03. Z2016102 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: March 8, 2017
Case #/Title: Z2016102 – Marbella Ranch
Supervisor District: 4
Applicant & Owner: Marbella Ranch Limited Partnership
Request: Modification of Condition to the R-5 RUPD zoning district for
Marbella Ranch
Site Location: Generally located west of El Mirage Road, about ½ mile south
of Northern Avenue in the Glendale area
Site Size: 252 acres
County Island Status: Yes (City of Glendale)
Additional
Comments: There is no known opposition. The request is for a modification
of condition to allow for a reduced rear yard setback for the
single family traditional lots from 20’ to 15’.
Commission
Recommendation: On 2/2/17, the Commission voted 7-0 to recommend
approval of Z2016102 subject to conditions ‘a’ – ‘y’:
Provided the following conditions are met:
a. Development of the site shall comply with the Zoning Exhibit entitled “Marbella
Ranch Site Plan”, consisting of 2 full-size sheets, dated revised April 10, 2014, and
stamped received April 11, 2014, except as modified by the following conditions.
b. Development of the site shall be in conformance with the Narrative Report entitled
“Project Narrative Rezone Marbella Ranch Updated Narrative for Z2014011 and
Z2016054”, consisting of 10 pages, dated December 20, 2016, and stamped
received December 20, 2016 except as modified by the following conditions.
c. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS §11-814. The term of this conditional zoning is approval of a final
plat or plan of development, as applicable, for the initial phase of development
within five years of Board of Supervisors approval of Z2014011, and then an
additional five years to obtain final plat or plan of development approval as
applicable for each successive phase of development.
March 8, 2017
Z2016102
Page 1 of 5

While not a term of the conditional zoning, the applicant shall submit a written
report every five years from the date of Board of Supervisors approval of Z2014011
which details the status of this project, including progress on obtaining necessary
entitlements, licenses, and permits; compliance with the conditions of approval;
compliance with the approved narrative report; compliance with the approved
land use plan; and justification as to how the approved zoning still represents
appropriate land use planning for the property and unincorporated Maricopa
County in accordance with the goals and policies in its comprehensive plan and
applicable area plan and land use plans. The status reports to be administratively
reviewed by Planning and Development with the ability administratively to accept
or to carry the status report to the Board of Supervisors (Board), upon
recommendation by the Planning and Zoning Commission (Commission) for
consideration of amendments or revocation of zoning for undeveloped parcels.
Status reports will be required until completion of all final plats and/or plans of
development.
d. The following R-5 RUPD for the Single Family Traditional shall apply:
1. Height: 30’/2 stories for detached single family residential
2. Rear Yard: 12’ for attached single family residential townhome
3. Lot Area: 5,000 sq. ft.
4. Lot Width: 45’ for detached single family residential and 30’ for attached
single family residential townhome
5. Lot Area Per Dwelling Unit: 5,000 sq. ft. for detached single family
residential and 3,000 sq. ft. for attached single family residential
townhome
6. Rear yard setback: 15’ for detached single family residential
e. The following R-5 RUPD standards for the Neo-Traditional shall apply:
1. Front Yard: 5’
2. Side Yard: 5’ or 2’ for side loaded garage
3. Street side Yard: 5’
4. Rear Yard: 5’
5. Lot area: 2,500 sq. ft.
6. Lot Width: 45’ for detached single family residential and 30’ for attached
single family residential townhome
7. Lot Area Per Dwelling Unit: 2,500 sq. ft.
8. Lot Coverage: 55% for detached single family residential and 60% for
attached single family residential townhome
f. The Multiple Family to include apartments and condominiums shall meet the base
R-5 zoning district standards, no variations to the standards with these products.
g. Not less than 34 acres shall be developed as recreational open space to include
playgrounds, tot lots, mini-parks and amenities. At the time of each preliminary
plat submission, the developer shall include a description of the status, cumulative
acreage and proposed amenities as identified with this condition.
March 8, 2017
Z2016102
Page 2 of 5

h. All transformers, back-flow prevention devices, utility boxes and all other utility
related ground mounted equipment shall be painted to complement the
development and shall be screened with landscape material where possible.
i. The following Maricopa County Department of Transportation (MCDOT)
conditions shall apply:
1. The owner shall provide a total half-width of right-of-way for the following
roadway:
El Mirage Road 65 feet
All such dedications shall be in fee and free of al liens and encumbrances.
Prior to acceptance of such dedication, the applicant shall provide the
County an owner’s title insurance policy issued to the County, the MCDOT
environmental checklist and any and all other requirements as set forth in
the “MCDOT Right-of-Way Dedications Reference Guide”. Until Maricopa
County has accepted said dedication, all responsibilities, including but not
limited to maintenance and repair for the property to be dedicated shall
be that of the applicant.
2. Construct ultimate half-width improvements on El Mirage Road. Roadway
must meet County Standards in effect at the time they are constructed.
3. Construct ultimate half-width improvements and right-of-way on Glendale
Ave. per the City of Glendale requirements.
4. Roadway 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 current
MCDOT Design Standards.
j. All interior streets within the proposed development are to be constructed to
minimum County standards.
k. Prior to issuance of any permits for development of the site, the applicant/property
owner shall obtain the necessary encroachment permits from the Maricopa
County Department of Transportation (MCDOT) for landscaping or other
improvements in the right-of-way.
l. Prior to any Final Plat approval, the applicant shall submit to the Maricopa County
Planning and Development Department a “will serve” letter and verification of
approval of a Maricopa Association of Governments (MAG 208) amendment from
Liberty Utilities which demonstrates a willingness and capability to serve Marbella
Ranch.
m. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
n. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
March 8, 2017
Z2016102
Page 3 of 5

