately 11.43-gross dwelling units per acre. It will be developed as a private gated unique multifamily rental community. The project qualifies as multifamily because it features multiple dwelling units on a single parcel. However, the Villas will function more like a grouping of attached and detached single-family buildings and is akin to a single-family subdivision with central amenities. The units will have chalet and artisan inspired architecture and incorporate private fully maintained rear yards and covered porches. The project will have amenities which will feature a community pool, spa and ramadas. Additionally, the project boasts an event lawn and dispersed open space. Garages will also be available to rent. These types of developments have been very successful in the valley. They have also been successful in the immediate area. The site creates arranged groupings of individual buildings to create intimate courtyards, each with their own landscaping and privacy walls. This request to rezone the property from RU-43 to R-5 RUPD is compatible with the surrounding developments and will offer Maricopa County residents a unique high-quality housing option that fills a niche market for those renters who do not need a full-size single-family home, or do not want the maintenance that comes with a yard, but may also be looking for an alternative from a traditional apartment experience. The Plan of Development submitted as part of this application includes 153-units consisting of a mix of one- and two-bedroom units, ranging from 642-square feet to 995- square feet, as shown in the table below. All buildings will be single story with a Z2020098 - Narrative Report February 18, 2021 3 | P a g e maximum height of 21’-9”. Approximately two parking spaces will be provided per dwelling unit. Units Count % of Total 1 Bedroom 54 35% 2 Bedroom 99 65% Total 153 100% Comprehensive Plan The Innovation Villas on Camelback support the vision, goals, and objectives of the Maricopa County Comprehensive Plan and the White Tank / Grand Avenue Area Plan, which promotes a blend of synergistic land uses that take advantage of urban service areas. It encourages the development of a balance of housing types that support future housing demand. The Maricopa County Comprehensive Plan identifies the subject property as Large Lot Residential (1-2 du/ac). This proposal would increase the density range from the current designation, however, the site is under 40 acres and therefore, by department directive, does not require a Comprehensive Plan Amendment. In keeping with the Comprehensive Plan, however, the Villas is planned to be an innovative and well- designed residential community that has been attractively configured to maximize personal space and open space on the site. The project is also compatible with the surrounding, much of which has developed in a similar fashion. Two similar single family for-rent project were recently approved just west of the Camelback Road and Dysart Road intersection and just west of the site at Camelback and El Mirage Road. Comprehensive Plan Designation: Large Lot Residential (1-2 du/ac) – White Tank Grand Avenue Area Plan Z2020098 - Narrative Report February 18, 2021 4 | P a g e Relationship to the White Tank / Grand Avenue Area Plan: The subject site is located within the boundaries of the White Tank / Grand Avenue Area Plan. Within this plan, the proposed development supports a wide range and number of goals and/or policies. Ones of note include the following: 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. This proposed development makes efficient use of the existing irregularly shaped underutilized parcel. Rather than a series of lot splits, the Villas is designed as a master planned community, compatible with the surrounding single-family communities. Economic Development Objective ED1.5: Improve housing conditions in unincorporated communities. The proposed development will provide for much needed new housing opportunities in this irregularly shaped small parcel of unincorporated area of Maricopa County. Relationship to Surrounding Properties: The site is presently being utilized as a single-family residence and is zoned Rural-43. The Property poses development challenges due to its triangular shape. The site is well suited to accommodate a single family for rent project as the layout constraints are less restrictive than those posed by traditional single-family residential. The Property is suited for a higher density residential community and has a compatible relationship with the surrounding uses. The zoning and characteristics of the surrounding properties are as follows: North: R1-10; subdivided (Colter Commons) with approximately 14,000 square foot lots and single-family residences. South: Camelback Road and R1-10; subdivided (Wigwam Creek South Parcels 3 &4), with approximately 10,000-11,000 square foot lots and single-family residences. East: R1-6; subdivided (Wigwam Creek North Phase 1 & 2) with approximately 4,000-5,000 square foot lots and single-family residences. West: Airline Canal and R1-10; Beyond the Airline Canal, subdivided (Tierra Buena) with approximately 14,000-15,000 square foot lots