Z2019132 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: March 10, 2021
Case #/Title: Z2019132 – Twin Knolls Vistas
Supervisor District: 2
Applicant/Owner: Glenn Odegard / Twin Knolls LLC
Request: Zone Change from C-3 to C-3 CUPD
Site Location: Located approximately 450 ft. east of the NEC of 81st St. and
Apache Tr., in the Mesa area.
Site Size: Approx. 3.5 acres
County Island Status: N/A
Additional
Comments: There are no outstanding concerns from reviewing agencies.
To date Staff received 3 public opposition comments from 3
parties; however, the majority of the concerns expressed are
in relation to the mining activities associated with the Twin
Knolls Mining District (established by the BOS on January 27,
2021). The geography of the Twin Knolls Mining District
includes the subject property, but there is no mining proposed
on the subject property and the owner of the subject
property confirmed he has no business association
whatsoever with the mining district.
The applicant is requesting a zone change from C-3 to C-3
CUPD with a precise plan of development for the
construction of 7 new, detached dwelling units (DU) on one,
approximately 3.5-acre, hillside property. The intent is for the
current owner to offer the DUs for short and long-term rental.
The property will not be subdivided and the DUs will remain
under current ownership. The proposed DUs (Buildings 1 - 7)
will range from approximately 1,410 sq. ft. to 2,800 sq. ft. of
livable space plus additional outdoor patio areas for each
unit. Two standard parking spaces will be provided for each
unit and Building 2 will include an ADA accessible parking
space, path and interior design, consistent with MCZO
1102.1.3 and ADA-related building code requirements. The
total proposed lot coverage is approximately 10.62% where
up to 60% lot coverage is allowed in the C-3 zone (MCZO Art.
805.5.3). A total of approximately 59,630 sq. ft. (38.6% total
March 10, 2021
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property area) of hillside area disturbance is proposed for the
project where a maximum of 75,000 sq. ft. of hillside
disturbance is allowed per lot (MCZO Art. 1201.6.1.1).
The requested C-3 CUPD designation is to modify several C-3
and hillside development standards: The C-3 maximum
building height is 40 ft. (MCZO Art. 805.3); however, that
standard is superseded by the hillside maximum building
height of 30 ft. within areas of hillside slopes
(MCZO Art. 1201.4). A maximum building height of 40 ft.
above original, natural grade is requested under the C-3
CUPD. The requested 40 ft. maximum building height is for the
proposed buildings and two airplane bodies that are
attached to the top of buildings 4 and 7 as decorative
features. These decorative features are requested to be
considered as building appurtenances, consistent with MCZO
Art. 1111.2, and both are setback from property lines at least
one foot for each foot of height above 30 ft. (the maximum
building height under hillside standards per MCZO Art. 1201.4),
except for the eastern wing of the airplane on building 7,
which is approximately 3 ft. from the east property boundary,
where a setback of 10 ft. is required (MCZO Art. 1111.2).
Approximately 147,295 sq. ft. or 95% of the 154,602 sq. ft.
subject property is hillside area. Some of the proposed
disturbance extends to the property boundaries; however,
per the C-3 zone required setbacks (MCZO Art. 805.4) most of
the existing and proposed hillside disturbance lies within the
building envelope or is associated with the driveway and co-
located utilities, both of which are allowed (MCZO Art.
1201.6.1.1). The only area of hillside disturbance that is not
associated with the driveway and lies outside the building
envelope is an approximately 1,600 sq. ft. portion of the
proposed septic system disposal field, which lies within the 25
ft. rear yard required along the north property line (where R-5
designated properties bound the subject property).
According to the Applicant and a letter from the City of Mesa
(dated October 9, 2018), municipal water and sewer service
cannot be provided to the subject property. Thus, a well and
septic system are required to serve the proposed uses and the
area identified for the septic system is the only feasible
location on the subject property for that facility. Hillside
disturbance outside the building envelope (not associated
with a driveway or co-located utilities) is, therefore, requested
under the CUPD for the septic system. The final development
standard modification request is to provide no screening
where the C-3 zone requires solid, 6 ft. tall screening adjacent
to the R-5 zoned property that bounds the subject property at
the rear (north) and the northern portion of the west interior
side (MCZO Art. 805.9.1.a). No screening is proposed on any
of the property boundaries because the steep topography of
the property and proposed locations & elevations of the
March 10, 2021
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buildings combine to render 6 ft. screen walls ineffective for
privacy screening.