o. An archeological survey shall be submitted to and approved by the Arizona State
Historic Preservation Office prior to issuance of a grading permit. The applicant
must contact the State office prior to initiating disturbance of the site. The
applicant shall provide the Planning and Development Department with written
proof of compliance with this stipulation.
p. The Final Plat shall have a note that the property is within an area of known land
subsidence and/or earth fissuring. No development including paved roadways or
residential lots within 100’ of the mapped confirmed fissure, drainage and storm
runoff should not be concreted or directed towards the fissure or offsite area.
Further, notice that the property is in area of known land subsidence and/or earth
fissuring and a definition of both land subsidence and earth fissures shall be
prominently displayed in the sales office, in the covenants, conditions and
restrictions (CC&Rs), and in any disclosure statements for conveyance documents.
However, if said report concludes negative impact regarding land subsidence
and/or earth fissuring the required notification can include such results.
q. Prior zoning clearance or Final Plat approval, developer(s) and/or builder(s) shall
establish emergency fire protection services, covering all real property contained
within the project area during course of construction and shall obtain a ‘will serve’
letter substantiating coverage from the appropriate Fire District, servicing the site.
r. The following Maricopa County Sherriff’s Office (MCSO) conditions shall apply:
1. Prior to any final plat, the master developer shall enter into a development
agreement with the Maricopa County Sherriff’s Office (MCSO) to provide
law enforcement services to Marbella Ranch and surrounding areas.
2. This development agreement shall include, but not necessarily be limited
to, the master developer’s requirement to pay their proportionate share for
start-up costs (vehicle purchase and patrol equipment, e.g. radios, tasers,
and vehicle laptops); and interim fees for law enforcement services
associated with the property unless it is annexed into an incorporated
municipality or until full law enforcement service contract is otherwise
implemented. The development agreement may also include, but not
necessarily be limited to the master developer’s requirement to donate to
the County, for use by the MCSO, their proportionate share of separate
office space complete with tenant improvements or land (the size to be
determined in the development agreement), or payment of fees when a
permit is issued.
3. This development agreement shall include the terms listed in this stipulation
unless otherwise mutually agreed to by MCSO and the master developer;
furthermore, the development agreement shall be signed by both the
master developer and the MCSO and provided to the Maricopa County
Planning and Development Department for public record.
s. The following Drainage Review conditions shall apply:
1. Drainage review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle
March 8, 2017
Z2016102
Page 4 of 5

applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and the Maricopa County
Drainage Policies and Standards.
2. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards and best practices at the time of
application for construction.
t. Variations to the development standards as indicated in the approved Unit Plan
of Development (UPD) table may be varied by the Board of Adjustment in
accordance with Article 303.2.2 of the Maricopa County Zoning Ordinance
(MCZO).
u. All habitable buildings constructed within this subdivision shall be constructed to
attain a noise reduction level as per ARS § 28-8482(B).
v. Amendments to the site plan and narrative report shall be processed as a revised
application in accordance with Maricopa County Zoning Ordinance Article 304.9.
w. Noncompliance with the conditions of approval will be treated as a violation in
accordance with the Maricopa County Zoning Ordinance. Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3 (Conditional
Zoning).
x. Non-compliance with the regulations administered by the Maricopa County
Environmental Services Department, Maricopa County Department of
Transportation, Drainage Review Division, Planning and Development
Department, or the Flood Control District of Maricopa County may be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
y. 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.
Presented by: Farhad Tavassoli, AICP, CFM, Planner
Reviewed by: Darren Gerard, AICP, Deputy Director
Attachment: 2/2/17 P&Z Packet (13 pages)
Note: 2/2/17 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
March 8, 2017
Z2016102
Page 5 of 5

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2016102 – Marbella Ranch
Meeting Date: February 2, 2017
Agenda Item: 3
Supervisor District: 4
Applicant & Owner: Marbella Ranch Limited Partnership
Request: Modification of Condition to the R-5 RUPD zoning district for Marbella
Ranch
Site Location: Generally located west of El Mirage Road, about ½ mile south of
Northern Avenue in the Glendale area
Site Size: 252 acres
Density: 5.0 d.u./ac.
County Island: Yes (City of Glendale)
County Plan: White Tank/Grand Avenue Area Plan, as amended by Marbella
Ranch CPA (CPA2014002) – Medium Density Residential (5 - 15
d.u./ac.)
Municipal Plan: City of Glendale – Planned Commercial, Business Park, and Light
Industrial
Municipal Comments: None received
Support/Opposition: No known support or opposition
Recommendation: Approve with conditions
Agenda Item: 3 - Z2016102
Page 1 of 11

Project Summary:
1. On October 5, 2016, the Maricopa County Board of Supervisors (BOS) approved case
Z2016054, a modification to condition “d” of Z2014011, which rezoned 252 acres from
Rural-43 to R-5 with an RUPD (Residential Unit Plan of Development) overlay for Marbella
Ranch. This modification allowed a reduction in the rear yard setback from 25 feet to 20
feet for detached single family residences. The following is condition ‘d’ of Z2016054 as it
currently exists:
d. The following R-5 RUPD standards for the Single Family Traditional shall apply:
1. Height: 30’/2 stories for detached single family residential
2. Rear Yard: 12’ for attached single family residential townhome
3. Lot Area: 5,000 sq. ft.
4. Lot Width: 45’ for detached single family residential and 30’ for attached
single family residential townhome
5. Lot Area Per Dwelling Unit: 5,000 sq. ft. for detached single family
residential and 3,000 sq. ft. for attached single family residential
townhome
6. Rear yard setback: 20’ for detached single family residential
2. On December 20, 2016, the applicant submitted request for another modification that
would further reduce the minimum rear yard setback from 20 feet to 15’. Shown below is
the proposed R-5 RUPD standards, with the proposed modification shown in bold:
Single Family Residential Traditional (Detached SFR or Attached SFR Townhome)
Regulation Existing Zoning District Proposed Modifications to Regulations
Regulations (R-5 RUPD) (R-5 RUPD)
30’/2 stories – Detached SFR 30’/2 stories – Detached SFR
Height 40’/3 stories – Attached SFR 40’/3 stories – Attached SFR Townhome
Townhome
Front Yard 20’ 20’
Side Yard 5’ 5’
Street-side Yard 10’ 10’
20’- Detached SFR 15’- Detached SFR
Rear Yard 12’ – Attached SFR 12’ – Attached SFR Townhome
Townhome
Lot Area 5,000 sq. ft. 5,000 sq. ft.
45’ – Detached SFR 45’ – Detached SFR
Lot Width 30’ – Attached SFR 30’ – Attached SFR Townhome
Townhome
5,000 sq. ft. – Detached SFR 5,000 sq. ft. – Detached SFR
Lot Area per Dwelling Unit 3,000 sq. ft. – Attached SFR 3,000 sq. ft. – Attached SFR Townhome
Townhome
Lot Coverage 50% 50%
Parking Spaces 2 2
3. Justification for this request is due to interest from a homebuilder to develop this site. The
request for the reduced rear yard setback to 15 feet would allow a single-family
detached product in the R-5 zoning category that would reflect current products today.
Potential home builders may prefer a smaller rear setback for certain situations to adjust
to smaller home products or to adapt the lots to potential curvilinear roads because of
open space and trails throughout the site.
Agenda Item: 3 - Z2016102
Page 2 of 11

