PZ-6 Z2018123 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: May 8, 2019
Case #/Title: Z2018123 – Four Seasons in Sun City West
Supervisor District: 4
Applicant/Owner: Coe & Van Loo Consultants, Inc. / Sunwest Metro Ventures,
LLC
Request: Zone change from R-3 SC to R-3 SC Residential Unit Plan of
Development (RUPD)
Site Location: Approx. 650’ northwest of the northwest corner of RH Johnson
Blvd. and Camino del Sol Rd., in the Sun City West area
Site Size: Approx. 8.13 acres
County Island Status: N/A
Additional
Comments: There are no outstanding concerns from reviewing agencies.
Commission
Recommendation: On 4/25/19, the Commission voted 6-0 to recommend
approval of Z2018123 subject to conditions ‘a’ – ‘g’:
a. Development of the site shall comply with the Zoning Exhibit entitled “Site Plan for
K. Hovnanian’s Four Seasons in Sun City West”, consisting of three full-size sheets,
dated March 11,2019, and stamped received March 12, 2019, except as modified
by the following conditions.
b. Development of the site shall be in conformance with the Narrative Report entitled
“K. Hovnanian’s Four Season An Active Adult Community in Sun City West”,
consisting of 13 pages, dated March 11, 2019, and stamped received March 12,
2019, except as modified by the following conditions.
c. The following R1-6 RUPD standards shall apply:
1. Minimum Lot Area: 3,000 sq. ft.
2. Minimum Lot Area per Dwelling Unit: 3,000 sq. ft.
3. Minimum Lot Width: 35’
4. Open Space: 0%
5. Maximum Lot Coverage: 75%
6. Maximum Height: 40’
7. Minimum Front Yard: 5’
May 8, 2019
Z2018123
Page 1 of 2

8. Minimum Interior Side Setback: 5’/3’ – Single family detached (6’ minimum
building separation)
9. Minimum Rear Yard: 10’
d. 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.
e. 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.
f. 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.
g. The 25’ x 25’ sight visibility triangles (SVT’s) along the Sandridge Dr. and RH Johnson
Blvd. shall be waived. The developer must demonstrate safe sight visibility at this
intersection based on Figures 9.1 and 9.1a of the MCDOT Roadway Design Manual
with the final design of the subdivision’s infrastructure. The internal 25’ x 25’ SVT’s for
the shared access easement along Sandridge Dr. will not be required.
Presented by: Rachel Applegate, Senior Planner
Reviewed by: Darren Gerard, AICP, Planning Manager
Attachment: 4/25/19 P&Z Packet (31 pages)
Note: 4/25/19 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
May 8, 2019
Z2018123
Page 2 of 2

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2018123 – Four Seasons in Sun City West
Hearing Date: April 25, 2019 (Cont. from April 11, 2019)
Supervisor District: 4
Applicant: David Coble, Coe & Van Loo Consultants, Inc.
Owner: Sunwest Metro Ventures, LLC
Request: Zone change from R-3 SC to R-3 SC Residential Unit Plan of Development
(RUPD)
Site Location: Approx. 650’ northwest of the northwest corner of RH Johnson Blvd. and
Camino del Sol Rd., in the Sun City West area
Site Size: Approx. 8.13 acres
Density: 6.15 du/ac
County Island: No
County Plan: White Tank/ Grand Ave. Area Plan
Municipal Plan: N/A
Municipal Comments: N/A
Support/Opposition: Two (2) emailed letters of opposition
Recommendation: Approve with conditions
Z2018123
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Project Summary:
1. This request is for a zone change from R-3 SC to R-3 SC RUPD for approx. 8.13 acres located
approximately 650’ northwest of the northwest corner of RH Johnson Blvd. and Camino del
Sol Rd. in the Sun City West area. The applicant proposes to develop the site with 50 single-
family residences as part of a subdivision plat (S2018043) that is currently under review. In
the zoning exhibit and narrative submitted in the application the applicant details the
proposed development with RUPD zoning regulations. The applicant proposes to waive the
base minimum lot area, minimum lot width, maximum lot coverage, minimum front yard,
minimum interior side yard, and minimum rear yard standards of the existing R-3 SC district,
as noted in the Development Standards Chart below.
Proposed RUPD Chart R-3 SC RUPD
Development Standards
R-3 Standards Proposed Standards
Min. Lot Area 6,000 sq. ft. 3,000 sq. ft.
Min. Lot Area per Dwelling Unit 3,000 sq. ft. 3,000 sq. ft.
Min. Lot Width 60’ 35’
Open Space 0% 0%
Max. Lot Coverage 60% 75%
Max. Height 40’ 40’
Min. Front Yard 20’ 5’
Min. Interior Side Setbacks 5’ 5’/3’ – Single family detached
(6’ min. building separation)
Min. Rear Yard 25’ 10’
2. The subject site, APN 232-01-284M, is currently undeveloped, partially paved land that
formerly served as a parking lot for the Sun Dome. The site is accessed from RH Johnson
Blvd. along parcel 232-01-284N, zoned C-2 SC, which is a part of subdivision plat S2018043
but not a part of this rezone request. In lieu of developing the site under the base standards
of the R-3 zoning, the applicant is proposing a significant amenities package for the
development that includes, but is not limited to, extra on-street parking spaces, a
landscaped community recreation area with ramada, café tables, chairs, and possible
bbq pits, and other various landscape tracts for the use and enjoyment of the site’s future
residents. These various landscape areas will double as storm water retention areas.
Examples of the proposed subdivision, zoning, plotting, and floor plan exhibits are provided
on the following pages.
3. Interior roadway access through the proposed development will consist of a private road
located within a tract that will be maintained by the future homeowners association. The
proposed roadway network will connect through APN 232-01-284N to RH Johnson Blvd.
Emergency access will be provide along an access easement through parcel 232-01-284T
located southeast of the site. This access easement will provide ingress/egress to N
Camino del Sol Rd. No zone change, entitlement or other development improvements
outside of the subject parcel are requested with this application.
Z2018123
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Figure 1. Site Plan
Figure 2. Plotting Plan
Z2018123
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Figure 3. Floor Plans
Existing On-Site and Adjacent Zoning / Land Use:
4. On-site: R-3 SC/ vacant partially paved parking lot
North: Rural-43/ golf course
South: C-2/ commercial strip mall and church
East: Rural-43/ golf course
West: C-2/ big box commercial
Z2018123
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Utilities and Services:
5. Water: EPCOR
Wastewater: EPCOR
School District: Dysart Unified School District
Fire: North County Fire & Medical District
Police: MCSO
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 R/W Half-width Proposed R/W Future Classification
RH Johnson Blvd. 55’ None Major Collector dedication
and development complete
Adopted Plans:
7. White Tank/ Grand Ave. Area Plan (adopted December 6, 2000): designates the site as
Retirement Community and does not denote proposed densities. The proposed rezone
complies with the Area Plan designation for the site.
8. DMP1977003 – Sun City West Master Plan: designates the site as Commercial. Under zoning
case Z85-24 the zoning for the site was changed from C-2 Commercial to R-3 SC multifamily
residential. The proposed rezone complies with the Development Master Plan and
subsequent rezone. Under the current proposal the R-3 SC zoning classification will not
change but will be amended under the proposed RUPD. The minimum lot area per
dwelling unit and gross density will not be changed.
Public Participation Summary:
9. The applicant complied with the requirements for posting the property with the public
hearing dates. Staff sent notification cards to all property owners within 300’ of the subject
site. As of the writing of this report staff has received two (2) emailed letters of opposition to
the request from area residents. Opposition to the request focuses on possible traffic issues
with residents entering/leaving the site along RH Johnson Blvd. The letters are attached to
this report.
Outstanding Concerns from Reviewing Agencies:
10. N/A.
Staff Analysis:
11. The proposed rezone is a result of the applicant wishing to subdivide and develop the site
with detached single-family residences on small lots. The proposed zoning standards will
permit greater development product possibilities over those that would adhere to the
base zoning standards. The applicant wishes to develop the site with an assortment of
Z2018123
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single-family residences as opposed to multi-family residences that are permitted under
the current zoning district. The proposed interior side yard setbacks will permit a varying
degree of structure to property line and structure to structure setbacks with the minimum
setback of 3’ between structure and property line and 6’ between structures.
12. The proposed amendments to the base zoning district are off-set by the applicants’
proposed amenities package included in the subdivision plat S2018023. The total
amenities package will cover/consist of approximately 1.15 acres or 15% of the site’s total
land area.
Recommendation:
13. For the reasons outlined in this report, staff recommends the Commission motion for
Approval of Z2018123, subject to conditions ‘a’ – ‘g’.
a. Development of the site shall comply with the Zoning Exhibit entitled “Site Plan for K.
Hovnanian’s Four Seasons in Sun City West”, consisting of three full-size sheets, dated
March 11,2019, and stamped received March 12, 2019, except as modified by the
following conditions.
b. Development of the site shall be in conformance with the Narrative Report entitled
“K. Hovnanian’s Four Season An Active Adult Community in Sun City West”, consisting
of 13 pages, dated March 11, 2019, and stamped received March 12, 2019, except
as modified by the following conditions.
c. The following R1-6 RUPD standards shall apply:
1. Minimum Lot Area: 3,000 sq. ft.
2. Minimum Lot Area per Dwelling Unit: 3,000 sq. ft.
3. Minimum Lot Width: 35’
4. Open Space: 0%
5. Maximum Lot Coverage: 75%
6. Maximum Height: 40’
7. Minimum Front Yard: 5’
8. Minimum Interior Side Setback: 5’/3’ – Single family detached (6’ minimum
building separation)
9. Minimum Rear Yard: 10’
d. 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.
e. 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.
f. 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
Z2018123
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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.
g. The 25’ x 25’ sight visibility triangles (SVT’s) along the Sandridge Dr. and RH Johnson
Blvd. shall be waived. The developer must demonstrate safe sight visibility at this
intersection based on Figures 9.1 and 9.1a of the MCDOT Roadway Design Manual
with the final design of the subdivision’s infrastructure. The internal 25’ x 25’ SVT’s for the
shared access easement along Sandridge Dr. will not be required.
Presented by: Derek Scheerer, Planner
Reviewed by: Matt Holm, AICP, Comprehensive Planning Supervisor
Attachments: Case Map (1 page)
Zoning Exhibit (3 pages)
Narrative Report (13 pages)
MCESD comments (2 pages)
Engineer Review comments (1 page)
Luke AFB Comments (2 pages)
Letters of Opposition (2 pages)
Z2018123
Page 7 of 7