The proposed motel use is allowed in the C-3 zone (MCZO
Chapter 2 definition of a “Motel” and Arts. 804.2.23 and
805.2.1) and it appears appropriate for the area, which is
characterized by existing commercial and residential
development and is designated for high density residential
uses by the County and neighborhood residential and
commercial uses by the City of Mesa. The requested
development standard modifications appear reasonable
and necessary to provide for the proposed use and do not
appear to impose undue burdens on neighboring properties.
Commission
Recommendation: On 2/11/21, the Commission voted 9-0 to recommend
approval of Z2019132 subject to conditions ‘a’ – ‘i’:
a. Development of the site shall be in substantial conformance with the Site Plan
entitled “Twin Knolls Vistas”, consisting of 1 full-size sheet, stamped received
February 2, 2021, except as modified by the following conditions.
b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “Twin Knolls Vistas”, consisting of 3 pages, dated February 2, 2021,
and stamped received February 2, 2021, except as modified by the following
conditions.
c. The following Planning Engineering conditions shall apply:
1. At the time of application for building permits for the site’s infrastructure, a
geotechnical evaluation and recommendation(s) will be required for cut
slopes in excess of 2:1 and fill slopes in excess of 3:1.
2. The retention basins with side slopes in excess of 4:1 must be fenced so that
they meet the County’s pool barrier requirements.
3. Retention basin(s) must provide for one (1) foot of freeboard; and drain
within 36 hours.
4. Berms used as part of the site’s drainage infrastructure must be designed
with a top width of at least eight (8) feet.
5. Retention basins and septic system components must be separated by at
least 25 feet unless it can be demonstrated that the top of the septic system
components are below the bottom of the retention basin(s),
6. Structural design of any retaining walls/structures shall be submitted for
review with the building permit for the site’s infrastructure.
7. Prior to the issuance of a building permit for the site’s infrastructure, the
owner/applicant must submit evidence of approval/acceptance of the
March 10, 2021
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emergency services provider who will provide fire protection and related
services to the site.
8. 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.
9. Detailed Grading and Drainage Plans showing the new site improvements
must be submitted for approval and acquisition of building permits.
d. The following Maricopa County Environmental Services Department (MCESD)
conditions shall apply:
1. A Drinking Water New Source Approval Application (NSA) and Notice of
Intent to Discharge (NOID) for water and sewer are required prior to any
construction permits approvals.
2. Prior to construction permits approvals, the applicant will need to apply for
SWPPP with MCESD Stormwater Quality program. For further information,
go to www.maricopa.gov/stormwater.
e. The following C-3 CUPD standards shall apply:
1. Maximum building height: 40 ft. above original, natural grade including
building appurtenances.
2. 1,600 sq. ft. of hillside disturbance in required rear setback.
3. 3 ft. setback for rooftop appurtenance where a 10 ft. setback would apply.
4. No screen walls to be provided.
f. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
g. The 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.
h. 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
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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.
i. The zone change with CUPD overlay is applied to restrict the use of the site. Until
such time as the site is served by sewer, uses on the site shall only be those
acceptable to the Maricopa County Environmental Services Department
(MCESD) that can be accommodated by septic systems. A public water system
and public sewer system shall be required prior to establishment of any non-
residential use that requires potable water.
Presented by: Sean Watkins, Planner
Reviewed by: Darren V. Gérard, AICP, Planning Services Manager
Attachments: 2/11/21 P&Z Packet (19 pages)
Opposition provided at PZ Hearing (6 pages)
Note: 2/11/21 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
March 10, 2021
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2019132 – Twin Knolls Vistas
Hearing Date: February 11, 2021
Supervisor District: 2
Applicant: Glenn Odegard, Twin Knolls LLC
Owner: Twin Knolls LLC
Request: Zone Change from C-3 to C-3 CUPD
Site Location: Located approximately 450 ft. east of the NEC of 81st St. and
Apache Tr., in the Mesa area.
Site Size: Approx. 3.5 acres
Density: N/A
County Island: No
County Plan: East Mesa Area Plan – Urban Residential/High (0-25 d.u./acre)
Municipal Plan: Mesa 2040 General Plan - Neighborhood
Municipal Comments: Mesa – no municipal water/sewer provision
Support/Opposition: None known to date
Recommendation: Approve with conditions
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Project Summary:
1. The applicant is requesting a zone change from C-3 to C-3 CUPD with a precise plan of
development for the construction of 7 new, detached dwelling units (DU) on one,
approximately 3.5-acre, hillside property. The intent is for the current owner to offer the
DUs for short and long-term rental. The property will not be subdivided and the DUs will
remain under current ownership. The subject property is located approximately 450 ft.
east of the NEC of the intersection of 81st St. and Apache Tr., in the Mesa area. The subject
property is currently zoned C-3 and all the proposed development is within hillside area
(MCZO Art. 1201.2.1). The proposed use is considered a motel (MCZO Chapter 2,
“Motel”), which is a permitted use in the C-3 zone (MCZO Arts. 804.2.23 and 805.2.1).