Existing On-Site and Adjacent Zoning / Land Use:
4. On-site: R-5 RUPD/vacant natural desert
North: CP (Commerce Park) and EI (Employment/Industry) by City of
Glendale / El Mirage/Northern Ave.; then agricultural; storage and
warehousing
South: Rural-43, C-3 PD, C-2/mobile home park; auto repair; church; vacant
land
East: Rural-43, C-3 / vacant; RV storage; sand and gravel
West: R-5 RUPD/Vacant
Zoning Map
Z2016102
Agenda Item: 3 - Z2016102
Page 3 of 11

Aerial Photo
Z2016102
Utilities and Services:
5. Water: Liberty Utilities
Wastewater: Liberty Utilities
School District: Dysart Unified
Fire: Rural Metro Fire Department
Police: MCSO
Adopted Plans:
6. White Tank/Grand Avenue Area Plan: Designated for Medium Density Residential (5-15
d.u./ac.) as amended by the Marbella Ranch CPA (CPA2014002).
7. City of Glendale General Plan: Designated for Planned Commercial, Business Park, and
Light Industrial.
Agenda Item: 3 - Z2016102
Page 4 of 11

Public Participation Summary:
8. The applicant posted the property and notified all property owners within 300 ft. of the
subject site in accordance with the Maricopa County’s Citizen Review Process. As of the
writing of this report, staff has not received any letters, emails, or phone calls expressing
support or opposition to the modification of condition request.
Outstanding Concerns from Reviewing Agencies:
9. N/A
Staff Analysis:
10. Staff supports modifying the specified development standard for Marbella Ranch. The
modifications will allow the homebuilder to provide additional floor plans without
impacting residential density or technical considerations such as drainage and
circulation. Condition ‘b’ must also be amended to reflect the modification to the
development standard stipulated in condition ‘d’.
Existing language – Z2016102
b. Development of the site shall be in conformance with the Narrative Report entitled
“Project Narrative Rezone Marbella Ranch Updated Narrative for Z2014011”,
consisting of 10 pages, dated revised July 22, 2016, and stamped received July 22,
2016, except as modified by the following conditions.
d. The following R-5 RUPD standards for the Single Family Traditional shall apply:
1. Height: 30’/2 stories for detached single family residential
2. Rear Yard: 12’ for attached single family residential townhome
3. Lot Area: 5,000 sq. ft.
4. Lot Width: 45’ for detached single family residential and 30’ for attached
single family residential townhome
5. Lot Area Per Dwelling Unit: 5,000 sq. ft. for detached single family
residential and 3,000 sq. ft. for attached single family residential
townhome
6. Rear yard setback: 20’ for detached single family residential
Proposed language – Z2016102
b. Development of the site shall be in conformance with the Narrative Report entitled
“Project Narrative Rezone Marbella Ranch Updated Narrative for Z2014011 and
Z2016054”, consisting of 10 pages, dated December 20, 2016, and stamped
received December 20, 2016 except as modified by the following conditions.
d. The following R-5 RUPD for the Single Family Traditional shall apply:
1. Height: 30’/2 stories for detached single family residential
2. Rear Yard: 12’ for attached single family residential townhome
3. Lot Area: 5,000 sq. ft.
Agenda Item: 3 - Z2016102
Page 5 of 11

4. Lot Width: 45’ for detached single family residential and 30’ for attached
single family residential townhome
5. Lot Area Per Dwelling Unit: 5,000 sq. ft. for detached single family
residential and 3,000 sq. ft. for attached single family residential
townhome
6. Rear yard setback: 15’ for detached single family residential
11. Staff also proposes a modification to condition ‘c’ to clarify the conditional zoning
timeframe, as a the applicant must receive initial final plat approval within five years of
the approval date for case Z2014011, which rezoned the property from Rural-43 to R-5
RUPD.
Existing Language - Z2016054:
c. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS §11-814. The applicant shall: submit a written report every five years
from the date of Board of Supervisors approval of Z2014011 which details the status
of this project, including progress on obtaining necessary entitlements, licenses,
and permits; compliance with the conditions of approval; compliance with the
approved narrative report; compliance with the approved land use plan; and
justification as to how the approved zoning still represents appropriate land use
planning for the property and unincorporated Maricopa County in accordance
with the goals and policies in its comprehensive plan and applicable area plan
and land use plans. The status reports to be administratively reviewed by Planning
and Development with the ability administratively to accept or to carry the status
report to the Board of Supervisors (Board), upon recommendation by the Planning
and Zoning Commission (Commission) for consideration of amendments or
revocation of zoning for undeveloped parcels. Status reports will be required until
completion of all final plats and/or plans of development.
Proposed language – Z2016102
c. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS §11-814. The term of this conditional zoning is approval of a final
plat or plan of development, as applicable, for the initial phase of development
within five years of Board of Supervisors approval of Z2014011, and then an
additional five years to obtain final plat or plan of development approval as
applicable for each successive phase of development.
While not a term of the conditional zoning, the applicant shall submit The applicant
shall: submit a written report every five years from the date of Board of Supervisors
approval of Z2014011 which details the status of this project, including progress on
obtaining necessary entitlements, licenses, and permits; compliance with the
conditions of approval; compliance with the approved narrative report;
compliance with the approved land use plan; and justification as to how the
approved zoning still represents appropriate land use planning for the property
and unincorporated Maricopa County in accordance with the goals and policies
in its comprehensive plan and applicable area plan and land use plans. The status
reports to be administratively reviewed by Planning and Development with the
ability administratively to accept or to carry the status report to the Board of
Agenda Item: 3 - Z2016102
Page 6 of 11