Four Seasons in Sun City West
Z2018123
Legal Description: T4N R1W 27 Applicant Phone/Email: (602) 285-4752
Applicant: David Coble for Coe & Van Loo DCOBLE@CVLCI.COM
Case Address: 19101 N. RH Johnson Blvd. Parcel: 232-01-284M
Sun City West, AZ 85375
Supervisor District 4
Single family residential with zone change from R3 SC to N
R3 SC RUPD (8.76 acres) 90 ==.1= 45 0 90 Feet +
501 North 44th Street, Phoenix, Arizona 85008, (602) 506-3601 www.maricopa.gov/planning

NOTES
1, THIS PROJECT WILL PIE DEVELOPED AS A SINGLE FAAIILY DETACHED RESIDENTAL AGE RESTRICTED NEIGHBORHOOD WITH PRIVATE STREETS, WATER
SE1AERAND 0000000 10 SUPPORT A 50 UNIT SINGLE FAMILY OCCIDENTAL SUODNISION SITE PLAN
2. EXISTING CONTOURS ARE INDICATED. RUNOFF FROM DEVELDEEDAREAS WU DE DIRECTED CO RETENTION OR STORMWATER OUAUTY FACILITES.
FOR
N. SIGHT VISIMUTY TRW:RES ISM); NO STRUCTURE. LAND5000ING. FENCE WALL OR TERFKCE OR OTHER OBSTRUCTION TO VIEW IN EXCESSOF
TWO FEET IN HEIGHT AS MEASURED FROM THE CENTERUNE OF THE STREET SHALL OEPL0000TJIISITI1HIEOEOUI0002S.EOOTVCIOILITV1TOI000LEC
K. HOVNANIAN'S
4. SIGNAGE SHALL CONFORM TO THE 514111COPA COUNTY ZONING ORDINANCE, UNLESS MOOPTED WITH A VARIANCE.
5 ALL OUTDOOR UGHTINC SHALL CONFORM TO SECTION 1112 OF THE MAINCOPA COUNTY ZONING ORDINANCE. FOUR SEASONS
0 ALL ROADS SHALL BE BUILT TO MARICOPA COUNTY DEPARTMENT OF TRANSPORTATION STANDARDS.
THE PROPERTY OWNERS ASSOCIATION SALL HAVE THE RESPONSIBILITY TOR MAINTAINING THE COMMON AREAS TO BE NOTED AS TRACTS OR IN SUN CITY WEST
E0.2EMENTS INCLUDING LANDSCAPING AND DRAINAGE FACILITIES IN ACCORDANCE WITH THEAPPROVED PLANS. A PORTION OF LAND LOCATED IN SECTION 27, TOWNSHIP 4
NORTH, RANGE) WEST OF THE GILA AND SALT 011100 51.00
B. VEHICLE NON.ACCESS EASEMENT WNW): AN EASEMENT PROHIBITING VENICUUR ACCESS (NON VEERS EASEMENT) FROM THE STiCET SIDE OF AND MERIDIAN. MARICOPA COUNTY. ARIZONA
DOME. FRONTAGE LOTS IS REWIRED. THE MINIMUM WIDTH FOR SAID EASEMENT 01 FOOT. 739 3E/7
9 ALL FINISHED FLOORS SHALL BE SETA MINIMUM 1 FCOT ABOVE THE ADJACENT 10:9YEAR WATER SURFACE ELEVATION. DEVELOPER CVL DESIGN TEAM
ARC NO. 1 , K. HOVNANIAN HOMES CVL CONSULTANTS, INC.
10. ALL °DUDES ARE TO BE PLACED UNDERGROUND. VRESIDEN TIAL AREA/ 20830 N. TATUM BLVD. STE- 240 4550 N, 1201 STREET
0.13 AO. PHOENIX. 4285050 PHOEMX. AZ 85014
44 / 232'R'.204 M PHONE: MES) 824-617S PHONE; (602) 28544720
CONTACT: CHUCK CHISHOLM C014TACT. ANGELA MACDONALD
LEGAL DESCRIPTION 45 OWNER
1110 5.0110 REFERRED TO HEREIN BELOW IS SITUATED INTHE COUNTY OF MOM, STATE OF ARIZONA, AND DESCRIBED AS FOLLOWS: SUNWEST METRO VENTURES. LLC
2701 E. CAMEL/3ACK RD. SURE 188
PARCEL NO. 1; PHOENIX, AZ 135018
THAT PARTOF TRACTS IC ANDIP, SUN COY REST UNIT,. ACCORDING TO THE PLAT OF RECORD IN THE OFFICE OF THE COUNT,/ PHONE: 1480 824-417S
RECORDER OF MARCOPA COUNTP.ARIZONA. RECORDED IN 0008203 OF MAPS. PAGE I. DESORMED AS FOLLOWS: CONTACT: BILL MILNE
BEGINNING 'AT THE NORTHWESTERLY CORNER OF SAID TRACT N. THAT IS COMMON WTH THE NORTHEASTERLY CORNER OF TRACT IX.
SUN OTT WEST UMT 1;
THENCE SOUTH 03 DEGREES 30 MINUTES CO SECONDS EAST ALONGTHE NORTHERLY LINE OF T000T:60, A DISTANCE 01: 40000 FEET;
THENCE SOUTH A OLSTANCE 0020000 FEET;
THENCE SOUTH 13 DEGREES 00 MINUTES 00 SECONDS EAST A DISTANCE OF 120.01 FEET TO THE NORTHEASTERLY CORNER OF 15001 10
THAT ISCOMMON WITH THE NORTHWESTERLY GORNEROF 5110 TRACT, OF SUN CITY WEST UNIT 1;
THENCE CONTINUING SOUTH 13 DEGREES OS MINUTES OD SECONDS EAST ALONG THE NOWIREREPLINE (DETRACT V% A DISTANCE OF 25 30
FEET,
THENCE SOUTH 42 DEGREES 40 MINUTES 09 SECONDS WEST A DISTANCE OF 327.92 FEET;
THENCE CONTINUING SOUTH 42 DEGREES 48 MINUTES 09 SECONDS WEST A DISTANCE OF:W.75 FEET (R), 15723 FEET IN) TO A POINT ON
THE NORTHEASTERLY RIGHT.OPWAY ONE OP R.11 JOHNSON BOULEVARD AND A POINT ON A CURVE. THE CENTER OF WHICH MEATS
SOUTH 42 DEGREES 40 MINUTES 09 SECONDS WEST. A DISTANCE OP 10.05500 FEET.
VICINITY MAP
THENCE NORTHWESTERLY ALONG SAO NORTHEASTERLY RnHTOF.WAY LINE OF R. H. JOHNSON BOULEVARD AND THE ARC OF SAW
10053.00 FOOT RADIUS CURVE THAT IS CONCAVE SOUTHWESTERLY THROUGHA CENTRAL ANGLE OF 00 DEGREES 13 MINUTES 41 SECTION NET TO 27 SCALP) 1410-14.1W,
SECONDS. A DISTANCE OF 10W FEET.
THENCE LEAVING SAID HIGHTCPWAY LINE DNA BEARING OF NORTH 42 DEGREES 40 MINUTES 09 SECONDS EAST A DISTANCE OF 1=58 LEGEND
FEET(R), 122.11 FEET 1551 TO THE BEGINNING OF ATANGENT CURVE TO THE LEFT HAVING A RADIUS OF 00.00 FEET; PROPOSED LOTS