and single-family residences. Z2020098 - Narrative Report February 18, 2021 5 | P a g e As stated above, the Villas will fit seamlessly between the Wigwam Creek, Tierra Buena, and Colter Commons communities by having a similar master planned design with single family homes, while incorporating community amenities and open space. In addition, this property is separated from the larger lot developments to the north and west by a 34-foot drainage easement, that will remain in place and will serve as a buffer from the existing properties that surround the site. Additionally, the area has seen an uptick in development and zoning activity as it sits between the Loop 101 and the Loop 303, which link I-10 with I-17 through this area, and serves as a major growth center within the west Valley. The proximity of Luke Air Force Base as well as many other larger employers and an expanding base of businesses in the area, makes this site ideal for this type of higher density development (this area is outside of any noise contours related to Luke Airforce Base, which is located more than 2-½ miles northwest of the site). This proposed development will help to meet some of the need for housing in this area. Location and Accessibility: The Villas is located on the north side of Camelback Road situated between 129th Avenue and 127th Avenue. Camelback Road is designated as a principal arterial road as outlined in the Maricopa County Department of Transportation’s Major Streets and Routes Plan. The project will be accessed by a main entrance off of Camelback Road at 127th Avenue. To aid in circulation, an emergency access will be provided at the far western corner of the site off of Camelback Road. Camelback Road is currently constructed with three eastbound through lanes and two westbound through lanes. A raised center median limits turn motions, but existing turn lanes allows for full access at 127th Avenue. Camelback Road is fully improved to the east and west of the project. Additional pavement, curb and gutter, sidewalk and drainage channel safety railing will be required along the project frontage. MCDOT is currently developing plans with WSP to improve the Camelback Road/127th Avenue intersection. At the time of the preparation of this narrative, the CIP plans were submitted for 60% completion review. It is anticipated that the improvements to the intersection will include: improvements to the median turn lanes, driveway improvements to the north leg of the intersection (widening, grade adjustment, pavement replacement and new ADA ramps), and the installation of a traffic signal. Camelback Road is under the jurisdiction of the Maricopa County Department of Transportation (MCDOT) and the City of Litchfield Park. The Innovations on Camelback development will have a main entrance at Camelback Road and 127th Avenue, and a secondary emergency access driveway located on Camelback Road at the western boundary of the project. The project’s driveways are anticipated to utilize the existing box culverts to gain access over the existing concrete drainage channel. Z2020098 - Narrative Report February 18, 2021 6 | P a g e Camelback Road connects to the Loop 101 approximately 4 miles to the east and the Loop 303 to the west. The site also sits approximately 4 miles to the north of I-10, with easy access via Dysart Road. Circulation System: Traffic circulation is outlined in the Traffic Impact Analysis, Innovation Villas on Camelback prepared September 28, 2020, which is submitted with this application under separate cover. The primary site access will be located at the intersection of Camelback Road and 127th Avenue. A 26-foot-wide driveway is proposed due to the width constraints of the existing box culvert. Once the box culvert has been traversed, the driveway will open to be 50-feet wide with 20-foot entry and exit lanes separated by a landscaped median. Internal circulation will consist of provide 26-foot-wide lanes bordered by both covered and uncovered parking. A secondary emergency only access is provided through a gated entry onto Camelback Road located at the southwest corner of the project. The access will be constructed to meet Rural Metro design standards and the adopted fire code. The Traffic Statement evaluated the capacity of Camelback Road and determined the existing facilities provide adequate capacity to accommodate the anticipated traffic volume from the Innovation Villas on Camelback. Maricopa County is working with WSP Global to improve the Camelback and 127th Avenue intersection. It is our understanding that the proposed improvements will include signalization along with north driveway and median turn lane improvements. Open Space and Landscape Design: As shown on the Plan of Development, the proposed development will offer a generous amount of landscaping, courtyards, amenities, and a connected pedestrian circulation system. The private open space areas include private backyard enclosures maintained by the professionally managed ownership entity. These areas will enable each owner to enjoy greater privacy, space for pets, and will provide room to locate a table, shade umbrella, and seating. The project site will feature a