Supervisors (Board), upon recommendation by the Planning and Zoning
Commission (Commission) for consideration of amendments or revocation of
zoning for undeveloped parcels. Status reports will be required until completion of
all final plats and/or plans of development.
Recommendation:
12. Staff recommends the Commission motion to modify conditions ‘b’, ‘c’, and ‘d’ of
Z2016054 with case Z2016102 with conditions ‘a’ – ‘y’.
Provided the following conditions are met:
a. Development of the site shall comply with the Zoning Exhibit entitled “Marbella
Ranch Site Plan”, consisting of 2 full-size sheets, dated revised April 10, 2014, and
stamped received April 11, 2014, except as modified by the following conditions.
b. Development of the site shall be in conformance with the Narrative Report entitled
“Project Narrative Rezone Marbella Ranch Updated Narrative for Z2014011 and
Z2016054”, consisting of 10 pages, dated December 20, 2016, and stamped
received December 20, 2016 except as modified by the following conditions.
c. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS §11-814. The term of this conditional zoning is approval of a final
plat or plan of development, as applicable, for the initial phase of development
within five years of Board of Supervisors approval of Z2014011, and then an
additional five years to obtain final plat or plan of development approval as
applicable for each successive phase of development.
While not a term of the conditional zoning, the applicant shall submit a written
report every five years from the date of Board of Supervisors approval of Z2014011
which details the status of this project, including progress on obtaining necessary
entitlements, licenses, and permits; compliance with the conditions of approval;
compliance with the approved narrative report; compliance with the approved
land use plan; and justification as to how the approved zoning still represents
appropriate land use planning for the property and unincorporated Maricopa
County in accordance with the goals and policies in its comprehensive plan and
applicable area plan and land use plans. The status reports to be administratively
reviewed by Planning and Development with the ability administratively to accept
or to carry the status report to the Board of Supervisors (Board), upon
recommendation by the Planning and Zoning Commission (Commission) for
consideration of amendments or revocation of zoning for undeveloped parcels.
Status reports will be required until completion of all final plats and/or plans of
development.
d. The following R-5 RUPD for the Single Family Traditional shall apply:
1. Height: 30’/2 stories for detached single family residential
2. Rear Yard: 12’ for attached single family residential townhome
3. Lot Area: 5,000 sq. ft.
Agenda Item: 3 - Z2016102
Page 7 of 11

4. Lot Width: 45’ for detached single family residential and 30’ for attached
single family residential townhome
5. Lot Area Per Dwelling Unit: 5,000 sq. ft. for detached single family
residential and 3,000 sq. ft. for attached single family residential
townhome
6. Rear yard setback: 15’ for detached single family residential
e. The following R-5 RUPD standards for the Neo-Traditional shall apply:
1. Front Yard: 5’
2. Side Yard: 5’ or 2’ for side loaded garage
3. Street side Yard: 5’
4. Rear Yard: 5’
5. Lot area: 2,500 sq. ft.
6. Lot Width: 45’ for detached single family residential and 30’ for attached
single family residential townhome
7. Lot Area Per Dwelling Unit: 2,500 sq. ft.
8. Lot Coverage: 55% for detached single family residential and 60% for
attached single family residential townhome
f. The Multiple Family to include apartments and condominiums shall meet the base
R-5 zoning district standards, no variations to the standards with these products.
g. Not less than 34 acres shall be developed as recreational open space to include
playgrounds, tot lots, mini-parks and amenities. At the time of each preliminary
plat submission, the developer shall include a description of the status, cumulative
acreage and proposed amenities as identified with this condition.
h. All transformers, back-flow prevention devices, utility boxes and all other utility
related ground mounted equipment shall be painted to complement the
development and shall be screened with landscape material where possible.
i. The following Maricopa County Department of Transportation (MCDOT)
conditions shall apply:
1. The owner shall provide a total half-width of right-of-way for the following
roadway:
El Mirage Road 65 feet
All such dedications shall be in fee and free of al liens and encumbrances.
Prior to acceptance of such dedication, the applicant shall provide the
County an owner’s title insurance policy issued to the County, the MCDOT
environmental checklist and any and all other requirements as set forth in
the “MCDOT Right-of-Way Dedications Reference Guide”. Until Maricopa
County has accepted said dedication, all responsibilities, including but not
limited to maintenance and repair for the property to be dedicated shall
be that of the applicant.
Agenda Item: 3 - Z2016102
Page 8 of 11

2. Construct ultimate half-width improvements on El Mirage Road. Roadway
must meet County Standards in effect at the time they are constructed.
3. Construct ultimate half-width improvements and right-of-way on Glendale
Ave. per the City of Glendale requirements.
4. Roadway 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 current
MCDOT Design Standards.
j. All interior streets within the proposed development are to be constructed to
minimum County standards.
k. Prior to issuance of any permits for development of the site, the applicant/property
owner shall obtain the necessary encroachment permits from the Maricopa
County Department of Transportation (MCDOT) for landscaping or other
improvements in the right-of-way.
l. Prior to any Final Plat approval, the applicant shall submit to the Maricopa County
Planning and Development Department a “will serve” letter and verification of
approval of a Maricopa Association of Governments (MAG 208) amendment from
Liberty Utilities which demonstrates a willingness and capability to serve Marbella
Ranch.
m. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
n. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
o. An archeological survey shall be submitted to and approved by the Arizona State
Historic Preservation Office prior to issuance of a grading permit. The applicant
must contact the State office prior to initiating disturbance of the site. The
applicant shall provide the Planning and Development Department with written
proof of compliance with this stipulation.
p. The Final Plat shall have a note that the property is within an area of known land
subsidence and/or earth fissuring. No development including paved roadways or
residential lots within 100’ of the mapped confirmed fissure, drainage and storm
runoff should not be concreted or directed towards the fissure or offsite area.
Further, notice that the property is in area of known land subsidence and/or earth
fissuring and a definition of both land subsidence and earth fissures shall be
prominently displayed in the sales office, in the covenants, conditions and
restrictions (CC&Rs), and in any disclosure statements for conveyance documents.
However, if said report concludes negative impact regarding land subsidence
and/or earth fissuring the required notification can include such results.
q. Prior zoning clearance or Final Plat approval, developer(s) and/or builder(s) shall
establish emergency fire protection services, covering all real property contained
Agenda Item: 3 - Z2016102
Page 9 of 11