THENCE NORTHERLY ALONG THE ARC OF SAID 80.00 FOOT RADIUS CURvE THAT IS CONCAVE WESTERLY THROUGH A CENTRAL ANGLE OP PROPOSED ROW
70 DEGREES 17 MINUTES 34 SECONDS. A DOTANCE OF 83.04 FEET
THENCE NORTH 03 DEGREES 20 MINUTES 25 SECONDS WEST A DISTANCE OF 1.50 90 FEET:
TheNCE NORTH 17 DEGREES 23 MINUTES 48 SECONDS WEST A DISTANCE OF 4399 FEET TO A POINT THAT BEARS NORTH 01 DEGREES 18
MINUTES 28SECONDS EAST A DISTANCE OF Z11.52 FEET FROM THE SOLITHEASTCORNER OF SND TRACT 1111; EXISTING SEWER
THENCE CONTINUING NORTH 17 DEOREES23 MINUTES 48 SECONDS WEST A DISTANCE OF 84.51 FEET; trw PROPOSED WATER
THENCE NORTH. DEGREES 18 MINUTES OP SECONDS WEST. A ONITANCE OF 145.00 FEET; WS 0 • PROPOSED SEWER
THENCE NORTH 36 DEGREES= MINUTES 27 SECONDS WEST, A 131STANCE OF 140.03 FEET PROPOSED CENTER LINE
THENCE NORTH 34 DEGREES 04 MINUTES 2e SECONDS WEST. A DLSTANCE OF 110 CO FEET TOA CORNER ON THE NORTHWESTERLY SINE OF PROPOSED VALVE
TRACT IC.
BASIS OF BEARING
PROPOSED FIRE HYDRANT
THENCE NORTH 52 DEGREES 49 MINUTES 45 SECONDS EAST ALONG THE NOM/WESTERLY LINE OF TRACT18, A DISTANCE OF 41250 FEET S37 10300C ALONG THE MONUMENT ONE OF STAR RIDGE DRIVE AS
TO THE POINT OF BESINNING. MEASURED BETwEEN MONUMENTS NLYWEREO 3 AND 4 SHOWN DEVELOPMENT OTASDASOS (S.V.T.) 250 20 SIGHT VISIBIUTY
HEREON AND DESCRIBED UNDER MONUMENT NOTES.ALSO --------- TRLANGLE
PARCEL NO. 2) SHOWN ON THE SUBDIVISION PlAT FOR SUN CITY WEST UNIT 3, 114 sTANDARD0 MR 3501106 TON rUdIOARDI
AN EASEMENT FOR VEHICULAR AND PEDESTRIAN INGRESSANO EGRESS: AND MAINTENANCE REPAIRANO REPLACEMENT AS SET FORTH 04 ,05 RECOI00EDIN000R0000P PAAPS. PAGE T. NCR 0100.002.)- (P.U.E.) INDICATES IP PUBLIC
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THAN 1 SOUAREMILE: AND AREAS PlICRECTP:0 BY LEVEES FROM
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SECONDS WEST.A DISTANCE OF 1088000 FEET; • ZONING UNE
SHEETINDEX
THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY RIGHT.OPAVAY LINE OF OH. JOHNSON BOULEVARD AND 11<0 2000 OF PAID PROJECT DESCRIPTION
10.01600 FOOT RADIUS CURVE THAT IS CONCAVE SOUP/WESTERLY THROUGH A CENTRAL ANGLE OF CO DECREES 26 MINUTES% THIS PROJECT WU. BE DEVELOPED AS A SINCLE FAMILY K. HOVNANIAN'S FOUR SEASONS IN 00001 01 -COVER SHEET / NOTES / KEY MAP / SITE OATATABLE /
SECONDS, A DISTANCE OF TOW FEET TO THE POINT OF BEGINNING; RESIDENTIAL AGE RESTRICTED NEIGHBOTHOOD WITH PRIVATE SUN CITY WEST DEVELOPMENT STANDARDS TABLE / UTILITY COMMITMENT
STREETS. WATER, SEWER AND DRAINAGE TO SUPPORT A 50 UNIT SHEET 0 24 CROSS SECTION DETAILS TRACTTABLE / CURVE TABLE /
THENCE NORTH 42 DEGREES 481.11NUTES 09 SECONDS EAST, A DISTANCE OF 250 75 FEET: SINGLE FAMILY RESIDENTIAL SUBDIVISION MTE SUMMARYTABLE LOT AREA TABLE/ CENTERUNE TADLES (TYPICAL LOT DETAIL
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WATER EPCOR EASTINC, 2.0Nets i 1,13C 01.1.5.? ACL
THENCE SOUTH 42 DEGREES 48 MINUTES CO SECONDS WEST, A DISTANCE OF 255 74 FEET TO A POINT ON SAID NORTHEASTERLY SEWER: EPOCH OWOM5164,14 IATAGSTMCDCGALA
RIGHT-OF.WAY UNE OF R. H. JOHNSON BOULEVARD AND A POINT ON SAID CURVE PIE CENTER OF WHICH BEARS SOUTH •12 DEGREES PA ELECTRIC: ARIZONA PUBLIC SERVICE ASSESSOR PARCEL KHMER 23.01.2.1.1
MINUTES 59 SECONDS WEST, A DISTANCE OF 10,205.00 FEET GAS: SOUTHWEST GAS CORPORATON 0003:: OW17., AREA I CR110050. 11,13... C/. co.011.11 V
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THENCE NORTHWESTERLYALONG SAID NORTHEASTERLY 111011110P WAY LINE OF R. H. JOHNSON BOULEVARD AND THE ARC OF SAID POLICE: MARICOPA COUNTY SHERIFF'S OFFICE PRIVAT¢ WRESTS _..., , .1772.-q.
.10.055.00 FOOT RADIUS CURVE THAT IS CONCAVE SOUTHWESTERLY THROUGH A CENTRALANGLE OF 00 DEGREES De MINUTES 50 FIRE. NORTH COUNTY FIRE MEDICAL DISTRICT DWELL.. LOTS PROPOSED , 0 L._ w.A.6.69.-.1.4.46•4•44.4, .4, 1,46
SECONDS, A DISTANCE OF 83.03 FEET TOTTIE POINT OF BEGINNING. SCHOOL DYSART UNIFIED SCHOOL, DISTRICT Yttit:Ciitr:10**450)1ri4tt-
PARKING CALCS TYPICAL LOT 5. _ ....g 105
-el ST7 T-PROCEED - PER COORS1 015 001015 SITE PLAN
STANDARD PARXING REQUIRED: 1011 PANNING SPACES TOOLAFIOHPAVH 000HDAC I SOLO
ID PER DWELLING UNIT 150 LOTS) ISlES C20000ASGACTAEIIA 1,005 I TIN CASE# Z2018123
STANDARD PARKING PROVIDED ISO PARKING SPACES Lor • MOW
GUEST PARKINS REQUIRED: NONE SI
GUEST PARKING PROVIDED. ()PARKING SPACES A A at
TOTAL PARKING PRO.DED: 102 PARKING SPACES
REVISION DATE: 3/11/201B , 11/1/2010 01 OF 03