2. The proposed DUs (Buildings 1 - 7) will range from approximately 1,410 sq. ft. to 2,800 sq. ft.
of livable space plus additional outdoor patio areas for each unit. Two standard parking
spaces will be provided for each unit and Building 2 will include an ADA-accessible
parking space, path and interior design, consistent with MCZO 1102.1.3 and ADA-related
building code requirements. The total proposed lot coverage is approximately
16,422 sq. ft. or 10.62% where up to 60% lot coverage is allowed in the C-3 zone
(MCZO Art. 805.5.3).
3. The requested C-3 CUPD designation is to modify several C-3 and hillside development
standards. The C-3 maximum building height is 40 ft. (MCZO Art. 805.3); however, that
standard is superseded by the hillside maximum building height of 30 ft. within areas of
hillside slopes (MCZO Art. 1201.4). A maximum building height of 40 ft. above original,
natural grade is requested under the C-3 CUPD. The highest point of any of the proposed
buildings is at the southeast corner of building 7 where the top of the roofline is 38 ft.
above original, natural grade. The requested 40 ft. maximum building height above
original, natural grade is for two airplane bodies that are to be building appurtenances,
attached to the top of the buildings 4 and 7 as decorative features. These decorative
features are requested to be considered as building appurtenances, consistent with
MCZO Art. 1111.2, and both are setback from property lines at least one foot for each
foot of height above 30 ft. (the maximum building height under hillside standards per
MCZO Art. 1201.4), except for the eastern wing of the airplane on building 7, which is
approximately 3 ft. from the east property boundary, where a setback of 10 ft. is required
(MCZO Art. 1111.2).
4. According to the project grading and drainage plan (G&D) approximately 147,295 sq. ft.
or 95% of the 154,602 sq. ft. subject property is hillside area. A total of approximately
59,630 sq. ft. (38.6% total property area) of hillside area disturbance is proposed for the
project (comprising 7,440 sq. ft of previous and 52,240 sq. ft. of currently proposed hillside
disturbance) where a maximum of 75,000 sq. ft. of hillside disturbance is allowed per lot
(MCZO Art. 1201.6.1.1). Some of the disturbance extends to the property boundaries;
however, per the C-3 zone required setbacks (MCZO Art. 805.4) most of the existing and
proposed hillside disturbance lies within the building envelope or is associated with the
driveway and co-located utilities, both of which are allowed (MCZO Art. 1201.6.1.1). The
only area of hillside disturbance that is not associated with the driveway and lies outside
the building envelope is an approximately 1,600 sq. ft. portion of the proposed septic
system disposal field, which lies within the 25 ft. rear yard required along the north
property line (where R-5 designated properties bound the subject property). According
to the Applicant and a letter from the City of Mesa (dated October 9, 2018), municipal
Z2019132
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water and sewer service cannot be provided to the subject property. Thus, a well and
septic system are required to serve the proposed uses and the area identified for the
septic system is the only feasible location on the subject property for that facility. Hillside
disturbance outside the building envelope (not associated with a driveway or co-
located utilities) is, therefore, requested under the CUPD for the septic system.
5. The final development standard modification request is to provide no screening where
the C-3 zone requires solid, 6 ft. tall screening adjacent to the R-5 zoned property that
bounds the subject property at the rear (north) and the northern portion of the east
interior side (MCZO Art. 805.9.1.a). No screening is proposed on any of the property
boundaries because the steep topography of the property and proposed locations &
elevations of the buildings combine to render 6 ft. screen walls ineffective for privacy
screening.
6. The following table is included to illustrate and contrast the standards for the base zoning
district with those proposed for the project (Note: changes to proposed standards are
indicated in bold).