within the project area during course of construction and shall obtain a ‘will serve’
letter substantiating coverage from the appropriate Fire District, servicing the site.
r. The following Maricopa County Sherriff’s Office (MCSO) conditions shall apply:
1. Prior to any final plat, the master developer shall enter into a development
agreement with the Maricopa County Sherriff’s Office (MCSO) to provide
law enforcement services to Marbella Ranch and surrounding areas.
2. This development agreement shall include, but not necessarily be limited
to, the master developer’s requirement to pay their proportionate share for
start-up costs (vehicle purchase and patrol equipment, e.g. radios, tasers,
and vehicle laptops); and interim fees for law enforcement services
associated with the property unless it is annexed into an incorporated
municipality or until full law enforcement service contract is otherwise
implemented. The development agreement may also include, but not
necessarily be limited to the master developer’s requirement to donate to
the County, for use by the MCSO, their proportionate share of separate
office space complete with tenant improvements or land (the size to be
determined in the development agreement), or payment of fees when a
permit is issued.
3. This development agreement shall include the terms listed in this stipulation
unless otherwise mutually agreed to by MCSO and the master developer;
furthermore, the development agreement shall be signed by both the
master developer and the MCSO and provided to the Maricopa County
Planning and Development Department for public record.
s. The following Drainage Review conditions shall apply:
1. Drainage 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 the Maricopa County
Drainage Policies and Standards.
2. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance and current
engineering policies, standards and best practices at the time of
application for construction.
t. Variations to the development standards as indicated in the approved Unit Plan
of Development (UPD) table may be varied by the Board of Adjustment in
accordance with Article 303.2.2 of the Maricopa County Zoning Ordinance
(MCZO).
u. All habitable buildings constructed within this subdivision shall be constructed to
attain a noise reduction level as per ARS § 28-8482(B).
Agenda Item: 3 - Z2016102
Page 10 of 11

v. Amendments to the site plan and narrative report shall be processed as a revised
application in accordance with Maricopa County Zoning Ordinance Article 304.9.
w. Noncompliance with the conditions of approval will be treated as a violation in
accordance with the Maricopa County Zoning Ordinance. Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3 (Conditional
Zoning).
x. Non-compliance with the regulations administered by the Maricopa County
Environmental Services Department, Maricopa County Department of
Transportation, Drainage Review Division, Planning and Development
Department, or the Flood Control District of Maricopa County may be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
y. 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.
Presented by: Farhad Tavassoli, AICP, CFM, Planner
Reviewed by: Matthew Holm, AICP, Planning Supervisor
Attachments: Case Map (1 page)
Vicinity Map (1 page)
Narrative Report (10 pages)
MCDOT comments (1 page)
MCESD comments (1 page)
Agenda Item: 3 - Z2016102
Page 11 of 11

PROJECT NARRATIVE REZONE MARBELLA RANCH
Updated Narrative for Z2014011 and Z2016054
Southwest Corner of Northern Avenue and El Mirage Road
Maricopa County
Modification of Condition Submittal — December 20, 2016
Modification of Condition Submittal —July 22, 2016
Initial Approval on June 11, 2014
7".1"

Project Narrative
Marbella Ranch
Purpose of Request
The request is to rezone parcels located at the southwest corner of Northern Avenue and El Mirage Road
including Ma ricopa County ("County") Assessor's parcel numbers 501-53-006A, 501-53-007A, 501-53-008B, 501-
53-009B, 501-53-014A, 501-53-016A, portions of 501-53-010C, 501-53-013 and 501-53-015 ("Property"). The
Property is currently zoned Rural-43. The Luke Air Force Base Air Installation Compatible Use Zone ( llAICUZ")
runs along the northwest portion of the Property. The requested rezoning is for a Multiple-Family Residential
(R-5) Residential Unit Plan of Development ("RUPD") zoning district on the Property outside of the AICUZ fines
for single family detached and attached residential subdivisions with a variety of lot widths, as well as multi-
family residential. Portions of parcels 501-53-015, 501-53-013A, and 501-53-010C are within the AICUZ lines,
but are not part of this rezoning request. These parcels are zoned Rural-43 Military Airport and Ancillary
Military Facility Overlay Zoning District.
A concurrent Comprehensive Plan Amendment ("CPA") is amending portions of the White Tank Grand Avenue
Area Plan from Mixed-Use Employment to the Medium Density Residential (5 — 15 d.u./ac) land use category
throughout the Property.
The rezoning will increase the density and maximum number of units on the Property. The proposed density for
the entire 251.92 acres is 5.0 dwelling units to the acre. The maximum number of dwelling units on the Property
will not exceed 1,260.
Description of Proposal
Background/111story
The Property is a part of a larger set of parcels under the ownership of the EL Paso Natural Gas Company ("El
Paso Gas"). The Property is currently vacant, but was intended to be used in part by El Paso Gas for natural gas
storage. This use is allowed under the current zoning, but is not a land use that is compatible with the
operations of Luke Air Force Base ("Luke"). The Property falls within close proximity of the decibel noise level
lines ("DNL") on the County's land use plan and zoning maps. These DNL lines are located in this area as the
planes taking off and landing at Luke fly near the Property. The proposal by El Paso Gas to utilize large areas of
the Property to store natural gas underground creates a potential conflict with flight operations at Luke.
Although airplane crashes are infrequent, potential storage of a highly combustible land use within this flight
path is not prudent. The applicant is seeking to purchase all of the Property owned by El Paso Gas in order to
remove the potential for the gas storage use. By purchasing all of the parcels owned by El Paso Gas, the
applicant is seeking to remove a potential underground gas storage use on the parcels within the DNL lines on
the northwest parcels. In doing so, we are seeking to redesignate the portion of the Property outside of the 65
DNL lines to a medium density residential use. Enclosed in this application is a Luke Air Force Base Letter, dated
February 5, 2014.