- -
LOT AREA TABLE LOT AREA TABLE LOT AREA TABLE TRACT TRACT
AREA AREA AREA AREA AREA 1JNE 36' TRACT LINE SITE PLAN
PARCEL WIDTH (S.F.) (ACRES) PARCEL WIDTH AREA (ACRES) PARCEL MOTH (SS.) 1ACRES)
38' 4.049 0.093 38 38' 3,990 20' FOR
30' 3.993 0.092 22 I 38' I 4. 138 I 0.095 42 3R' 3,990 0.092 4' I 16' B/C 16' B/C 8' K. HOVNANIAN'S
30' 3.990 0.592 23 ( 38' 1 4.180 1 0,090 43 38' 3.990 0.092 A.C. POE
8'
38' 3,990 0.002 24 38' 4,180 33. 3190 5.092 PUE I OVER 8" ABC FOUR SEASONS
- - _
38' 3.990 0.092 25 38' 4,180 0.096 45 36' 3,995 0.092
_
38' 3,990 26 313. 4.109 0.094 .46 38' 3,990 0,092 'AMA, IN SUN CITY WEST
_ - A PORTION OF LAND LOCATED IN SECTION 27. TOVVNSHIP 4
7 38' 3.990 0.092 27 _ 3e• 7.790 0.179 47 38' 3,990 0.092 4" ROLL CURB & CUTTER 4' SIDEWALK NORTH. RANGE 1 VEST OPINE GILA AND SALT RIVER BASE
38' 3,990 7.8 38' 7,798 38. 1,900 PER MAO. STD, DOT. 220-1 PER MAG. STD. AND MERIDIAN MARICOPA 0009110, ARIZONA
9 35' 3,992 0.092 29 _ 38' 4,226 - 0.597 49 38' 3,990 5.092 TYPE 'C' TIP, BOTH SIDES PROP. PROP, SET. 230 DEVELOPER CVL DESIGN TEAM
UNLESS OTHERWISE SHOWN 8"S 8"W K 140vNANIAN Homes
10 36' 3,990 - 0.092 30 30. 4251 - 0.104 50 38' 3,990 _ 0.092 201130 N. TATUM BLVD. STE. 250 4550 N. 12TH STREET
- 38' 3.990 0.092 7 38' 4.585 0.105 TOTAL 234,429 6.382 TYPICAL LOCAL STREET PHOENIX, 00 98000 PHOENIX. 00 85014
-- LOOKING NORTH AND WEST N.T.S. RHONE (480) 82464175 PHONE (602) 265'4788
12 35' 3,990 0.092 32 Se. 4.450 0.102 CONTACT) CHUCK CHISHOLM CVL CONTACT. CONSULTANTs. ANGELA MACDONALD INC.
13 38' 4,810 0.I06 _ 33 53' 5.199 _ 0.119 TRAC T AREA TABLE OWNER
TRACT SUNWESTLIETRO VENTURES. LLC
In 36' 8,208 0.188 34 38' 3,990 0.092 AREA AREA TRACT LINE 2701 E. CAMELBACK RD. SUITE 1E8
15 38. 11.807 0271 - .2.5 38' 3,990 0.092 TRACT (S.F.) (ACRES) LINE 45' TRACT PHOENIX, AZ 85015
_ - PHONE. (480) 8204175
16 6.748 0.156 36 18' 4.047 0.093 TRACT., 0.003 070 14 SPAEEILO4000,42E TRACT/WATER FASDAENT I . 19' CONTACT: BILL MILNE
- - _ -
17 46 4.210 0.000 37 38' 4.025 0.092 TRACT 0 8,184 OPEN SPACOuNDECAPE TRACT/DRAINAGE/SEWER EASEMENT
16' B/C 16' THRU LANE 9' 8/C
18 38' 4,456 0,102 38 38' 4,028 0.092 THACTE 7,317 OPEN SPACOLANO ISlES/BRA o 45450
19 35' 1 4,558 1 0.105 39 39' 4,028 0.092 100570 21037 OPEN SPACERANDSCAPE TRACOMENITIES/DRAINAGE I 8' A.C,
OVER 8" ABC SITE
20 38' 1 4,129 1 0,095 40 30 4.338 0.100 TRACT 0 5509 OPEN SPACE...LANDSCAPE TRACT/ORAINAGE 1 1 2%
TRACT F 00.242 PRIVATE STREEMACCESS DRIVE
BOUNDARY CURVE TABLE 22r
NO. LENGTH RADIUS DELTA TANGENT CHORD CHORD-BEARING 4" ROLL CURB & -' - ' \ 6" SINGLE CURB 4' SIDEWALK
Cl 47.85. NO21021rE GUTTER PER MAO, STD. _/0 6' 6' PER MAO. STD. PER MAG, STD,
SET. 220-1 TYPE 'C', PROP. SET. 222 TYPE 'A'. SET. 230
8"S PROP. 8"
CENTERLINE CURVE TABLE
NO. LENGTH RADIUS DELTA TANGENT CHORD CHORODEARING TYPICAL LOCAL STREET WITH PARKING VICINITY MAP
1%40 130.68 410434.56.6. LOOKING NORMAND WEST- N.T,s. SECTION 27 T.4,644.1w.
(NO, TO SCALP)
100.50. 15108 C0311015.W
44,41' 025,501 1 Na0120551E z T. 20' PROPERTY LEGEND PROPOSED LOTS
CS 20402 54214.44'S 40' TRACT ACCESS EASEMENT
PROPOSES ROW
T. 20' PROPERTY ROAD SECTION VARIES 32' - 44'
CENTERLINE LINE TABLE TRACT VARIES 40' - 68' ACCESS EASEMENT
BEARING LENGTH 15' MEDIAN 21' EXISTING SEWER
042505710 109.50' ROAD SECTION VARIES 48' - 65' 8/G TO 8/C VARIES B/C TO B/C
0'-8' 8'14 PROPOSED WATER
1.2 538•27'22V 76.36' 3" S.C.
1,3 03.4. 16'56 .14 234.20' 15' MEDIAN 21' OVER 8" ABC B'S 0 PROPOSED SEWER
II 8 B/C TO B/C VARIES B/C TO B/C 2% 2% PROPOSED CENTER LINE
LA 013.01034E 128.39' 8.-25'
L5 S13'27'3514 24.90' PUE4, 3" A.C. pRoposED VALVE
OVER 8" ABC PROPOSED FIRE HYDRANT
LA S6232'25'8 252.58' S/W 2% I 6" SINGLE CURB PER 6" VERTICAL CURB & GUTTER
L7 533.27.3541 30.37' MAD. STD. DET, 222 PER MAD. STD. DET. 220-1 GMT. MP.) lgY iaN BS SIGHT m50077
TYPE 'A' TIP. BOTH SIDES TYPE 'A' -rm. BOTH SIDES
L8 .45913'3610 - 135,38' UNLESS OTHERWISE SHOWN (P.U.E1INDIGATES a' PUBLIC
1_9 045452410 481.61' 4' SIDEWALK PER 6" SINGLE CURB 6" VERTICAL CURB & GUTTER UTILITY EASEMENT
M.A.G. STD. SET. PER MAO. STD, PER MAO. STD. SET. 220-1 TYPICAL ENTRANCE STREET
LID $41. 10.0210 71.83. 230 WHERE SHOWN GET. 222 TYPE 'A' TYPE 'A' TIP, BOTH SIDES LOOKING NORTH AND EAST N.T.S. SECONDARY WALL
TIP. BOTH SIDES UNLESS OTHERWISE SHOWN
sTHEME/MEW/pERMIETER VVALL
033.1-1
10. REAR nEUILDING 4' MAE TYPICAL ENTRANCE STREET WITH SIDEWALK 1.31.11I1.1..1141.1.1111.:111[11UIMMNII7....: I RETAINING wALL
SETBA01 ‘SETBACH 16311. LOOKING NORTH AND EAST' N.T.S.
ZONING LINE
SHEET INDEX
5. 510E
SMACK EXISTING .141f.' 11 SHEET 01 .00000 SHEET I NOTes /KEY MAP /SITE DATA TA8LE /
SETBACK OGRE MAI TREES DEVELORMENT STANDARDS' TABLE /UllUTY COMMITMENT
SHEET 024 CROSS SECTION DETAILS/ TRACT TABLE / CURvE TABLE /
SIDE EXISTING LOT AREA TABLE./ CENTERUNE TABLES / TYPICAL LOT DETAiL
5 DECORATIVE SHEET 03 • SITE PLAN
5. SIDE ra06.BNo SIGN
PU.N.01-04-dn SET SPEED UST 618/4
PEE (35 min
SSITE SPROUT , 2008 soce68'svrfel DISTANCE ONE ----- 4580 E 1211...I. 944154. AL 0504 . phon. 80221,1.61131 .10 802454.0028
smAcTYPICAL LOT LAYOUT 416 415144 069445E UNE sps LA ‘""-""*"'"'"".'!!'77'""""'
N R H JOHNSON BLVD
g
(1) 2.9)(25 siGHTVISIBILITYTRIANOLE (LOCAL TO =M.) SITE PLAN
(2) DRIVEWAY LY101155 ARE TO BE 15 FOR TANDEM GARAGES.
AND 10.81 FOR SIDE BY SIDE GARAGES, 80035 590 CASE# Z2018123
SETBACKS
FRONT
INTERIOR SIDE 512 SINGLE FAMILY DETACHED,
REAR 10. SIGHT DISTANCE SHEET
NOTE: FRONT BBILOING 5E08404 LINE MEASEREmENT IS FROM DETAIL 02 oF 03
A CHORD AT WHERE EACH OFTHE IWO LOT LINES 1, 57 REVISION DATE:3/11/2019 , 11/112011
INTERSECT THE RIGHT-OF-WAY.

