PZ-9 Z2018049 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: September 19, 2018 (Cont. from 8/29/18)
Case #/Title: Z2018049 – Zanjero Pass Parcel 4, Phase 1
Supervisor District: 4
Applicant/Owner: George Pasquel III, Withey Morris, PLC / West Olive 43, LLC
Request: Zone change from R1-18 RUPD to R1-6 RUPD
Site Location: Generally located on the northeast corner of 175th Ave. &
Olive Dr.
Site Size: Approximately 39 acres
County Island Status: N/A
Additional
Comments: There are no outstanding concerns from reviewing agencies.
Staff received one e-mail in opposition (attached) to the zone
change. The individual in opposition attended and spoke at
the hearing stating the proposal has too great a density,
questioning the comparison to the Glendale General Plan,
and the requested changes to the development standards in
terms of setbacks for the backyard and side yard. To date,
staff has not received any other opposition or inquiries.
The case was continued from the 8/29/18 Board of Supervisors
(BOS) hearing to the 9/19/18 hearing to ensure adequate
public notice site postings. The site was reposted on 8/28/18
with the new BOS date. The revised posting is consistent with
the published guidelines for site posting. The concern
regarding the site postings does not alter the
recommendation for approval of the zone change.
Commission
Recommendation: On 7/26/18, the Commission voted 6-0 to recommend
approval of Z2018049 subject to conditions ‘a’ – ‘h’:
a. Development of the site shall be in general conformance with the Zoning Exhibit
entitled “Zone Change from R1-18 to R1-6 RUPD for Zanjero Pass, Parcel 4, Phase
1“, consisting of one full-size sheet, dated June 6, 2018 and stamped received
June 11, 2018, except as modified by the following conditions.
September 19, 2018
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b. Development of the site shall be in general conformance with the Narrative Report
entitled “Zanjero Pass, Parcel 4, Phase 1”, consisting of 15 pages, dated June 11,
2018, and stamped received June 11, 2018 , except as modified by the following
conditions.
c. The following Planning Engineering conditions shall apply:
1. Without the submittal of precise plans, 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. Development of the site will require roadway improvements to provide a
minimum of two (2) paved points of access. Road improvements shall meet
the minimum requirements of MCDOT for each respective road
classification.
3. A Traffic Impact Study to address traffic impacts and roadway
improvements required to support the proposed development must be
submitted with the Preliminary Plat application.
d. All buildings should be subject to noise attenuation as per ARS § 28-8482(B).
e. 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.
f. The following R1-6 RUPD standards shall apply:
1. Height: 30’ (20’ within 200’ of Olive Ave. centerline)
2. Front Yard: 18’ with front loaded garage; 10’ for side loaded garage or
living area
3. Rear Yard: 20’
4. Lot Area: 5,000 sq. ft.
5. Lot Width: 45’
6. Lot Coverage: 55%
g. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
h. The 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
September 19, 2018
Z2018049
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on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by: Jaclyn Sarnowski, Planner
Reviewed by: Darren Gerard, AICP, Deputy Director
Attachments: 7/26/18 P&Z Packet (31 pages)
7/26/18 P&Z Handout (2 pages)
Note: 7/26/18 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
September 19, 2018
Z2018049
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2018049 – Zanjero Pass Parcel 4, Phase 1
Hearing Date: July 26, 2018
Supervisor District: 4
Applicant: George Pasquel III, Withey Morris, PLC
Owner: West Olive 43, LLC
Request: Zone change from R1-18 RUPD to R1-6 RUPD
Site Location: Generally located on the northeast corner of 175th Ave. & Olive Dr.
Site Size: 39 Acres
Density: 4.57 dwelling units/acre
County Island: No
County Plan: White Tank/Grand Ave. Area Plan -- Large Lot Residential (1-2 d.u /
ac). This area is also within the Olive Avenue Scenic Corridor
Municipal Plan: Glendale – Medium Density Residential-5 (MDR-5) (3.5-5.0 d.u/ac)
Municipal Comments: None received to date
Support/Opposition: None known
Recommendation: Approve with conditions
Z2018049
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Project Summary:
1. The request is for a zone change R1-18 RUPD to R1-6 RUPD. The site consists of 39 acres of
vacant land generally located east of the northeast corner of 175th Ave. & Olive Dr. in
the Glendale area.
2. The property was originally zoned and platted in 2003 as part of the Zanjero Pass
community. At that time sewer was not available in the area and on-site septic was
proposed, which at the time required R1-18 zoning. Since that time sewer in the area has
become available and development patterns in this area have been primarily small lot
residential. The current application was filed on May 11, 2018, with a Technical Advisory
Committee (TAC) meeting date of June 5, 2018.
3. An RUPD is requested to modify some of the development standards:
R1-6 RUPD Zoning District
R1-6 Base Zoning District Proposed R1-6 RUPD
Standards
Height 30’ 30’ (20’ within 200’ of Olive
Ave. centerline)
Front Yard 20’ 18’ (with a front loaded
garage) 10’ for side loaded
garage or living area
Side Yard 5’ 5’
Street Side Yard 10’ 10’
Rear Yard 25’ 20’
Lot Area 6,000 sq. ft. 5,000 sq. ft.