Proposed Rezoning
The request to rezone the Property to the R-5 RUPD zoning district will enable the property owner to market the
community to a mix of home builders. The existing density (approximately one unit to the acre) does not
provide the correct balance of lot sizes and residential housing options for the area, and is much less intense
than the existing land use designation of Mixed Use Employment. The rezoning request offers an opportunity
for future residents to live in either detached, attached single-family or condominium style homes. Three
separate development options are listed in this narrative.
The request for the R-5 RUPD zoning district will allow flexibility with the use of the R-5 district for a traditional
single-family attached and detached product, various types of neo-traditional single-family homes (includes auto
court, cluster, alley loaded) and multi-family development. It is important to note that the rezoning
development options are designed to also allow for the development of standard single-family detached homes
in the R-S category that include a variety of lot sizes. The development options also allow for various types of
housing products that could support cluster and alley access garages and smaller front setbacks to promote the
streetscape a more pedestrian/community environment.
The requested R-5 zoning district will allow for an appropriate density in an area where the adjacent land uses
are not necessarily compatible with single family detached, large lot residential development. By providing the
amended development standards with the RUPD, the proposed residential development can provide a mixture
of housing options not currently served in this area. Though the R-5 zoning district could allow for a larger
number of residential units, this request is to only provide a maximum of 1,260 residential units on the 251.92
acres for a maximum overall density of 5.0 dwelling units to the acre.
Proposed Amended Development Standards
The requested zoning district is split into three separate categories; Traditional Single-Family, Neo-traditional
Single-Family and Multi-Family. They are as follows:
Single-family
R-5 RUPD Zoning District Standards —Single Family Traditional
(Detached SFR or Attached Townhome)
Regulation Base Zoning District Proposed Zoning District
Regulations (R-5) Regulations (R-5 RUPD)
40' / 3 stories 30' / 2 stories —Detached SFR
40' / 3 stories —Attached SFR
Townhome
Front yard 20' 20'
Side yard 5'
2

Street-side yard 10' 10'
Rear yard 25' 15' — Detached SFR
12' —Attached SFR Townhome
Lot area 6,000 sq. ft. 5,000 sq. ft.
Lot width 60' 45' — Detached SFR
30' —Attached SFR Townhome
Lot area per dwelling unit 1,000 5,000— Detached SFR
3,000 — Attached SFR
Townhorne
Lot coverage 50% 50%
Parking spaces 2 2
The proposed modification to the R-5 RUPD creates the ability to plat the R-5 zoning district into single-family
lots. The R-5 parcels will be marketed for either an attached single-family residential townhome product or a
detached single family subdivision with individual lots. The above amended development standards allow for a
minimum 5,000 square foot lot for detached single-family, similar to R1-6 development standards, which also
allows typical single-family detached products. The minimum width lot for detached single-family is modified to
45'. Potential home builders may prefer a lower lot width for certain situations to adjust to smaller home
product or to adapt the lots to potential curvilinear roads. The attached single-family townhorrie product would
be allowed on a 3,000 square foot lot with a lot width of 30' to provide a more dense/urban product. The
building height for a detached single family residential is 30' and 40' for an attached townhome type product.
This flexibility ensures similar development standards to R1-6 zoning and ensures that if this development
option is used that the density and maximum number of dwelling units will be lower than expected for
traditional R-5 development. The rear yard setback has been modified from 25' to 12' for the attached single-
family residential townhome to allow for the more dense products situated on the smaller 3,000 square foot lot.
Neo Traditional Single-family
The following requested residential amended development standards are to allow for flexibility within R-5 RUPD
to establish the following types of housing products: Detached or attached single-family residential with an
auto court, cluster or alley loaded design. The requested amended development standards deal with minor
changes to lot widths, area and setbacks in order to incorporate these types of products. This allows the
development to create a range of housing opportunities and choices. The shorter setbacks allow units to be
placed closer to the street to better define the public realm and promote a more comfortable streetscape and
environment.
• Cluster development preserves open space by locating housing at higher density on portions of the site.
• Auto court products (example shown below) allow units to share driveways and common areas.
• Alley loaded design takes the garage away from the front and allows the focus from the street to be on
the house, as well as promotes activation of pedestrian paths and open space along the frontage.
The amendments are minor in nature and they include the following:
3

• Smaller lot sizes that permit the development of single-family detached homes in the R-5 RUPD
classification that include auto court, cluster, and alley loaded products. These types of products allow
for a more urban and attractive frontage along streets or courtyards that promotes entry from the
sidewalk and hides vehicular access. Lot coverage has also been increased since the products are
typically on smaller lots to provide for the more dense/urban feel.
• Setbacks that give ability to develop single-family homes, attached and detached, conducive to a more
walkable, traditional neighborhood within the R-5 RUPD classification. This also gives flexibility to the
orientation of the site and how the front, rear and side will be determined. The front setback has been
modified to 5'because of this.
• Smaller side and rear set backs to allow side and rear garage access within the R-5 RUPD classification.
This allows automobile access through the side and rear while promoting porches and entryways along
pedestrian access points along streets or courtyards. These standards are consistent with auto court
products.
Neo Traditional Product Type Example:
R- UPDZö — Neo-Traditional
(Detached SFR or Attached Townhome)
Regulation Base Zoning District Proposed Zoning District Regulation (R-5
Regulation (R-5) RUPD)
Height 40' / 3 stories 40' / 3 stories
Front yard 20' 5'
Side yard 5' 5' or 2' for side-turn garage
4

Street-side yard 10' 5'
Rear yard 25' 5'
Lot area 6,000 sq. ft. 2,500 sq. ft.
Lot width 60' 45' — Detached SFR
30' — Attached SFR
Lot area per dwelling unit 1,000 2,500
Lot coverage 50% 55% - Detached SFR
60% - Attached SFR Townhome
Parking spaces 2 2
The following requested amended standards will enable homebuilders to plat and design homes with current R-
5 design standards for condominiums or apartments. This table does not allow for a detached or single-family
residential or attached single-family residential townhome as identified in the previous tables.
R-5 RUPD Zoning District Standards — Multi-family
(Apartments or Condominiums)
Regulation Base Zoning District Regulation Proposed Zoning District
(R-5) Regulations (R-5 RU PD)
Height 40' / 3 stories 40' / 3 stories
Front yard 20' 20'
Side yard 5' 5'
Street-side yard 10' 10'
Rear yard 25' 25'
Lot area 6,000 sq. ft. 6,000 sq. ft.
Lot width 60' 60'
Lot area per dwelling unit 1,000 1,000
Lot coverage 50% 50%
Parking spaces 2 2
Relationship to Surrounding Properties
The Property is bounded by Northern Avenue to the north, El Mirage Road to the east, Glendale Avenue to the
south and an irregular boundary to the west approximately around the 130 th Avenue alignment. The western
boundary is adjacent to a large vacant parcel and a salt production facility. The northern boundary is adjacent to
parcels consisting of agriculture, storage, and warehousing. The majority of the eastern boundary is adjacent to
vacant land with the exception of a sand and gravel facility. The southern boundary is adjacent to parcels with
5