SITE PLAN
FOR
K. HOVNANIAN'S
FOUR SEASONS
SC:73I
.pcai fficca ....... AIR IN SUN CITY WEST
A PORTION OF LAND LOCATED IN SECTION 27, TOWNSHIP 4
NORTH. RANGE I WEST OF THE GILA AND SALT RIVER RASE
AND MERIDIAN MARICOPA COUNTY ARIZONA
DEVELOPER CVL DESIGN TEAM
K HOVNANIAN HOMES CVL CONSULTANTS, INC,
20830 N. TATUM BLVD, STE. 250 4550 N, 12TH STREET
PHOENIX, A2 85030 PHOENIX. A285014
PHONE: (0801 524-4175 PHONE: 0021 286-4720
CONTACT: CHUCK CHISHOLM CONTACT. ANGELA MACDONALD
PERIMETER VIEW/THEME OWNER
wau. trvP1
SUNWEST METRO VENTURES. LLC
2701 E. CAMELBACK RD. SUITE 188
PHOENIX, AZ 85018
PHONE: (46018244175
CONTACT. SILL MILNE
SHADE RAMADA
WITH CAFETASLES
MO CHAIRS
00c. .. C. EGEND
MG A ROT PROPOSED LOTS
PROPOSED ROW
.61007TOIE 25.3E EIROT1NO CENTS
EXIST] nn WATER
— EXISTING SEWER
8TH PROPOSED WATER
0 • PROPOSED SEWER
PROPOSED CENTER LINE
PROPOSED VALVE
119
PROPOSED FIRE HYDRANT
tiBLT42tit ROT SIGHT MSIBILITY
ACC (PUS.) INDICATES IT PUBLIC
UTILITY EASEMENT
SECONDARY WALL
IT THEME/NEW/PERIMETER WALL
TRY MOMI-ME
MEDIAN mt.n. RETAINING WAU.
EaCae.g ZONING LINE
TMGRIfY AC.C.7.6f, A 1111404 ACM:: EACCDEN, SHEET INDEX
MI0411 EMMA'
tRIY± ,C0.1 11-C300001 SHEET 01 -COVER SHEET / NOTES (KEY MAP /SGE DATA TABLE /
DEVELOPMENT STANDARDS TABLE /UTIUTY COMMITMENT
SHEET OR. CROSS SECTION DETAILS / TRACT TABLE / CURVE TABLE/
LOT AREA TABLE( CENTERLINE TABLES / TYPICAL LOT DETAIL
SHEET 03.51141 PLAN
\ PROPOSED 30'
\ \ SHARED ACCESS CVL
EASEMENT
Co.f111.1,1013
001 Pbertli, 44. 05014 phave 602284.6031 . tar 608164.0044,4.00.4442811
PARCM.2
SITE PLAN
SEE SHEET 2 OP 3
FOR RICHT —7 I CASE# Z2018123
DISTANCE CIETAK
SHEET
SCALE: II 30'
REVISION DATE:3/11/2010 , II/1/2018 03 OF 03

November 1, 2018
Revised: March 11,2019
K. HOVNANIAN'S®
FOUR
SEASONS
An Active Adult Community
IN SUN CITY WEST
Located at the intersection of
North R. H. Johnson Boulevard
and West Sandridge Drive
Maricopa County, Arizona
Zone Change and
PvaLlriwtaary Plat Narrative
Case Numbers: Z2018123
CONSULTANTS
4550 N 12th Street
Phoenix, AZ 85014

Zone Change and Preliminary Plat
Narrative
for
Four Seasons in Sun City West
November 1, 2018
Revised: March 11, 2019
Developer K. Hovnanian Homes
20830 North Tatum Boulevard, Suite 250
Phoenix. Arizona 85050
Attn: Chuck Chisholm
Phone: 480-824-4175
Email: cchisholm@khov.com
Owner Sunwest Metro Ventures, LLC
2701 E. Camelback Road, Suite 168
Phoenix, AZ 85016
Phone: 480-824-4175
Contact: Bill Milne
Planning/Civil Engineering CVL Consultants, Inc.
Consultant 4550 North 12th Street
Phoenix, Arizona 85014-4291
Attn: Angela MacDonald
Phone: 602-264-6831
Email: amacdonald@cvlci.com
Zoning Counsel Earl, Curley & Lagarde, P.C.
3101 N Central Ave. Suite 1000
Phoenix, Arizona 85012
Attn: Stephen Earl
Email: searl@eclla-w.com
Phone: 602-265-0094

1. Purpose of Request 1
2. Project History 1
3. Description of Proposal 2
4. Conformance to Area Plans 4
5. Relationship to Surrounding Properties
6. Location and Accessibility 6
7. Circulation System 6
8. Landscape Concept and Amenities 7
9. House Product Design 8
10. Development Schedule 9
11. Community Facilities and Services 9
12.Public Utilities and Services 9
13.Water and Sewer 9
14. Grading and Drainage 10
15. Conclusion 10
[17zMiNita
Vicinity Map Exhibit A
Rendered Site Plan Exhibit B
Existing Zoning Exhibit C
Proposed Zoning Exhibit D
Typical Lot Detail Exhibit E
Adjacent Ownership Map Exhibit F
Wall 8z Sign Plan Exhibit G
Wall Elevations & Entry Monument Exhibit H
Open Space & Amenities Plan Exhibit I
AR-DeLnellrir
Conceptual Home Product Appendix A

1. "TulLit(i)i;(7.1 of tiliecienuA
K. Hovnanian Homes is proposing an age restricted 55 and older single family
residential neighborhood with private streets located at the intersection of North R.
H. Johnson Boulevard and West Sandridge Drive. The site is an irregularly shape
remnant parcel of ±8.13 acres within the age restricted Sun City West community in
Maricopa County, Arizona (Exhibit A, Vicinity Map).
This request seeks approval for a Residential Unit Plan of Development (RUPD)
overlay on the existing R-3 SC underlying zoning and approval of a companion
preliminary plat to allow the development of an age restricted residential community
to be known as K. Hovnanian's Four Seasons in Sun City West.
2. Project Hirtnry
K. Hovnanian's Four Seasons in Sun City West project site is identified as Tract
N in the original plat for Sun City West Unit 1 ("Project Site"). Sun City West
was designed as a Development Master Plan community of multiple phases that
commenced in 1978 and consists of over 17,500 homes.
Based on readily available historic information beginning in 1949, the Project Site
appears to have been cultivated farm land through 1976. In 1979 the first homes of
Sun City West Unit 1 are completed along with the Hillcrest Golf Course, Property
Owners and Residents Association (PORA) building, Visitor Center, R. H. Johnson
Recreation Center, and the Del Webb Administration offices as well as the in progress
construction of the Sun Dome performance arts center. The Project Site remained in
this condition through 2012 when the Sun Dome was demolished and replaced by the
Fry's Grocery Store in 2014. At this time, the site work was commenced for what is
now the Goodwill retail store located adjacent to the Project Site on the immediate
frontage of North R. H. Johnson Boulevard. The Subject Site is one of the last
remaining vacant parcels in the area and is surrounded by a golf course and existing
commercial development. It is unusually shaped, zoned R-3 (Multiple-Family
Residential Zoning District) with SC (Senior Citizen) overlay, and has limited R.H.
Johnson street frontage. Access to the Project Site has been in place since 1996 via
R.H. Johnson Boulevard. The Project Site is vacant and includes a building pad and
parking lot at the current date.
K. Hovnanian Homes originally intended for the K. Hovnanian's Four Seasons in Sun
City West community to be developed with 64 single story townhome units. An initial
neighborhood meeting was held on the afternoon of October 11, 2018 at the Sun
City West Foundation with community leaders from PORA and The Recreational
Zone Change and Preliminary Plat Narrative CVL Consultants I 1
K. Hovnanian's Four Seasons in Sun City West