Lot Width 60’ 45’
Lot Area per Dwelling Unit 6,000 sq. ft. 6,000 sq. ft.
Lot Coverage 50% 55%
The front yard setback is reduced to 10’ for side entry or livable space. All front entry
garages will be 18’ so there will be sufficient area for parking. Offering a 10’ front setback
provides diversity in front yard street scene by allowing living area portions of the home
to project to 10’ from property line, which prevents the community from having garage
lined streets and provides a more appealing look to the community.
The rear yard setback is reduced slightly to 20’. A 20’ rear setback allows for the homes
with typical depths of 45’ wide homes to have the ability to provide rear yard projections
such as porches and patios. This allows the homebuilder to offer additional product
options like a single story home on lots that are not very deep. By reducing the setback
by 5’ the homebuilder can allow for more diversity in product type and design, thereby
creating a better community.
The lot width (45’) and lot area (5,000) sf are consistent with the lot sizes in the newer
developments at Cortessa to the west. With the demand and need for more affordable
housing options for 1st time home buyers, 45’ wide lots provide the required minimum lot
width necessary to provide homes to accommodate such demand. This lot width and
size allows for a community that is consistent with the development patterns in this market
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area and within proximity of the site. It is also a function of the internal street circulation
pattern that results in lots of this depth and width.
For 45’x115’ lots, lot coverage is an important factor in order to provide diversity in
product and various different structural options for the homes. The minor increase in lot
coverage allows for rear yard and front yard projections to be offered, that would
typically not be allowed under lesser lot coverage percentages.
The proposed modifications create the ability to plat the single-family lots on the property
with a product consistent to other residential communities in the surrounding
neighborhood. The modifications are consistent to the City of Glendale’s development
standards for the equivalent zoning.
Zoning District of Subject Site
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Aerial-photo of Subject Site
Proposed Zoning Exhibit (Conceptual Layout)
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Existing On-Site and Adjacent Zoning / Land Use:
4. On-site: R1-18 RUPD / Vacant
North: Rural-43 / Vacant, Single-Family Residential
South: Rural-43, R1-8 / Single-Family Residential, Vacant
East: Rural-43 / Vacant
West: Rural-43 / Vacant
Utilities and Services:
5. Water: EPCOR
Wastewater: EPCOR
School District: Dysart Unified School District
Fire: Rural Metro
Police: Maricopa County Sheriff’s Department
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
Olive Ave. 70’ 65’ Principal Arterial
A Traffic Impact Study will be needed to address traffic impacts and roadway
improvements during the Preliminary Plat application.
Adopted Plans:
7. White Tank / Grand Ave: The site is within the White Tank/Grand Ave. Area Plan and is
designated Large Lot Residential (1-2 d.u./ac). This area is also within Olive Avenue
Scenic Corridor. The Olive Avenue Scenic Corridor was established to maintain views of
the White Tank Mountains, viewsheds in the White Tank Mountain Regional Park, Maintain
the native Sonoran landscaping, and views along the corridor. As part of the RUPD, the
applicant has established a 20’ height restriction (one-story) within 200’ of Olive Ave.
centerline to maintain viewsheds along the corridor.
8. Glendale General Plan: The area is within the City of Glendale’s planning area as well.
Glendale’s Land Use map designates the site as Medium Density Residential-5 (MDR-5)
which allows between 3.5-5 homes per acre (3.5-5.0 d.u./ac). The Glendale General Plan
land use map was updated in 2017 to reflect the types of residential land uses the City
would like to see in this area. This application proposes a zoning category consistent with
the Glendale General Plan land use map. The proposed density of this project (4.57
d.u./ac) is consistent with the Glendale General Plan land use map designation.
9. The proposed zone change is consistent the goals and policies outlined in the
comprehensive plan: Land Use Goal #1: Promote efficient land development that is
compatible with adjacent land uses, is well integrated with the transportation system,
and is sensitive to the natural environment. The proposed rezoning provides for a density
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that mirrors the single-family home developments along Olive Avenue and Cotton Lane.
Furthermore, this application provides for appropriate residential land use near a
designated transportation corridor with convenient access to the regional freeway
network. The Property's location is connected via arterials and Loop 303 Freeway
providing an appropriate integration with the transportation system. Growth Area
Objective #3: Continue to solicit input from municipalities regarding future growth in
unincorporated Maricopa County. The site is located within the planning area of the City
of Glendale. The applicant has met with the City of Glendale and determined the use is
consistent with the Glendale General Plan Map. The applicant will continue to work with
the City throughout the rezone process to ensure the plan provides benefits to
surrounding communities with minimal impacts.