Standard C-3 Base Standards Proposed C-3 CUPD
Standards
Front Yard Setback 10’ 10’
Side Yard Setback 10’ (to Residential or Rural) 10’ (to Residential or Rural)
3’ (if any setback is 3’ (if any setback is
provided)* provided)*
Rear Setback 25’ (to Residential or Rural) 25’ (to Residential or Rural)
3’ (if any setback is 3’ (if any setback is
provided)** provided)**
Building Appurtenances Setback 1’ for each foot 3’ where 10’ is required for
above base-zone Building 7 Appurtenance
maximum height***
Maximum Building Height 30’^ 40’
Screening Solid, 6’ screening No screening walls
adjacent to
Rural/Residential^^
Maximum Lot Coverage 60% 60%
Hillside Disturbance No Hillside Disturbance 1,600 sq. ft. Hillside
Outside Building Envelope Disturbance in rear
(except driveway and co- setback
located utilities)^^^
Minimum Lot Width 60’ 60’
Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft.
*MCZO Arts. 805.4.2.a and 805.4.2.c
**MCZO Art. 805.4.3
***MCZO Art. 1111.2 and MCZO Art. 1201.4
^MCZO Art. 1201.4
^^MCZO Art. 805.9.1.a
^^^MCZO 1201.6.1.1
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2020 Aerial Photograph of Subject Property
Zoning Map
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Excerpt of Current Site Plan
Existing On-Site and Adjacent Zoning / Land Use:
7. On-site: C-3 / Vacant
North: R-5 / Vacant & C-3 / Municipal water tank (Mesa) and cell towers
South: Apache Tr. then C-3 / Commercial
East: C-3 / Vacant and Municipal water tank (Mesa) and cell towers
West: R-5 / Single Family Residential and vacant & C-3 / Commercial
Utilities and Services:
8. Water: On-site Well
Wastewater: On-site Septic
School District: Mesa Unified School District #4
Fire: Rural Metro
Police: MCSO
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Right-of-Way:
9. 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 Proposed R/W Future Classification
Apache Trail 150’ 150’ Principal Arterial
Access Drive 10’ 10’ Access Drive
(on-site)
Adopted Plans:
10. East Mesa Area Plan (Urban Residential/High [0-25 da/ac]) (adopted February 18, 1992):
This is the County’s highest residential development density designation where all urban
services are, or will be available, and must be provided to support urban densities.
Neighborhood commercial may also be supported by this designation.
11. City of Mesa General Plan 2040 (Neighborhoods) (adopted June 16, 2014): Primarily
residential areas with supporting parks, schools, churches and small commercial areas.
Public Participation Summary:
12. The applicant complied with the Maricopa County Citizen Review Process with the
required posting of the site and notification by first class mail to adjacent property owners
within 300’ of the subject parcel and interested parties. The applicant did not receive
opposition to the proposal during the public participation process.
Outstanding Concerns from Reviewing Agencies:
13. The City of Mesa submitted a letter to the applicant, dated October 9, 2018, stating that
water service will not be provided by that jurisdiction for reasons cited in the letter, but
no specific concerns are identified. To date, Staff has received no other agency
comments regarding the project.
Staff Analysis:
14. One unrelated item of note is a proposal for the “Twin Knolls Mining District”, an agenda
item for the January 27, 2021 Board of Supervisors. If approved the District will encompass
the area bounded by Apache Tr. on the south and Boise St. on the north, between 81st St.
and 85th Pl. The District, if created, will have a committee empowered to serve as a
mediation body between members of the public and mining operations, recommend
administrative regulations for adopting by the Maricopa County Board of Supervisors and
hear complaints filed with and make recommendations to the State Mine Inspector’s
Office. There is a single, proposed mining operation proposed for the east end of Twin
Knolls.
15. The proposed motel use is allowed in the C-3 zone (MCZO Chapter 2 definition of a
“Motel” and Arts. 804.2.23 and 805.2.1) and it appears appropriate for the area, which is
characterized by existing commercial and residential development and is designated
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for high density residential uses by the County and neighborhood residential and
commercial uses by the City of Mesa. The requested development standard
modifications appear reasonable and necessary to provide for the proposed use and do
not appear to impose undue burdens on neighboring properties.
Recommendation:
16. 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 Site Plan
entitled “Twin Knolls Vistas”, consisting of 1 full-size sheet, stamped received
February 2, 2021, except as modified by the following conditions.
b. Development of the site shall be in substantial conformance with the Narrative
Report entitled “Twin Knolls Vistas”, consisting of 3 pages, dated February 2, 2021,
2021, and stamped received February 2, 2021, 2021, except as modified by the
following conditions.
c. The following Planning Engineering conditions shall apply:
1. At the time of application for building permits for the site’s infrastructure, a
geotechnical evaluation and recommendation(s) will be required for cut
slopes in excess of 2:1 and fill slopes in excess of 3:1.