various outdoor storage and manufacturing buildings. A small mobile home community is just to the southwest,
across Glendale Avenue.
There are only a handful of existing single family homes in the area of the Property. The closest existing single-
family home is over % mile from the Property's southern boundary. There are no existing single family homes
adjacent to Northern Avenue along the northern boundary. The closest single-family house to the north is over
2 miles. The properties west of the salt mining site are housing for Luke Air Force Base and are over "%z mile
away. There are no developed single family homes directly adjacent to the Property's western boundary, El
Mirage Road. The closest single family home to the west is approximately 1 1/2 miles.
Luke is approximately 1.8 miles southwest of the Property. According to the Luke, the proposed 5.0 units to the
acre will not meet the standards set forth in the Graduated Density Concept ("GDC"). The GDC encourages
development that gradually increases residential density outside of legislated "high noise" and "accident
potential zone" areas. The closer the parcels are to Luke, the GDC recommends a lessor density for residential
development. The further the parcels are from Luke, the GDC allows for greater residential density. The
proposal is outside the 65 LDN line and the proposed residential densities do not conflict with the operations of
Luke. Luke has responded to our density request of 5.0 dwelling units to the acre with a written approval. This
determination also includes the fact that the GDC will not be adhered to on this property. The developer will
explore all options to meet sound attenuation for residential construction near the LDN including materials and
orientation.
The Property is also within the City of Glendale's planning area. The 2025 General Plan Land Use Map has the
Property designated as Corporate Commerce Center and Business Park. The City of Glendale has stated that
they are in support of this proposal. We will seek written confirmation of their approval post our official
submittal to the County.
Location and Accessibility
The Property is located in the western portion of Maricopa County and is easily accessed via Glendale Avenue, El
Mirage and Northern Avenue. The Loop 101 is approximately 3 miles to the east and the Loop 303
approximately 3 miles to the west. The Property also has access to the 1-10 via Dysart Road, approximately 5
miles to the south. The easy access to the freeways allows connections to various municipalities and services in
Avondale, Buckeye, Glendale, Surprise and Phoenix.
Circulation System
All three adjacent streets are Principal Arterials designated in the Maricopa County Department of
Transportation (IIMCDOT") Classification. The vicinity of the site includes the existing signalized intersections of
El Mirage/Northern Avenue, El Mirage/Glendale Avenue and Dysart Road/Glendale Avenue as well as the
existing unsignalized "T" intersections of 125 th Avenue/Glendale Avenue and 127 th Avenue/Glendale Avenue. All
surrounding roads are currently without gutter, curb and sidewalk.
Glendale Avenue consists of a 4-lane paved road within a proposed 130-foot right-of-way along the south
property line. In the vicinity of this site, Glendale Avenue is under the jurisdiction of the City of Glendale.
6

El Mirage Road on the Property's eastern boundary is a half paved two-lane roadway within a proposed 130-foot
right-of-way under the jurisdiction of Maricopa County.
Northern Avenue is also half improved with a two-lane roadway and is within the future extension of the
Northern Parkway and expanded right-of-way, which is planned to become an access controlled, six lane
parkway. Adjacent to this site there will be one way eastbound and west bound frontage roads along the new
parkway. It is therefore anticipated that the one proposed access point to the northern portion of the Property
will be restricted to right in, right out only onto the eastbound Northern Parkway Frontage Road. We intend to
work with MCDOT on the necessary right-of-way for Northern Parkway construction.
Access to the project site is anticipated via ten new intersections. It is proposed that there will be three access
points from Glendale Avenue, six new access points on El Mirage Road and one new access onto Northern
Avenue. The one participated access point to the northern portion of the site will be restricted to right in, right
out only onto the eastbound Northern Parkway frontage road.
Based on the submitted traffic impact report, new stop signs are recommended for the existing movements at
all of the proposed project access intersections. Based on the results of the traffic signal warrant analysis and
capacity analysis, a new traffic signal is recommended at the intersection of 125 th Avenue/Glendale Avenue.
Right turn lanes are recommended for three of the entrances along El Mirage. Additionally, a westbound right
turn lane into the Property is recommended at the intersection of Glendale Avenue and 125 th Avenue alignment.
All internal roadways will be public. The owner will be responsible for any improvements required by the County
Department of Transportation ("MCDOT") along the perimeter boundaries. The proposed increase in density
and number of units on the Property do not necessitate any changes to the roadway classifications. We look
forward to working with the MCDOT staff in determining the required dedications and exact access points to the
proposed residential development. Refer to the traffic impact report under separate cover to this narrative.
Development Schedule
Development will initially occur on the southern portion of the Property. Phasing will move north from Glendale
Road to Northern Avenue. As shown on the submitted site plan, Phase 1 will be considered the southern
portion of the Property, which is south of the Dysart Drain. The northern portion of the Property will be
considered Phase 2. Sub-phases of each development parcel will occur through the County's plating process.
Improvements will also be determined and made at that time. Best case is the subdivision would start closing
homes at a pace of 200 per year starting in 2017 for 6 years.
Community Facilities and Services
Community Facilities
There are approximately 34 acres (13.6%) of open space and trails proposed for the Property. Amenities will be
provided within the Property that will enhance the lifestyle opportunities for the residents. These amenities
should include play grounds, tot lots, parks, ramadas, and amenities that cater toward various demographics
and families. Trails are proposed along the main collectors throughout the development. The trail system links
7