Centers of Sun City West, Inc. in attendance. The proposed townhome community
was well received by the attendees of the meeting. Later K. Hovnanian revised their
proposal replacing the 64 attached townhome units with 50 detached single family
residential units that are more in character with the surrounding area and held a
second neighborhood meeting at the Social Hall in the R.H. Johnson Recreation
Center in Sun City West on in the morning of January 15, 2019. It was estimated by
the Recreational Center staff that over 400 people from the community attended the
meeting. Numerous community members voiced their opinions and concerns during
the meeting, and the general consensus is that the proposed detached single famli y
residential units was very positively received by the community.
As mentioned, this infill Project Site is completely surrounded b y existing developed
parcels. The Project Site's only access to public right of way is from a forty foot wide
accessway/roadway that has been in existence and in continuous use for several
decades. This accessway/roadway connects the Project Site to North R. H. Johnson
Boulevard. This connection also functions as a shared accessway/roadway and
provides access for the Goodwill retail store and Church on the Green.
3. PasoLl iTiltic)ED GAT rli"dEDCDUiair
The overall project site consists of two parcels and two different zoning districts,
totaling approximately 8.762 acres. The larger parcel of 8.13 acres is zoned R-3 SC.
The smaller .63 acre parcel, zoned C-2, is not part of this RUPD request. The C-2
parcel simply provides the required access to the larger residential project and will be
part of the overall development but used primarily for drainage retention and access.
This request seeks RUPD overlay for only the ± 8.13 acre portion of the project site.
As noted, the K. Hovnanian's Four Seasons in Sun City West project proposes 50
single family residential homes on the ± 8.13 acre project site within the existing R-3
SC zoning district subject to the requested overlay. The RUPD overlay zoning is being
requested to allow the single-family residential development to be built as depicted on
the Rendered Site Plan attached as Exhibit B.
The R'UPD overlay zoning allows critical flexibility in development standards to fit
a new neighborhood of homes on a small and irregularly shaped and constrained
infill parcel that will be compatible and consistent with the surrounding area. It is for
these reasons that some relief is being requested through the RUPD overlay to allow
productive use of an otherwise constrained property (Exhibit C, Existing Zoning &
Exhibit D, Proposed Zoning).
The intent of the project is to allow this challenged infill property the ability to
develop a new residential neighborhood of high-quality single family homes.
This Project Site, with close proximity to a wide variety of retail and recreational
establishments, is appropriately situated to attract new home buyers who desire an
Zone Change and Preliminary Plat Narrative CVL Consultants I 2
K. Hovnanian's Four Seasons in Sun City West

active adult lifestyle with close proximity to the extensive amenities of the Sun City
West community.
Development Standards
Modified development standards are requested in an effort to maintain similar lot
sizes and character to the surrounding Sun City West developments, and to keep the
parcel developable (Exhibit E, Typical Lot Detail). The K. Hovnanian's Four Seasons
in Sun City West community shall adhere to the following development standards:
Development Standards
R-3 Standards per Proposed R-3 SC RUPD
Zoning Ordinance Standards
Min. Lot Area 6,000 SF 3,000 SF
Min. Lot Area per DU 3,000 SF 3,000 SF
Min. Lot Width 60' 35'
Open Space None None
Max Lot Coverage 60% 75%
Max. Height 40' 40'
Front Yard Setbacks 20' 5'
Interior Side Yard 5 ' 5'/3' - Single family detached (6'
Setbacks min. building separation)
Rear Yard Setbacks 25' 10'
While this RUPD request seeks modifications to the development standards, this
narrative will explain and show how this proposal meets and exceeds the County's
minimum design features through its high-quality home design, overall site planning,
and generous open space. When consideration is given to the site's shape and
topography and the fact that this relatively small infill parcel is completely surrounded
by existing built environment, we believe K. Hovnanian's Four Seasons will create a
unique high-quality single-family enclave that warrants development standards relief.
Sight Distance
The main entry to the community, where West Sandridge Drive meets North R.
H. Johnson Boulevard, is an accessway/roadway that has been used in its current
condition and use for several decades without any known issues. The unobstructed
sight distance lines at this intersection prove safe conditions of the existing shared
access drive. The sight distance lines meet the criteria outlined in Figure 9.1 of the
MCDOT Roadway Design Manual, which illustrates the requirements to establish the
line of sight for safe visibility conditions at an intersection.
Zone Change and Preliminary Plat Narrative CVL Consultants 3
K. Hovnanian's Four Seasons in Sun City West

Parking
An attached two-car garage is proposed for each residential unit providing a minimum
of two parking spaces per unit, and 9 on-street parking stalls will be provided for guests.
Each space will be independently accessible and all parking requirements shall conform
to the parking standards contained within Section 1102 of the Maricopa County Zoning
Ordinance.
4.(7, -GLaaLitici-iiorinc:m ti krAlea PIE:111J
The project site is within the White Tank/Grand Avenue and Wickenburg Highway
Scenic Corridor planning areas. The K. Hovnanian's Four Seasons in Sun City West
community and proposed zoning conforms to the intent of the subject area plans.
The White Tank/Grand Avenue Area Plan designates the site's land use as Retirement
Community. The K. Hovnanian's Four Seasons in Sun City West community is
consistent with the area plan by proposing a compatible age restricted residential use.
The White Tank/Grand Avenue Area Plan establishes comprehensive goals,
objectives, and policies that provide the framework for decisions related to growth and
development. The goals and objectives set forth in the plan are as follows:
Land Use Goal Li — Promote efficient land use development that is compatible with adjacent land
uses, is well integrated with the transportation system and is sensitive to the natural environment.
The design of K. Hovnanian's Four Seasons in Sun City West is dictated by the
property's size, location and constraints. The property is designed with a simple
internal roadway system utilizing a shared commercial driveway at the main entry. The
community is comparable to the residential developments throughout Sun City West and
will help support the commercial developments adjacent to the project area.
Land Use Policy L1.2.5. —Encourage developers to cooperate and communicate with residents and
homeowners associations during any development review process for construction near the property
K. Hovnanian Homes is proposing a high-quality single family residential neighborhood
that compliments the area while upholding the values and visions of the neighborhood
associations and residents of Sun City West. K. Hovnanian Homes took great
importance in meeting with the board members of PORA and The Recreational Centers
of Sun City West, Inc. at the onset of the project to encourage project input and develop
a relationship with the community K. Hovnanian Homes will continue to cooperate
and communicate with the community of Sun City West throughout the development
process.
Zone Change and Preliminary Plat Narrative CVL Consultants I 4
K. Hovnanian's Four Seasons in Sun City West

The Wickenburg Highway Scenic Corridor Area Plan categorizes the project site as
Class 1 intensity which requires conformance to the goals and policies of the Scenic
Corridor Plan. An applicable goal set forth by the plan is as follows:
Land Use — Allow high quality residential, commercial and industrial land developments that are
compatible with adjacent land use.
K. Hovnanian's Four Seasons in Sun City West community provides a residential
opportunity that is designed to be compatible with the existing land uses in the
surrounding area as shown on the Adjacent Ownership Map attached as Exhibit F.
Additionally, the community will help to support the adjacent commercial uses along
North R. H. Johnson Boulevard. The project site is vacant and this new development
constitutes a significant improvement with a high-quality and productive use.
Based upon the analysis provided above, the K. Hovnanian's Four Seasons in Sun City
West comminity will meet the goals and objectives set forth by the subject area plans
and as such will be a beneficial addition to the surrounding community.
5. Aelationip to SurromiaLla PropoL
The project site is an appropriate location for the K. Hovnanian's Four Seasons
in Sun City West community which will complement the existing commercial
and recreational uses along North R. H. Johnson Boulevard (Exhibit F, Adjacent
Ownership Map).
The properties surrounding the K. Hovnanian's Four Seasons in Sun City West
community are as follows:
• To the north of the site is the Hillcrest Golf Course zoned RU-43.
• On the south, the site is bound by an existing Goodwill retail store zoned C-2.
• The project site is bound on the east by the Church on the Green (First Assembly
of God) and is zoned C-2. Just to the east of the church is the Sun City West 1
condominium development zoned R-3 SC RUPD.
• To the west of the site is a Fry's Grocery Store zoned C-2 and just to the west
of the Fry's is the Sun City West Visitor Center, the PORA office and the R. H.
Johnson Recreation Center zoned RU-43.
Relevant Destinations
Relevant destinations in this vicinity include:
• R. H. Johnson Recreation Center: 19803 N R H Johnson Blvd, Sun City West, AZ
85375
• Fry's Food And Drug: 19403 N R H Johnson Blvd, Sun City West, AZ 85375
Zone Change and Preliminary Plat Narrative CVL Consultants 1 5
K. Hovnanian's Four Seasons in Sun City West