2. The retention basins with side slopes in excess of 4:1 must be fenced so that
they meet the County’s pool barrier requirements.
3. Retention basin(s) must provide for one (1) foot of freeboard; and drain
within 36 hours.
4. Berms used as part of the site’s drainage infrastructure must be designed
with a top width of at least eight (8) feet.
5. Retention basins and septic system components must be separated by at
least 25 feet unless it can be demonstrated that the top of the septic system
components are below the bottom of the retention basin(s),
6. Structural design of any retaining walls/structures shall be submitted for
review with the building permit for the site’s infrastructure.
7. Prior to the issuance of a building permit for the site’s infrastructure, the
owner/applicant must submit evidence of approval/acceptance of the
emergency services provider who will provide fire protection and related
services to the site.
8. 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
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Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of
application for construction.
9. Detailed Grading and Drainage Plans showing the new site improvements
must be submitted for approval and acquisition of building permits.
d. The following Maricopa County Environmental Services Department (MCESD)
conditions shall apply:
1. A Drinking Water New Source Approval Application (NSA) and Notice of
Intent to Discharge (NOID) for water and sewer are required prior to any
construction permits approvals.
2. Prior to construction permits approvals, the applicant will need to apply for
SWPPP with MCESD Stormwater Quality program. For further information,
go to www.maricopa.gov/stormwater.
e. The following C-3 CUPD standards shall apply:
1. Maximum building height: 40 ft. above original, natural grade including
building appurtenances.
2. 1,600 sq. ft. of hillside disturbance in required rear setback.
3. 3 ft. setback for rooftop appurtenance where a 10 ft. setback would apply.
4. No screen walls to be provided.
f. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
g. The 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.
h. 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.
i. The zone change with CUPD overlay is applied to restrict the use of the site. Until
such time as the site is served by sewer, uses on the site shall only be those
acceptable to the Maricopa County Environmental Services Department
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(MCESD) that can be accommodated by septic systems. A public water system
and public sewer system shall be required prior to establishment of any non-
residential use that requires potable water.
Presented by: Sean Watkins, Planner
Reviewed by: Matthew Holm, AICP, Planning Supervisor
Attachments: Case Map (1 page)
Site Plan (reduced 8.5”x11”, 1 page)
Narrative Report (3 pages)
MCENG comments (1 page)
MCESD comments (1 page)
City of Mesa comment (2 pages)
Z2019132
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MARICOPA COUNTY
Application Name: Twin Knolls Vistas EDR
Legal Description
T01N R07E 020, T1N R07E 20
Applicant Applicant Phone/Email
Glenn Odegard for Nordic Builders, Inc. 480.892.0603 nordicbuilders@gmail.com Z2019132
Case Address Parcel Primary: 218-26-034L
8202 E APACHE Tr
MESA AZ 85207
Generated January 20, 2021 09:55 AM Gross Acres: 3.54 approx. Map scale 1:1,330
Supervisor District No. 2
ERECT 7 SINGLE FAMILY HOMES TO BE HELD AS LONG TERM INVESTMENT.
Maricopa County Planning & Development - Phoenix, AZ /



The eastern most house #7 is located on the steepest portion of the property. This dropping off slope
provides difficulty to maintain level heights in relating to the surrounding natural terrain and the other
homes. There will be no under the house parking located at house # 7 in order to maintain the natural
rock formations under the building as much is feasible. Only 6 simple steel columns will be placed on the
area below the home for structural support. The intent is to not disturb the natural grade either under,
uphill or the downhill portion of the house overlay.
As a point of interest we would like to place two non functional small airplanes on top of the flat roof of
house # 7, and on the flat roof of house #4. These unique features will add visual interest to the
property and create an identity to the project and the Twin Knolls geographic location.
The farthest southeast corner of house #7, from the lowest adjacent grade to the top of the roof would
be 33’. The airplane tail will be protruding and additional 6’ above the roof line. This represents a total
height of not to exceed 40’ above the lowest grade under that building.
Building #4 will have a plane placed on the roof also. That height differential will be 30’ from the lowest
grade to the roof, not too exceed 40’ from the lowest grade to the top of the tail of the small airplane.
The natural rock formation grades below both buildings quickly rise at a 45 degree angles, so that the
height differential is quickly and immediately reduced per every foot of run.
We would like to classify this 230 square foot plane as an object similar to any chimney, antennae, or
church steeple which is typically an allowed exemption from the maximum height regulations. The 230
square foot of the plane is only 1.4% (230 Sf / 16,422) of the total footprint of all buildings.