the community to surrounding roadways, parks and open space within the community. There are no
improvements being considered across the Dysart Drain.
Additional open space is proposed along a number of the internal minor collectors creating a desert scenic
corridor through much of the Property. These corridors provide residents with a sense of nature upon arrival.
The combination of mini parks, trails and internal open space areas within the parcels will provide a unique
development with multiple open space features. The various types of housing will be encouraged to be
designed to provide maximum integration of the home sites into the open space. Specific locations of open
space will be determined during the County platting process. There are currently no regional or public owned
parks planned for the area.
The property is within the Dysart School Elementary and High School District. The district was notified through
the standard County requirement and did not respond to the request.
Landscaping and monument/wall signage will be explored by the developers. A consistent theme should be
used throughout the Property and will meet the County Zoning Ordinance Sign Regulations. The landscaping will
adhere to the Arizona Department of Water Resources drought tolerant plants.
Public Utilities and Services
Domestic Water System
The Property is immediately adjacent to the water service areas of two private water companies, Liberty Utilities
and Valley Utilities. A Will Serve letter will be submitted to the County for water and wastewater from Liberty
Utilities. An application will be made with the Arizona Corporation Commission to expand the selected
provider's Certificate of Convenience and Necessity to include the Property. Water service will be provided in
accordance with the rules and regulations of the Arizona Corporation Commission. Necessary water facilities
will be provided by either the developer or water provider as agreed to under the terms of a main extension
agreement approved by the Arizona Corporation Commission.
Sanitary Sewer System
The Property is located approximately 1/8-mile north of the sewer service area of Liberty Utilities within the City
of Glendale planning area. A Will Serve letter will be submitted to the County for water and wastewater from
Liberty Utilities. A MAG 208 plan amendment will be required to expand the Liberty sewer service area and
collection system to accommodate the Property. The City of Glendale is expected to sponsor the required 208
Plan Amendment. An application will be made with the Arizona Corporation Commission to expand Liberty's
Certificate of Convenience and Necessity to include the Property. Sewer service will be provided in accordance
with the rules and regulations of the Arizona Corporation Commission. Necessary sewer collection facilities will
be provided by either the developer or Liberty as agreed to under the terms of a main extension agreement
approved by the Arizona Corporation Commission.
8

Solid Waste
With private streets proposed for the entire community, a private solid waste contractor will provide garbage
removal for the future residents of the community.
Public Safety Services
The Property is located outside of any incorporated communities. Because of this, fire protection and
emergency medical services will need to be supplied on a contract basis. The Maricopa County Sheriff's
department will provide police protection to the Property and the nearest office/substation is located in
Avondale (6.54 miles away) and Surprise (7.73 miles away). The closest Rural Metro Fire Station is 4.69 miles
away. We will meet with the Sheriff's Office and Rural Metro Office to discuss potential agreements. Additional
discussions will take place with Rural Metro to coordinate fire accessibility with the proposed auto-court and
alley loaded products at the preliminary plat stage.
Drainage
A Preliminary Drainage Report is not required with this application.
Public Outreach and Response to Citizen Input
We will conduct a thorough public outreach effort for the requested rezoning and CPA. These efforts will
include letters to property owners within 300' of the Property. The process is specifically addressed in detail
within the separate Citizen Participation Plan document.
Conclusion
The requested rezoning includes a proposed R-5 RUPD to provide potential multi-family, attached residential
and single-family detached products and open space areas for the future residents of the community. The
proposed rezoning creates the appropriate mix of development standards to develop a successful community
that can cater to various demographics. The RUPD overlay provides for additional flexibility as this project
develops over time. The increase in density and maximum number of units do not impact any of the public or
private services needed for the community. Luke and the surrounding communities are in approval of the land
use designation change. The change and future residential development will allow the applicants to purchase
the Property and remove a potential hazard from the overall operations of Luke. The proposed rezoning request
will provide the necessary flexibility to adapt to current and future single family attached and detached
residential markets. The rezoning provides for increased lot sizes in the R-S zoning districts for when larger lots,
similar to R1-6 zoning, with the flexibility not affecting the density or maximum number of dwelling units
proposed for the Property. The overall goal is to reach a sustainable density threshold that allows for the
development of a first class residential community.
9

Maricopa County
Planning & Development Depattment
Engineering Plan Review
Date: December 30, 2016
Robert Fedorka, P.E.
Planning 501 North &Development 44th Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Ari.zona 55008 Development
Phone: (602) 506-7151
FaT: (602) 506-8762
www.maricopa.Rovidarming Attn: Farhad Tavassoli, Planner, Planning & Development Services
Email address:
Robeffeciorka(amail.maricopa.gov From: Robert Fedorka, RE., Drainage Engineering Supervisor, Planning &
Development Services
cc: Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject: Z2016102 —Modification of Conditions for Marbella Ranch
(El Memo)
Site Address: SWC of Northern Avenue and El Mirage Road
Engineering Plan Review (DPR, FCDMC and MCDOT) has no objections to the application
date stamped 12/20/2016. This application is to modify conditions from previous zoning
applications and does not include a Plan of Development.
Approval of this case should include the following stipulations:
1. Without the submittal of a precise plan of development, 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. 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(s).
3. Roadway designs that do not meet MCDOT roadway design standards (i.e. neo-traditional
developments, auto-courts, etc.) must be developed as private roads, maintained by an
HOA.
4. 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.
5. 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.

Maricopa County
Environmental Services Department
Water and Waste Management DATE; December 22, 2016
Division
Subdivision Infrastracture
Planning Program TO; Farhad Tavassoli, Planning & Development Dept.
1001 N. Central Avenue #150 Planner
Phoenix, Arizona 85004
Phone: (602) 506-0376
'1'DD Fax: (602) 602 506 506-5813 6704 FROM: Souren Naradikian, RE.
Senior Civil Engineer
SUBJECT: Marbella Ranch modification of conditions; Z2016102
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department for the above referenced project The project is a zoning modification of
conditions to change the density. According to submitted documents, Liberty
Utilities will provide potable water and sanitary sewage services. The parcel is not
located in the urbanized unincorporated area and is therefore, not regulated by the
Maricopa County Stormwater Quality Program.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela Automation on December 22, 2016 and will allow the project
to proceed at this time subject to the following stipulations:
Stipulations: None.
It should be noted that several other Maricopa County agencies must review and
recommend approval of this project. Final approval authority for this project rests
with the Maricopa County Board of Supervisors.
NOTES:
1) APPLICANT WILL PROVIDE "WILL SERVE" LETTERS AT NEXT
SUBMITTAL;
2) ATC WILL BE OBTAINED BEFORE FINAL PLAT APPROVAL

ONE
MARICOPA COUNTY SVP
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1-63.006D 01433 .-0137A-7 CW54-0 •
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Application Name: Marbella Ranch
Applicant Phone/Email
480A20.3355
BHEGARDT@COX.NET
501 ,53.-008A, 501-55-007A, 501-55-008B4-
Map scale t11,921
Aerials Seu-Nov 2014
Supervisor District No.4
MODIFICATION OF CONDITIONS
W+E
Allaticopa County Planning & Development - Phoenix, AZ