• Banner Del E. Webb Medical Center: 14502W Meeker Blvd, Sun City West, AZ
85375
• Hillcrest Golf Club: 20002 N Star Ridge Dr, Sun City West, AZ 85375
6. LoccAan and ACJU( ;'LELAIlrity
The project site is located in a portion of the West Half of Section 27, Township
4 North, Range 1 West, of the Gila and Salt River Base and Meridian, Maricopa
County, Arizona. More generally, the site is within the age restricted Sun City West
community in Maricopa County, located at the Sun City West Commercial Core at
the intersection of North R. H. Johnson Boulevard and West Sandridge Drive.
Primary access to the site will be via North R. H. Johnson Boulevard which is the
main arterial roadway through the commercial core of Sun City West and connects
the development to Grand Avenue.
Secondary/emergency access to the site will be via a 30' access easement agreement
with the Church on the Green property located to the east of the project site. The
secondary access easement goes throughout the parking lot of the Church on the
Green property and connects with North Camino Del Sol Road which is a collector
roadway that intersects with R.H. Johnson Boulevard.
7. CELiclErEoLD Sr.)tnEzn
The project's main access is the existing accessway/roadway to North R. H. Johnson
Boulevard at West Sandridge Drive. This accessway/roadway provides shared access
with the adjacent Goodwill retail store and the Church on the Green.
The site's topographic along with existing retaining walls and the existing built
environment create constraints that makes it difficult to meet the Planning
Department's separation policy for a secondary access point. The site is
severely constrained as to where a second access point can physically be located.
Consequently, the secondary access is proposed through the Church on the Green /
Walgreens parking lot to North Camino Del Sol, which has a signalized intersection
with North R. H. Johnson Boulevard. This secondary access has been reviewed and
approved by the church. The proposed secondary access will also provide emergency
access to the project site. Additionally, the project's main accessway/roadway is
designed with an extra wide median that separates the in bound and out bound traffic-
effectively creating two points of access. Finally, all homes will have sprinkler fire
suppression systems to mitigate fire department concerns. This has been discussed
with the Fire Department and Engineer Department and both departments support
the proposed two point of access. The Rendered Site Plan attached as Exhibit B
illustrates the proposed secondary access.
Zone Change and Preliminary Plat Narrative CVL Consultants I 6
K. Hovnanian's Four Seasons in Sun City West

The subdivision's local streets are proposed to be a minimum of 36 foot wide private
roadway tracts with pavement widths of 28 feet. Streets are to be built per Maricopa
County Development Standards modified as follows:
Section County Standard Proposed Standard
Urban Local ROW Width Pavement Width Tract Width Pavement Width
Residential Rd.
(Private Streets) 50' 28' 36' (MIN.) 28'
8. !ATincli
The landscape design for the K. Hovnanian's Four Seasons in Sun City West
community will meet and/or exceed the Maricopa Country subdivision design
expectations by providing a palette of drought-tolerant, low water use plants and
shade street trees and meandering landscaped retention basins. Wall, monument,
ramada and fencing material incorporate a range of finishes with a color palette to
complement the development's architectural style. The theme wall design proposes a
combination of split face and smooth block to compliment the adjacent walls along
the western and southern sides of the project site. Decorative block theme panels
and columns provide horizontal and vertical interest along the site's perimeter theme
wall, with contrasting accent color to accentuate the wall patterning. A view wall
will be incorporated along the golf course property to allow the residents a view into
the course (Exhibit G, Wall and Sign Plan & Exhibit H, Wall Elevations and Entry
Monument).
The proposed open space includes passive recreation such as a community gathering
area with a turf area and a paved pathway. The proposed central amenity area shall
include a shade ramada with picnic table and benches Mailboxes shall be located and
provided per USPS standard requirements, accessible from the sidewalk with bench
seating and waste receptacles. The final location of the mailboxes will be determined
by the United States Postal Service (Exhibit I, Open Space and Amenities Plan).
A Property Owners Association will be formed and will be responsible for
maintenance of all on-site amenities, private open spaces and landscape tracts.
Existing Area Amenities
Residents of K. Hovnanian's Four Seasons in Sun City West will be enrolled as
members of the Sun City West Rec Center Association. The site's close proximity
to the existing parks and recreation centers of the Sun City West community allow
Zone Change and Preliminary Plat Narrative CVL Consultants 1 7
K. Hovnanian's Four Seasons in Sun City West

residents access to an abundance of amenities for the community's active senior living
demographic.
The R. H. Johnson Recreation Center is within one half of a mile of the project site
and provides a variety of amenities:
Arts & Crafts Clubs • Outdoor Walking Track
• Swimming Pool • Pickleball
• Fitness Classes • Racquetball
Bocce Ball • Table Tennis
• Lawn Bowling • Billiards
• Dog Parks • Tennis
The Beardsley Recreation Center is within two miles of the project site and provides
additional activity options:
• Olympic-Size Indoor Pool • Horseshoes
• Fitness Center • Greenhouse
• Park • G-Scale Model Railroad Track
• Mini-Golf Course • Children's Playground
K. Hovnanian's Four Seasons in Sun City West is located within one mile of the
clubhouse and main entrance to the Hillcrest Golf Club abutting the project site
and within two miles of four other golf courses in the area: Stardust Golf Course,
Pebblebrook Golf Course, Briarwood Country Club and Echo Mesa Golf Course.
The existing amenities within the Sun City West community are extensive and
will provide residents of K. Hosmanian's Four Seasons in Sun City West with an
abundance of activities and recreational opportunities in addition to the localized
amenities described as a part of this development.
9• E unqe) PLvelamt Einskon
K. Hovnanian's Four Seasons in Sun City West's design concept is meant to improve
its livability with a quality neighborhood that provides a mix of single story home
sizes that are well integrated and compatible with the surrounding area. Each home is
to have a built in automatic fire sprinlder system.
The conceptual home product floor plans and elevations provide for enhanced
architectural features (Appendix A, Conceptual Home Product). The design of the
Zone Change and Preliminary Plat Narrative CVL Consultants I 8
K. Hovnanian's Four Seasons in Sun City West

house product will be reviewed and approved through Maricopa County's building
review process.
10. Development Schedule
K. Hovnanian's Four Seasons in Sun City West is proposed to be platted in a single
phase of development.
11. .dlinatLy L JflCtU ‘.1C1E7_17E0c3,v,
Below is a list of community service providers for this project:
Service Provider
Library R. H. Johnson Library, 13801 W Meeker Blvd, Sun City West, AZ 85375
Park Beardsley Park, 20011 N 128th Ave, Sun City West, AZ 85375
Police Maricopa County Sheriff's Office
Fire North County Fire and Medical District
School District Dysart Unified School District
12. Public Utilities and Services
Below is a list of utility providers for this project:
Utility Provider
Water EPCOR
Wastewater EPCOR
Cable TV/Telephone Cox Communications / CenturyLink
Electric Arizona Public Service
Gas Southwest Gas
Refuse Parks and Sons
1 . TL7L,e[ii aLuo1c7aiis
The K. Hovnanian's Four Seasons in Sun City West water system will be owned
and operated by EPCOR. There is exiting water infrastructure along the property
boundary at the southwest of the site. A 10-inch waterline runs along the western
parldng lot of the Church on the Green to the southwest of the property, under
the retaining wall on the northeast side of the Sundome Goodwill Retail Store and
FirstBank on R H Johnson Boulevard into the parking lot of Fry's Food and Drug
on R H Johnson Boulevard. Placement of an 8-inch water distribution main within
the project site is required to connect to the existing 10-inch waterline. The designed
distribution system will maintain 20 psi pressure under design fire flow conditions of
Zone Change and Preliminary Plat Narrative CVL Consultants I 9
K. Hovnanian's Four Seasons in Sun City West

1,000 gpm for 1 hours as per the International Fire Code, dated 2018. Utilizing the
EPCOR Water Developer & Engineering Guide, dated 2015, K. Hovnanian's Four
Seasons in Sun City West is estimated to use an average flow of 20,880 gpd, max day
of 37,584 gpd, and a peak flow of 62,640 gpd.
The K. Hovnanian's Four Seasons in Sun City West wastewater system will be
owned and operated by EPCOR. Wastewater flows generated by K. Hovnanian's
Four Seasons in Sun City West were estimated using the EPCOR Water Developer
& Engineering Guide, dated 2015. The development is estimated to generate an
average daily flow of 13,920 gpd of wastewater and a peak flow of 41,760 gpd. There
is an existing 8-inch sewer on the north northeast boundary of the development from
the Fry's Food and Drug on R H Johnson Boulevard to the project site along the
southwest boundary of Hillcrest Golf Club and western boundary of Church on the
Green. It is proposed to move the existing 8-inch sewer into the development within
the proposed right of way. A temporary by-pass including pumps and temporary pipe
will be required to maintain service to upstream customers during construction of the
relocated 8-inch sewer line.
14 Grading and Drainage
The area of the Project Site is located at approximately 1,245 feet above sea level and
slopes southeasterly. The subdivision lies within Flood Zone "X" as delineated on the
Federal Emergency Management Agency (FEMA) FIRM Map No. 04013C1240L,
dated October 16, 2013. Flood Zone "X" is defined as areas of 500-yr flood; areas of
100-yr flood with average depths of less than 1 foot or with drainage areas less than 1
square mile; and areas protected by levees from 100-yr flood.
The site will be designed to meet Maricopa County drainage requirements. For
detailed information regarding the proposed drainage concept please refer to the
Preliminary Drainage Report submitted with this application.
If Fp' Comoluollo-In
K. Hovnanian's Four Seasons in Sun City West will transform the existing vacant
infill site into an age restricted community of high-quality single family homes that
will enhance the neighborhood with attractive architectural designs. The intent of
the overall proposal is to provide a residential development that compliments the
area while upholding the planning principles and supporting the economic goals and
objectives of Maricopa County and the Sun City West community.
Zone Change and Preliminary Plat Narrative CVL Consultants i 10
K. Hovnanian's Four Seasons in Sun City West