central community amenity area, which may include, but is not limited to, a resort-style pool and spa, event lawn, BBQ amenities, and gathering areas with seating and shade trees and structures. Perimeter landscaping will be provided along Camelback Road, and along the east and west/northwest portion of the property line. Trees and desert landscaping will soften the feel along the property’s perimeter. Z2020098 - Narrative Report February 18, 2021 7 | P a g e In total the dispersed open space, including the pool/amenity open space and open space walking areas comprises of approximately 6.5 acres. A modern desert-friendly landscape palette with shade trees has been selected for this project. All plant materials will comply with the Arizona Department of Water Resources (“ADWR”) list of low-water use plants. The development is proposed to be enclosed by a 6-foot-high wall along the perimeter of the site and will compliment the planned entry feature located at the main entryway off of Camelback Road. Lighting, where provided, will comply with Section 1112 of the Maricopa County Zoning Ordinance. R-5 RUPD Development Standards: The Innovation Villas on Camelback meet or exceed the development standards for R-5 zoning, except for a few minor modifications that may be approved under this RUPD as they are justified by the unique characteristics of the proposed development, site constraints, and surrounding land uses. The proposed standards are as follows (items in bold vary from the underlying R-5 development standard): Base R-5 Zoning Proposed R-5 RUPD Regulation District Zoning District Regulations Regulations Height (Maximum) 40-feet 40-feet Front Yard (Minimum) 20-feet 20-feet Side Yard/Building Separation 5-feet 5-feet (Minimum) Street-Side Yard (Minimum) 10-feet 10-feet Rear Yard (Minimum) 25-feet 20-feet Lot Area (Minimum) 6,000 square feet 6,000 square feet Lot Area Per Dwelling Unit* 1,000 square feet 1,000 square feet (Minimum) Lot Width (Minimum) 60-feet 60-feet Lot Coverage (Maximum) 60% 60% Parking Spaces** (Minimum) 2 / du 2 / du * Lot Area per Dwelling Unit = total area of lots and open spaces, excluding all public and private streets, divided by the total number of lots ** 20% of parking spaces shall be reserved for guest parking and 5% of parking spaces shall be handicapped parking spaces. Garage spaces count towards the required 2/du calculation. Z2020098 - Narrative Report February 18, 2021 8 | P a g e Development Schedule: The project’s horizontal civil improvements will be constructed in a single phase. The Final Engineering processes will begin following the Plan of Development approval and are anticipated to take roughly six months. Vertical construction will be broken out into sequences of roughly 40-units per sequence to allow for a staged take down and absorption of the project. Construction is anticipated to begin in February 2022 and Project opening is scheduled for the year 2022. Community Facilities and Services: This proposed development is located in the Agua Fria Union High School District, specifically within the respective boundaries for Litchfield #79 Elementary School and Millennium High School. The project site is near to several public parks and amenities, including, but not limited to: Camelback Park, Wigwam Creek Golf Club, Rose Park, Turtle Park, and the Agua Fria River Trail. High School District: Agua Fria High School District #216 The 30,000-acre White Tank Regional Park is part of the Maricopa County Parks and Recreation system and is located approximately 17 miles to the northwest of the Property. This regional park offers hiking, horseback riding, camping, picnicking, and has a beautiful LEED Platinum Certified nature center where educational activities are open to the public. Z2020098 - Narrative Report February 18, 2021 9 | P a g e Wildlife World Zoo, Aquarium and Safari Park is located 8 miles northwest of the Property at Northern Avenue and Sarival Road. Wildlife World Zoo is a privately-owned zoo and aquarium that is over 100 acres in size and has over 600 separate species. The nearest hospital is Abrazo West located approximately 5 miles southwest at McDowell Road and Litchfield Road. The dignity Health Campus is approximately 6 miles northeast at Northern Avenue and 99th Avenue, and the Banner Estrella Medical Campus is 6 miles southeast at McDowell Road and 91st Avenue. There are several arts, entertainment, sports and recreation facilities in each city throughout the west valley. The project’s proximity to the Loop 101 freeway will provide residents with convenient access to these attractions. Public Utilities and Services: Liberty Utilities will be the water and sewer provider for this project via connection to their respective systems. It is anticipated that the water and sewer connections will be made through the existing Wigwam Creek subdivision. The property is within the Liberty’s existing MAG 208 boundary but a CC&N expansion will be required to provide sewer service to the property. Fire and emergency services will be provided by Rural Metro under contractual agreement. The nearest Rural metro Fire Station is Station 837 located 3 miles southwest at the intersection