We have attained approval from the Arizona Department of Transportation which allows us accessing
the property along the driveway as it currently exists. ADOT evaluated and approved the overall width,
radius’ of driveway and elevation change and deemed the access point at sight visibility triangle along
Main Street to meet their standards and criteria.
Relationship to surrounding areas
Our relationship to the surrounding area will enhance the current extensive variety of mixed use. There
are currently single family residences to the north, car lots and commercial RV ventures along the lower
Main Street frontage. Because our houses will be located in a separate elevation zone, literally 126 feet
above the surrounding areas, a commercial type of venture would not be logistically practical or
aesthetically pleasing.
Location and accessibility
The local area includes the Loop 202 which has north and south access approximately 1 mile to the east.
The frontage along Apache/Main Street provides separate two lane independent traffic in each
direction.
Circulation System
The circulation plan will include a private 12 foot wide cast in place 6” thick concrete driveway, with 4’
shoulders on each side. The driveway will also include three separate turn out areas to facilitate traffic.
Each individual house will have a minimum of a 20 foot by 20 foot designated parking area below. One
additional 40 foot round about is located at a central location. Another 700 square foot location is
provided for fire department access and turnaround.

Development schedule
We intend at this time to develop the entire project at one time. However we would like the option to
split into two phases, should the steep hillside road area to the south east be too problematic. That
Phase 1 to Phase 2 delineation will occur at the area northwest of building #4, as noted on the
Architectural site plan. In the case that the project is completed by phases, all utilities do originate
within the first phase of the project. Water, sewer, dry fire line, and electric will be stubbed up to the
temporary termination of the road and continued upwards as the Phase 2 schedule commences.
Community Facilities and Services
This area is served by the Mesa Unified School district #4 and City of Mesa may provide local refuse
service. Local community service includes parks, shopping, and commercial services typical of any
surrounding area.
Public Utilities and Services
Public utilities will be attained in the following manner. A private well will be dug at the upper north
slope of the hill. We have obtained a letter from the city of Mesa stating they do not have the capacity
to provide domestic water nor sewer systems to the site. Their letter provides the exception necessary
to obtain the required Maricopa well and septic permits. We will install an engineered septic system
along the lower north west slope of the hillside property. Electric will be obtained through SRP which
will provide power from an adjoining northwest transformer. We have obtained a right of way
easement from the adjoining property owner to the north, who will grant us dedicated easements to
install the electrical conduit along his property until it reaches our common property line.
An onsite dumpster location will be located at the lower entry to the property.
Rural Metro has walked the actual site and has viewed the site plan. The submitted plans have been
approved with the current driveway locations, turn outs, elevation changes, and widths accepted. We
will be installing a dry 3” ductile iron pipe under the driveways for Rural Metro use. There will be a fire
department connection point at the lowest part of our property which is approximately 100 feet from
the nearest fire hydrant along Main Street. Two other fire department connections will be located at
the 40 foot roundabout and the 700 square foot turn out. Rural Metro will then have the ability to
pump water up the hill without the need of extending hoses to reach the higher elevation. We will also
install fire sprinklers in each house in accordance with Rural Metro conceptual approval. Fire sprinklers
will be be fed off the water storage tank at the top of the hill.
Landscaping is intended to leave as much as possible in its current natural state. Several large boulders
and rock formations are prevalent throughout the property and we intend to continue that natural
consistent look. There is some minor vegetation which will be preserved as much as possible. There is
no intention to create any unnatural trees, bushes, hedges, etc that do not look indigenous or original to
the location.

Maricopa County
Planning & Development Department
Date: December 17, 2020
Robert Fedorka, P.E.
Planning & Development
501 North 44th Street, Suite 200 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Phoenix, Arizona 85008 Development
Phone: (602) 506-7151
www.maricopa.gov/planning
Email Bob.Fedorka@Maricopa.gov address: Attn: Sean Watkins, Planner, Planning & Development Services
From: Robert Fedorka, P.E., Engineering Supervisor, Planning &
Development Services
cc: Michael Norris, P.E., Engineering Manager, Planning & Development
Subject: Z2019132 – Twin Knolls
(E3 Memo)
Job Site Address: 8202 E. Apache Trail, Mesa
APN(s): 218-26-034L
PND Engineering Plan Review has reviewed the 3rd submittal of the Grading and
Drainage Plan for the subject application, with a routing date of December 15, 2020,
and has no objections subject to the following conditions:
1. At the time of application for building permits for the site’s infrastructure, a
geotechnical evaluation and recommendation(s) will be required for cut slopes in
excess of 2:1 and fill slopes in excess of 3:1.