Maricopa County
Environmental Services
Department
IATatc., el AATa cI-t. Mart a cram ant
Subdivision Infrastructure & DATE: November 8, 2018
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004 TO : Derek Scheerer, Planning & Development Dept.
Phone: (602) 506-1058 Planner
Fax: (602) 506-5813
TDD 602 506 6704
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Four Seasons Rezone 0-2 to R-3. Z2018123
The Maricopa County Environmental Services Department (MCESD) has reviewed documents
received from the Maricopa County Planning and Development Department for the above
referenced project. This application requests is a Rezone C-2 to R-3 for the proposed
Four seasons development at APN# 232-01-284M & N. According to the
documentation provided, sewer and water services will be provided by EPCOR. MCESD
must approve ATC for the off and on site water sewer improvement prior to the final
plat approval. Readily available (treatment and conveyance) capacity must be
demonstrated at the time of ATC 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 final plat approval please obtain SWPPP
approval. For further information, go to www.maricopa.gov/stormwater.
Based on the above, MCESD raises no concern to this project to the Planning &
Development Department in Accela Automation on November 8, 2018 and will 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.

Water and Waste Management March 28, 20110
Division RLM Construction Equipment SUP
1001 N. Central Avenue #150
Phoenix, Arizona 85004 2
Phone: (602) 5064058
Fax: (602) 506-5813
TDD 602 506 6704

Mancopa County
Planning & Development Department
Engineering Plan Review
Date: December 3, 2018 (Updated Apri11, 2019)
Robert Fedorka, P.E.
Planning & Development
501 North 44' Street, Suite 200 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Phoenix, Arizona 85008 Development
Phone: (602) 506-7151
Fax: (602) 506-8762
www.maricopa.gov/planning Email address: Attn: Derek Scheerer, Planner, Planning & Development Services
Bob.FedorkaAMaricopa.qov
From: Robert Fedorka, P.E., Engineering Supervisor, Planning &
Development Services
CC: Michael Norris, P.E., Engineering Manager, Planning & Development
Subject: Z2018123 Zone Change with Overlay— Four Seasons in Sun City West
(El-Rev Memo)
Job Site Address: 19101 N RH Johnson Blvd., Sun City West
APN(s): 232-01-284M &N
This application is to specify zoning for future development and does not include a
Preliminary Plat.
Engineering plan review (DPR, FCD and PND Transportation) has reviewed the Zone
Change application routed 11/07/2018, and has no objections provided the following
stipulations/conditions are made part of any approval.
1. Without the submittal of a precise plan of development/preliminary plat, no
development approval is inferred by this review, including, but not limited to
drainage design, access and roadway alignments. These items will be addressed
as development plans progress and are submitted to the County for further review
and/or entitlement.
2. 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.
3. Engineering review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to future
designs that are not in conformance with Section 1205 of the Maricopa County
Zoning Ordinance and Drainage Policies and Standards; Floodplain Regulations
for Maricopa County; and the MCDOT Roadway Design Manual.
Please contact me if you have any questions or require any additional information.

DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
2 January 2019
Mr. James R. Mitchell
Director, Community Initiatives Team
56th Fighter Wing
14185 W. Falcon Street
Luke AFB AZ 85309-1629
Mr. Derek Scheerer
Maricopa County Planning & Development Department
501 North 44th Street, Suite 200
Phoenix, AZ 85008-6526
RE: Case #1Z2018123; Four Seasons in Sun City West (APN 232-01-284M1N)
Dear Mr. Scheerer
Thank you for the opportunity to comment on the zone change with overlay application
for Fours Seasons in Sun City West, AZ. The site consists of 8.76 acres at the intersection of
North R.H. Johnson Blvd and West Sandridge Road in Sun City West, Arizona within the
jurisdiction of Maricopa County. The application is for 50 single family residences with a zone
change from R3 SC to R3 SC/RUPD. The proposed subdivision would consist of 50 single
family residential lots for a density of 5.7 dwelling units per acre. The property is located 2.9
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.
In an effort to promote a more compatible co-existence 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 to 1 mile, and a maximum of 6 du/acre from 1 to 3 miles. This project with
a density of 5.7 du/ac falls within these guidelines.
This request will not have a negative impact on Luke AFB Flight Operations. Since the
site will be located within the "territory in the vicinity of a military airport," it will be subjected
to approximately 170 over flights per day. We recommend you review the sound attenuation
requirements found in A.R.S. §28-8482. We also encourage an aggressive notification program
on the part of the applicant and/or developer to inform potential residents about Luke AFB
operations.

If you have any questions please contact my Community Planner, Christopher Toale, at
(623) 856-6175.
Sincerely
g
JAMES R. MITCHELL
cc:
Colonel Michael S. Richardson, Vice Commander, 56th Fighter Wing
Ms. Cindy L. Allen, GS-13, General and Environmental Law Attorney, 56th Fighter Wing

From: Michael Appleton
To: PD ON CALL PLANNER
Subject: Case #z2018123
Date: Sunday, December 9, 2018 11:22:58 PM
My name is Michael Appleton, and I am a resident of Sun City West. I saw on line that there will be a hearing for a
zoning change request to construct a 50 unit residential community on the lot east of Frys on RH Johnson. I
personally feel this is going to be an issue with excessive traffic due to the existing commercial businesses and the
church traffic currently existing. If this continues, has there been any thought to traffic changes for turn lanes and
such entering and exiting the community, especially a right turn lane for traffic coming from N Camino Del Sol?

Derek Scheerer
From: Troy <tro_hol@msn.com >
Sent: Thursday, January 24, 2019 2:30 PM
To: Derek Scheerer
Subject: Planning Ref. Case.: Z2018123; Assessor's Parcel: 232-01-284M; Proposed K Hovnanian
Four Seasons Residential Development in Sun City West
The purpose of this letter is to outline our opposition to the proposed zoning change and the KHOVNANIAN
Four Seasons Residential Development in Sun City West.
INADEQUATE TRAFFIC CONTROL AT THIS LOCATION
The subject vacant parcel contains nearly 7 acres of level to downsloping residential land with access through
the adjoining commercial district to R H Johnson Blvd. This parcel is the only remaining piece of land from Del
Webb's 17 acre Sundome Center for the Performing Arts which was demolished in 2012. Since the Sundome's
demolition, all other property has undergone intense commercial development including a state-of-the-art
Fry's supermarket, a retail bay strip building, a Good Will Industries thrift store, a bank building and a multiple-
pump gas station. (This is the only service station in all of SCW.) On a busy day, a parking slot in the Fry's
complex can be difficult to locate.
To characterize Sun City West, it is a senior-citizen retirement community containing approximately 18,000
homes and about 25,000 residents. A significant number of the residents are medically challenged having
vision and mobility limitations. The subject's location is at the busiest commercial district along R H Johnson
Blvd. in SCW. The proposed single family residential development will further complicate the traffic congestion
for seniors at this locale without providing a viable solution. (Perhaps a new traffic signal should be seriously
considered.)
WATER SHORTAGE/DROUGHT CONDITIONS AND NEW DEVELOPMENT
The estimate of how long single family construction will last is somewhat subjective but some experts
indicate that a minimum life expectancy of 60 years is reasonable. So any new construction and
water service decisions made today will be with us for quite some time (and impact everyone in the
service area.) There is some official talk about a looming water shortage and cut back on water use.
In fact, the State of Arizona is prioritizing the subject of water and water shortage.
So this brings to question why issue new construction permits and, instead, impose a moratorium on
new construction until the water supply challenges are resolved?
Sincerely,
Mr. & Mrs. Troy Holscher
951-492-1203
1