of Old Litchfield Park Road and Indian School Road. Maricopa County Sherriff’s Office will provide police services to the Property from their existing district offices in Goodyear and Surprise. Existing electric, natural gas, and communications infrastructure are located along the project perimeter and will be extended to provide service to the Property. Z2020098 - Narrative Report February 18, 2021 10 | P a g e Conclusion: The Innovation Villas on Camelback will turn an underutilized irregularly shaped parcel into a modern quality housing development that focuses on active and passive open space and recreational amenities. The site constraints and location of this property make it perfectly suited for a higher density project. Vicinity Map: Z2020098 - Narrative Report February 18, 2021 11 | P a g e Aerial Map: O:\INDEX\Matrix Equities\NWC of 127th Avenue & Camelback Road\Docs\2nd Submittal - Zoning - Narrative Report - Jan 2021.doc Z2020098 - Narrative Report February 18, 2021 Maricopa County Planning & Development Department Date: February 22, 2021 Tony Regis, PE Planning & Development Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 501 North 44th Street, Suite 200 Development Phoenix, Arizona 85008 Phone: (602) 506-8790 www.maricopa.gov/planning Attn: José Castaneda, Planner, Planning & Development Services email address: Tony.Regis@maricopa.gov cc: Michael Norris P.E., Engineering Manager, Planning and Development From: Tony Regis, PE, Plans Examiner Engineer, Planning & Development Subject: Z2020098 – Zone Change, Innovation Villas at Camelback APN(s): 501-63-019B, C Engineering Review has reviewed the first plan and report routed for review on 2/18/2021 for the subject application and has no objections provided that the following conditions are made part of any approval: 1. The MCDOT Major Streets and Routes Plan requires a detached sidewalk for the Urban Principal Arterial Cross Section. Final Plat and building permit submittals must show the detached sidewalk along Camelback Road. 2. The subject premises is located within the County’s Urbanized Area and will disturb more than one (1) acre. A Storm Water Pollution Prevention Permit (SWPPP), issued by the County (PND), will be required prior to issuance of any building permits required for site development. See: https://www.maricopa.gov/DocumentCenter/View/6577 3. Engineering review of planning and/or zoning cases is for conceptual design only. 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. 4. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of building lots may be necessitated by the final engineering design of the subdivision drainage infrastructure. 5. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permits. Please contact me with any questions. Page 2 of 3 DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 1205 of the MCZO: https://www.maricopa.gov/documentcenter/view/272 Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: https://www.maricopa.gov/DocumentCenter/View/630 For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Residential Driveway Guidelines https://www.maricopa.gov/documentcenter/view/362 Roadway Design Manual http://www.mcdot.maricopa.gov/DocumentCenter/View/24883 Maricopa County Resolution for ROW Permits https://www.maricopa.gov/documentcenter/view/364 For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste Page 3 of 3 Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department- Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines MSRP = MCDOT Major Streets and Routes Plan PND Storm Water: SWMDCR= Maricopa County Storm Water Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310 Maricopa County Environmental Services Department Water Division and Waste Management DATE: December 10, 2020 Subdivision Infrastructure & Planning 1001 N. Central Program Avenue #150 TO : Jose Castaneda, Planning & Development Dept. 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: ZONE CHANGE WITH RUPD OVERLAY REZONE TO R-5 RUPDD. Z2020098 The Maricopa County Environmental Services Department (MCESD) has received documentation for a Request for POD. Based on the submitted documentation, this project is within the Liberty Utilities service area for domestic water and wastewater. APN # 501-63-019B and 501-63- 019C. ATC water and sewer must be obtained prior to final plat approval. Based on the above, MCESD raised no objections to the Planning & Development Department in in Accela Automation on December 10, 2020 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. DEPARTMENT OF THE AIR FORCE AIR EDUCATION AND TRAINING COMMAND Mr. Christopher P. Toale Director, Community Initiatives Team 56th Fighter Wing 14185 West Falcon Street Luke AFB AZ 85309-1629 Mr. Jose Castaneda Planner, Comprehensive Planning Division Maricopa County Planning and Development Department 501 N. 44th Street, Suite 200, Phoenix, AZ 85008 Re: Z2020098 Innovation Villas on Camelback Dear Mr. Castaneda Thank you for the opportunity to provide comments on the Zone Change with Overlay Application for the Innovation Villas on Camelback. This development is located on 15 gross acres at the Northwest of El Mirage and Camelback Roads in Maricopa County, AZ. The