Public Participation Summary:
10. The applicant complied with the Maricopa County Public Participation Process with the
required posting of the property and notification by first class mail to the adjacent
property owners within 300’ of the subject site and interested parties. Staff has not
received any calls or correspondence to the request. The applicant received two (2)
inquires regarding the request, one expressed support for the request and the other
expressed desire for larger lot sizes. There is no known opposition. Through the Technical
Advisory Committee (TAC) staff sent case materials to the City of Glendale on May 25,
2018 for review and comment. Staff did not receive comments from the City of Glendale,
however staff did receive a message from the City asking when the case will be going to
hearing. Staff left a detailed message indicated the Planning and Zoning Commission
and Board of Supervisors dates with contact information. No additional correspondence
was received.
Outstanding Concerns from Reviewing Agencies:
11. N/A
Staff Analysis:
12. Staff received a letter from Luke Air Force Base (AFB) indicating the request falls within
the guidelines of the Graduated Density Concept and would not have a negative
impact on the flying operations at Luke AFB (attached). No other comments were
received from outside reviewing agencies or the public to date.
13. The site is 1.5 miles west of Loop 303, which provides regional access. Olive Ave. and
nearby Cotton Ln. are also classified as principal arterials that will also provide ease of
access to the proposed site. As indicated above, the site is within the City of Glendale’s
Planning Area and is classified as MDR-5, which allows for 3.5-5 d.u./ac. The proposed
zone change and residential development is 4.57 d.u./ac, which is consistent with
designated uses and densities under the Glendale General Plan. The applicant also notes
that there is similar zoning/density in the area, such as Cortessa Community and the White
Tank Foothills subdivisions. The Land Use Map on the next page indicates the site is within
the MDR-5 Land Use designation.
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City of Glendale Land Use Map
Recommendation:
14. 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 general conformance with the Zoning Exhibit
entitled “Zone Change from R1-18 to R1-6 RUPD for Zanjero Pass, Parcel 4, Phase
1“, consisting of one full-size sheet, dated June 6, 2018 and stamped received
June 11, 2018, except as modified by the following conditions.
b. Development of the site shall be in general conformance with the Narrative Report
entitled “Zanjero Pass, Parcel 4, Phase 1”, consisting of 15 pages, dated June 11,
2018, and stamped received June 11, 2018 , except as modified by the following
conditions.
c. The following Planning Engineering conditions shall apply:
1. Without the submittal of precise plans, 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.
Z2018049
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2. Development of the site will require roadway improvements to provide a
minimum of two (2) paved points of access. Road improvements shall meet
the minimum requirements of MCDOT for each respective road
classification.
3. A Traffic Impact Study to address traffic impacts and roadway
improvements required to support the proposed development must be
submitted with the Preliminary Plat application.
d. All buildings should be subject to noise attenuation as per ARS § 28-8482(B).
e. 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.
f. The following R1-6 RUPD standards shall apply:
1. Height: 30’ (20’ within 200’ of Olive Ave. centerline)
2. Front Yard: 18’ with front loaded garage; 10’ for side loaded garage or
living area
3. Rear Yard: 20’
4. Lot Area: 5,000 sq. ft.
5. Lot Width: 45’
6. Lot Coverage: 55%
g. Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
h. The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by: Jaclyn Sarnowski, Planner
Reviewed by: Matthew Holm, AICP, Planning Supervisor
Attachments: Case Map (1 page)
Vicinity Map (1 page)
Zoning Exhibit (reduced 8.5”x11”, 1 page)
Narrative Report (15 pages)
Planning Engineering comments (2 pages)
MCESD comments (1 page)
Luke AFB comments (2 pages)
Z2018049
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Planning & Development Department
DATE: July 26, 2018
TO: Planning & Zoning Commission
FROM: Jaclyn Sarnowski, Planner
SUBJECT: Z2018049 – Zanjero Pass Parcel 4, Phase 1
Since the writing of the staff report for the above case, staff has received a letter of
opposition (attached).
The letter addresses concerns with the R1-6 zoning district not being compatible with the
area and density of the zoning district.
Attachment: Email in Opposition (1 page)
502 N. 44th Street, Suite 200  Phoenix, AZ 85008  (602) 506-8150  (602) 506-3711 fax
Internet: www.maricopa.gov/planning

From: Jim Hagedorn
To: Jaclyn Sarnowski - PLANDEVX
Subject: Z2018049
Date: Tuesday, July 24, 2018 3:33:49 PM
Jaclyn,
I am writing to oppose that property to be rezoned to R1-6. I am not perfect at typing but I
hope to reflect on some issues before its too late.
Too many homes per ac.
They compare themselves to Cortessa? Have you been there? They should just build a Safety
building there so the police and fire don"t have to go so far.
Compare to Glendale lot sizes? It's not Glendale. Why don't you compare lot sizes north.
Those are 1.25?
The word diversity is use a lot. That's another way of saying cheaper.
How come they did not consult the neighbors before running to the county?
20' back yards. plenty of play area there.
I have several more concerns but would like to speak at the hearing.
Thank you
Jim Hagedorn