2. The retention basins with side slopes in excess of 4:1 must be fenced so that they
meet the County’s pool barrier requirements.
3. Retention basin(s) must provide for one (1) foot of freeboard; and drain within 36
hours.
4. Berms used as part of the site’s drainage infrastructure must be designed with a
top width of at least eight (8) feet.
5. Retention basins and septic system components must be separated by at least 25
feet unless it can be demonstrated that the top of the septic system components are
below the bottom of the retention basin(s),
6. Structural design of any retaining walls/structures shall be submitted for review
with the building permit for the site’s infrastructure.

7. Prior to the issuance of a building permit for the site’s infrastructure, the
owner/applicant must submit evidence of approval/acceptance of the emergency
services provider who will provide fire protection and related services to the site.
8. 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.
9. Detailed Grading and Drainage Plans showing the new site improvements must be
submitted for approval and acquisition of building permits.
Please contact me if you have any questions or require any additional information.

Maricopa County
Environmental Services Department
Water & Waste Management Division
Subdivision Planning Program Infrastructure & DATE: December 13, 2019
1001 N. Central Avenue #150
Phoenix, Phone: (602) Arizona 372-2907 85004 TO : Sean Watkins, Planning & Development Dept.
Fax: (602) 506-5813 Planner
TDD 602 506 6704
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: SUP for 7 SFR rentals. Z2019132
The Maricopa County Environmental Services Department (MCESD) has received
documentation for SUP for 7 SFR rentals at APS # 218-26-034L.
According to the documents submitted, privet well and septic system will provide
potable water and sanitary sewer services. NSA and NOID for water and sewer are
required prior to any construction permits approvals.
Stormwater - The proposed project is located within the unincorporated urbanized
area regulated by the Maricopa County Stormwater Quality Program and may need a
stormwater approval and permit. Prior to construction permits approvals, the
applicant will need to apply for SWPPP with MCESD Stormwater Quality program. For
further information, go to www.maricopa.gov/stormwater.
Based on the above, MCESD raise no concern to this project to the Planning &
Development Department in Accela Automation on December 13, 2019.
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: Cathy Dreifort
To: Rachel Applegate (PND)
Subject: Zoning Change Request (Z2019132)
Date: Wednesday, February 10, 2021 10:26:16 PM
Attachments: PnZ Agenda 2-11-21.pdf
2019132 - Staff Report.pdf
Comments regarding Z2019132
February 11, 2021
Agenda Item 1
Oppose
Cathy Dreifort
Save Twin Knolls Advocate
cldreifort@att.net
8114 East Billings, Mesa AZ 85207
480-349-5507
The community of Twin Knolls has concerns about any disturbance of this historical
formation and the potential environmental impact of such a proposed project. We have
concerns regarding water usage, well vs. city, and the release of carcenognic materials (ex.
silica) into the neighborhood that any drilling of a well may release. Any construction will
also release similar carenogenic materials. Water spray to minimize dust particulates do not
effect silica particles.
As a public supporter of the Aggregate Mining Zoning District #2 recently formed, an area in
which this project lies, I must oppose any development of the Twin Knolls formation in order
to retain our rights to property enjoyment and our personal health and well being.
Additionally any new well drilled must show that there will be 99 years of available water.
With Arizona being in a continued drought, I find it difficult to believe this criterion will be
met.
Sincerely,
Cathy Dreifort
----- Forwarded Message -----
From: Sean Watkins (PND) <sean.watkins@maricopa.gov>
To: Cathy Dreifort <cldreifort@att.net>
Sent: Wednesday, February 10, 2021, 03:02:30 PM MST
Subject: RE: Zoning Change Request (Z2019132)
Hello Ms. Dreifort,
Please find attached 1) the Agenda for tomorrow’s Planning and Zoning Commission, and 2) the
complete Staff Report for Twin Knolls Vistas (Z2019132).
Please let me know if you have any other questions.
Thank you!

Sean Watkins
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-506-8150
sean.watkins@maricopa.gov
From: Cathy Dreifort <cldreifort@att.net>
Sent: Wednesday, February 10, 2021 2:55 PM
To: Sean Watkins (PND) <Sean.Watkins@Maricopa.Gov>
Subject: Re: Zoning Change Request (Z2019132)
I am not finding any agenda when following your direction nor do I find any link to the upcoming meeting.