development has plans for 153 single family residential dwelling units (du), resulting in an overall density of 11.2 du/acre. The site is located 2.5 miles outside the Luke AFB 1988 JLUS 65 Ldn, “high noise or accident potential zone” as identified 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. Luke AFB follows 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/acre from the 65 Ldn to 1/2 mile, a maximum of 4 du/acre from 1/2 mile to 1 mile and a maximum of 6 du/acre from 1 to 3 miles. The Villas on Camelback, being east of Luke AFB, will not be over flown by aircraft on a routine basis; therefore, this request will not have a negative impact on Luke AFB Flight Operations. Since the site will be located inside the “territory in the vicinity of a military airport,” it may be subjected to approximately 165 over flights per day, as low as 1,500 feet above the ground. 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 is essential to inform the tenant about Luke AFB operations. If you have any questions, please contact my Community Planner, Mr. Mark James at (623) 856-9981. Sincerely SIGN CHRISTOPHER P. TOALE cc: Colonel Luke B. Casper, Vice Commander, 56th Fighter Wing Ms. Cindy Allen, GS-13, General and Environmental Law Attorney, 56th Fighter Wing Planning and Development Department DATE: March 25, 2021 TO: Planning and Zoning Commission FROM: Jose Castañeda, Planner SUBJECT: Z2020098 - Innovation Villas on Camelback Agenda Item: #4 Since the publishing of the staff report for the above case, the applicant presented additional conditions of approval related to the Innovation Villas on Camelback zone change case. These conditions were crafted in consultation with Engineering Plan Review. Shown below is the additional condition in leg-edit format with new language underlined and bolded. j. There is a canal that runs along Camelback so there may have to be some deviations from the Urban Principal Arterial Cross Section to adjust to the canal. Any such deviation must be approved by MCDOT and/or other affected jurisdictions. Engineering Plan Review provided an updated condition to correct the requested condition related to the Urban Principle Arterial Cross Section. The memo is included as an attachment for informational purposes only. Staff recommends approval of Z2020098 subject to conditions ‘a’ – ‘j’ with the proposed additional conditions. Shown below are the proposed conditions in final format: a. Development of the site shall be in substantial conformance with the Narrative Report entitled “Innovation Villas on Camelback”, consisting of 12 pages, dated February 18, 2021, and stamped received February 21, 2021, except as modified by the following conditions. b. The following Engineering conditions shall apply: 1. The MCDOT Major Streets and Routes Plan requires a detached sidewalk for the Urban Principal Arterial Cross Section. Final Plat and building permit submittals must show the detached sidewalk along Camelback Road. 2. The subject premises is located within the County’s Urbanized Area and will disturb more than one (1) acre. A Storm Water Pollution Prevention Permit (SWPPP), issued by the County (PND), will be required prior to issuance of any building permits required for site development.See:https://www.maricopa.gov/DocumentCenter/Vi ew/6577 3. Engineering review of planning and/or zoning cases is for conceptual design only. 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. 4. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of building lots may be necessitated by the final engineering design of the subdivision drainage infrastructure. 5. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permits. c. The applicant/property owner shall submit a ‘will serve’ letter for fire protection services for the project site. A copy of the ‘will serve’ letter shall be required as part of the initial construction permit submittal. d. All buildings subject to noise attenuation as per ARS § 28-8482(B). e. The following R-5 RUPD standards shall apply: 1. 20-feet minimum rear yard setback. f. The following Luke Air Force Base condition shall apply: The Innovation Villas on Camelback shall notify future occupants/tenants that they are located near a military airport with the following language: “You are locating in a residential dwelling outside the “territory in the vicinity of a military airport,” however 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 executes an average of approximately 165 overflights per day. Although Luke’s primary flight paths are located within 20 miles from the base, jet noise will be apparent throughout the area as aircraft transient to and from the Barry M. Goldwater Gunnery Range and other flight areas. Luke Air Force Base may launch and recover aircraft in either direction off its runways oriented to the southwest and northeast. Noise will be more 502 N. 44th Street, Suite 200 Phoenix, AZ 85008 (602) 506-3301 (602) 506-3711 fax Internet: www.maricopa.gov/planning 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 leasing offices and be permanently posted on the front door of all leasing offices on not less than 8½ inch by 11 inch sign. g. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. h. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions. i. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. j. There is a canal that runs along Camelback so there may have to be some deviations from the Urban Principal Arterial Cross Section to adjust to the canal. Any such deviation must be approved by MCDOT and/or other affected jurisdictions. Attachments: 3/16/21 E-mail – Applicant Requests Condition (2 page) 3/17/21 Engineering Comments (2 pages) 502 N. 44th Street, Suite 200 Phoenix, AZ 85008 (602) 506-3301 (602) 506-3711 fax Internet: www.maricopa.gov/planning From: Jose Castaneda (PND) To: Michelle Santoro Subject: RE: Z2020098 - Innovation Villas on Camelback - Date: Wednesday, March 17, 2021 11:52:00 AM Attachments: image001.png image002.png Michelle, The deadline for comments on the conditions closed as of 5:00p.m. on 03/16/2021. Also yes we are considering the south property line the front, east is side, and northwestern is rear. If you can submit the presentation by Monday 03/22/2021 at noon that would be fine. Jose Castañeda Planner Planning & Development Desk: 602-506-8358 Jose.Castaneda@Maricopa.Gov From: Michelle Santoro <MSantoro@EarlCurley.com> Sent: Wednesday, March 17, 2021 11:33 AM To: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov> Subject: RE: Z2020098 - Innovation Villas on Camelback - Good morning Jose! We have two comments/questions: 1. For the first condition, we’d like to add “or as approved/modified by Maricopa County Development staff due to canal constraints” a. There is a canal that runs along Camelback so there may have to be some deviations from the Urban Principal Arterial Cross Section to adjust to the canal. 2. We just wanted to confirm, what you and I spoke about earlier – the Airline Canal property line is considered our “rear yard”, the eastern boundary is a “side yard” and of course Camelback is our “front yard”. And again – we can have 6’ cmu walls in the read and side yard setbacks. Correct? Also – what is the deadline for me to send you our presentation for the hearing? Thank you! Michelle Santoro Senior Planner Earl & Curley From: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov> Sent: Monday, March 15, 2021 10:11 AM To: Michelle Santoro <MSantoro@EarlCurley.com> Subject: Z2020098 - Innovation Villas on Camelback - Good Morning, Please see the copy of the draft conditions for the subject project. Any recommendations for changes and or comments to the conditions must be received by 5:00p.m. on 03/16/2021. Thank you, Jose Castañeda Planner Maricopa County Planning & Development Department 501 N. 44th Street, Suite 200, Phoenix, AZ 85008 Desk: 602-506-8358 | Fax: 602-506-3282 Jose.Castaneda@Maricopa.Gov Desk: 602-506-8358 Jose.Castaneda@Maricopa.Gov P&D is now 100% digital. Find information on our new permit process here. Effective Monday, March 29, P&D’s main office will be relocated to 301 W. Jefferson St. From: Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov> Sent: Tuesday, March 23, 2021 10:15 AM To: Darren V. Gérard (PND) <Darren.Gerard@Maricopa.Gov>; Larry Morden (PND) <Larry.Morden@Maricopa.Gov> Cc: Tony Regis (PND) <Tony.Regis@Maricopa.Gov>; Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov> Subject: RE: Z2020098 - Innovation Villas My suggestion would be to add the red text below to their requested condition Best Regards, Bob Fedorka, PE Engineering Supervisor Planning & Development 602-506-7151 Bob.Fedorka@maricopa.gov P&D is now 100% digital. Find information on our new permit process here. Effective Monday, March 29, P&D’s main office will be relocated to 301 W. Jefferson St., Phoenix From: Darren V. Gérard (PND) <Darren.Gerard@Maricopa.Gov> Sent: Tuesday, March 23, 2021 8:52 AM To: Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>; Larry Morden (PND) <Larry.Morden@Maricopa.Gov> Subject: FW: Z2020098 - Innovation Villas FYI Darren V. Gérard, AICP Planning Services Manager Planning & Development 602-506-7139 Darren.Gerard@maricopa.gov From: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov> Sent: Tuesday, March 23, 2021 8:51 AM To: Tony Regis (PND) <Tony.Regis@Maricopa.Gov> Cc: Darren V. Gérard (PND) <Darren.Gerard@Maricopa.Gov>; Matthew Holm (PND) <Matthew.Holm@Maricopa.Gov> Subject: Z2020098 - Innovation Villas Hi Tony, The applicant wants to add the following stipulation and we need to make sure ENG is ok with it stip so we can create a handout: 1. For the first condition, we’d like to add “or as approved/modified by Maricopa County Development staff due to canal constraints” a. There is a canal that runs along Camelback so there may have to be some deviations from the Urban Principal Arterial Cross Section to adjust to the canal. Any such deviation must be approved by MCDOT and/or other affected jurisdictions. Thank you, <image003.png> Jose Castañeda <image004.png> Planner Maricopa County Planning & Development Department 501 N. 44th Street, Suite 200, Phoenix, AZ 85008 Desk: 602-506-8358 | Fax: 602-506-3282 Jose.Castaneda@Maricopa.Gov P&D is now 100% digital. Find information on our new permit process here. Effective Monday, March 29, P&D’s main office will be relocated to 301 W. Jefferson St.