Thank you
Cathy Dreifort
On Tuesday, January 19, 2021, 06:18:46 AM PST, Sean Watkins (PND) <sean.watkins@maricopa.gov> wrote:
Hello Ms. Dreifort,
Yes, Mr. Glenn Odegard’s Twin Knolls Vistas proposal (case Z2019132) is tentatively scheduled for the February
11, 2021 County Planning and Zoning Commission Hearing and the March 10, 2021 Board of Supervisors Hearing.
The agendas for both hearings have not been posted yet, but will be about 1 week prior to each hearing. To find the
hearing materials (including the agendas and staff reports for this case) please go to this web page and follow the
links under “Attend a Public Meeting” button to the respective hearings: https://www.maricopa.gov/797/Planning-
Development
The agendas will also contain the information you’ll need to listen in and/or make comments at the hearings which
are likely to be virtual (i.e. online/telephonic) so you have to make special arrangements to comment at the hearings
per the directions in the agendas, which again, will be available about a week before each hearing.
You can download the materials associated with this case by using the On-line Permit Manager and searching by
case number, as follows:

https://accela.maricopa.gov/citizenaccessmcoss/
Under Planning Services select ‘Search Applications’
Enter the case number: Z2019132 and hit enter
A new window will appear, with the case information, click on the ‘Record Info’ to expand drop-down list, select
‘Attachments’.
The submittal documents are shown, click on the link with the file name to open.
I hope this information is helpful.
Thank you!
Sean Watkins
Planner
Maricopa County Planning & Development Department
501 N. 44th Street, Suite 200, Phoenix, AZ 85008
Desk: 602-506-8150
sean.watkins@maricopa.gov
From: Cathy Dreifort <cldreifort@att.net>
Sent: Monday, January 18, 2021 12:12 PM
To: Sean Watkins (PND) <Sean.Watkins@Maricopa.Gov>
Subject: Zoning Change Request
Hello,
Glen Odegard of Twin Knolls LLC has advised of a Public Meeting on February 11. Having followed the
directions on the sign posting he sent me a copy of, I am unable to find the agenda, the permit, the
proposal or any such information on the project. Where is this information?

How can one make comments when the information about the project does not seem to be available?
Please provide information.
Cathy Dreifort
Save Twin Knolls Advocate

From: Sean Watkins (PND)
To: Rachel Applegate (PND)
Subject: FW: Case #: Z2019132/ Comments
Date: Thursday, February 11, 2021 7:13:43 AM
From: Nancy Damone <catjerome1@gmail.com>
Sent: Thursday, February 11, 2021 12:47 AM
To: Sean Watkins (PND) <Sean.Watkins@Maricopa.Gov>
Subject: Fwd: Case #: Z2019132/ Comments
---------- Forwarded message ---------
From: Nancy Damone <catjerome1@gmail.com>
Date: Thu, Feb 11, 2021, 12:40 AM
Subject: Case #: Z2019132/ Comments
To: <Rachel.Applegate@maricopa.gov>
Consent Agenda:
1. Case #: Z2019132 District 2
Project name: Twin Knolls Vistas
Applicant: Glenn Odegard, Twin Knolls LLC
Request: Zone Change from C-3 to C-3 CUPD
Location: Located approximately 450 ft. east of the NEC of 81st St. and
Apache Tr., in the Mesa area.
I live in close proximity to the geographical formation known as the Twin Knolls.
I adamantly oppose the proposed "mining" project on the east side of the Knolls. If permitted, our
neighborhood will be subjected to a decade or more of deadly silica dust. Our health and quality of
life will be greatly harmed and endangered.
With this being said, I am also concerned about the Twin Knolls Vistas project. We have concerns
regarding water usage, well vs. city, and the release of carcenognic materials (ex. silica) into the
neighborhood that any drilling of a well may release. Any construction will also release similar
carcinogenic materials.
Water spray to minimize dust particulates do not effect silica particles.
As a public supporter of the Aggregate Mining Zoning District #2 recently formed, an area in which
this project lies, I must oppose any development of the Twin Knolls formation in order to retain our
rights to property enjoyment and our personal health and well being.
Additionally any new well drilled must show that there will be 99 years of
available water. With Arizona being in a continued drought, I find it difficult to
believe this criterion will be met.

I hold no ill will towards the applicant of the Twin Knolls Vistas project. I just
want our community to be safe from health hazards.
Thank you for taking my concerns into account. Thousands of residents are
going to be affected by your decisions.
Thank you.
Nancy Damone
650 N. HAWES ROAD
MESA AZ 85207
catjerome1@ gmail.com