08. CPA2016004 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: December 7, 2016
Case #/Title: CPA2016004 – Allen Ranches
Z2016044
Supervisor District: 4
Applicant/Owner: HilgartWilson / Allen Ranches LLC
Requests: Comprehensive Plan Amendment (CPA) to change the land
use designation of Rural Densities (0-1 d.u./ac.) to Single
Family – Large Lot (1-2 d.u./ac.). CPA approval is by
Resolution
Zone Change from Rural-43 to R1-6 RUPD, R1-7 RUPD, R1-8
RUPD, R1-10 RUPD, R1-18 RUPD Residential Unit Plan of
Development (RUPD) with a Planned Area of Development
(PAD) overlay
Site Location: Generally located at the northeast corner of Camelback
Rd. and Citrus Rd. in the Glendale area
Site Size: 367 acres
Density: 2.0 d.u/ac.
County Island Status: Yes (City of Glendale)
Additional
Comments: All concerns from reviewing County agencies are addressed
with recommended conditions.
Commission
Recommendation: On 11/3/16, the Commission voted 7-0 to recommend
approval of CPA2016004 subject to conditions ‘a’ – ‘d’:
Provided the following conditions are met:
a. Development and use of the site shall comply with the narrative report entitled,
“Allen Ranches Comprehensive Plan Amendment”, including all exhibits dated
revised September 1, 2016, except as modified by the following conditions.
b. Until approval of the first final plat, the applicant shall submit a written report
every five years from the date of Board of Supervisors approval of CPA2016004
which details the status of this project, including progress on obtaining necessary
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CPA2016004 & Z2016044
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entitlements, licenses, and permits; compliance with the conditions of approval;
compliance with the approved narrative report; compliance with the approved
land use plan; and confirmation that the approved land use plan still represents
appropriate land use planning for the property and unincorporated Maricopa
County in accordance with the goals and policies in its comprehensive and
applicable area plan. If said written report is found by Staff to indicate that
progress toward development has not been sufficient, or if Staff determines that
the approved land use plan is no longer appropriate, this report shall be
scheduled for public hearing by the Maricopa County Board of Supervisors
(Board), upon recommendation by the Maricopa County Planning and Zoning
Commission (Commission), to consider whether this comprehensive plan
amendment is still appropriate, and whether the land use designations
associated with this comprehensive plan amendment still represent appropriate
long-term land use planning in accordance with the goals and policies of the
Maricopa County Comprehensive Plan and applicable area plan. If the Board
rescinds this comprehensive plan amendment and reverts the current land use
designations back to Rural Densities (0-1 d.u./ac.), all entitlements associated
with this project that were conditional pursuant to the Maricopa County Zoning
Ordinance may also be considered by the Board, upon recommendation by the
Commission, for reversion to the prior entitlements. In such an event, the
comprehensive plan land use map, area plan land use map, and, as applicable,
zoning map shall be altered to reflect Board action.
c. The total number of residential units shall not exceed 734 dwelling units.
d. 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 owner to enjoy uses in excess of those permitted by the land
use existing on the date of application, subject to conditions. In the event of the
failure to comply with any condition of approval, following notice to the
landowner and appropriate opportunity to cure any such failure, the property
may be changed to the land use designation that existed on the date of
application by action of the Board of Supervisors with due notice and hearing,
upon recommendation by the Planning and Zoning Commission with due notice
and hearing. It is, therefore, stipulated and agreed that 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. The Comprehensive Plan
Amendment enhances the value of the property above its value as of the date
the Comprehensive Plan Amendment is granted and changing to the prior land
use designation results in the same value of the property as if the Comprehensive
Plan Amendment had never been granted.
On 11/3/16, the Commission voted 7-0 to recommend
approval of Z2016044 subject to conditions ‘a’ – ‘o’:
Provided the following conditions are met:
a. Development of the site shall comply with the Zoning Exhibit entitled, “Allen
Ranches, Maricopa County Residential Unit Plan of Development”, consisting of
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CPA2016004 & Z2016044
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2 full size sheets, dated revised September 2016, and stamped received
September 8, 2016, except as modified by the following conditions.
b. Development of the site shall be in conformance with the Narrative Report
entitled, “Allen Ranches Residential Unit Plan of Development and Planned Area
Development” consisting of 97 pages, dated revised September 6, 2016, and
stamped received September 8, 2016, except as modified by the following
conditions.
c. The applicant/property owner shall submit a ‘will sever’ letter from Rural Metro
Fire Department, or other fire department acceptable to Maricopa County, for
fire protection services for the project site. A copy of the ‘will serve’ letter shall be
required as part of the initial construction permit submittal.
d. The following Planning Engineering conditions shall apply:
1. Half-width right-of-way dedications (with subdivision plats) will be required
as follows:
Camelback Road: 65 feet
Citrus Road: 55 feet
Bethany Home Road: 55 feet
2. 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.
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(s).
4. The site contains Special Flood Hazard Areas (SFHA) (Floodplain – Zone AE
along the north side of Camelback Road). As development plans
progress for this site, provision(s) for compliance with the Maricopa County
Floodplain use Regulations must be addressed. Alternatively, alteration or
elimination of the SFHAs must be approved by the Flood Control District of
Maricopa County and FEMA through the CLOMR/LOMR process.
5. Submission of a CLOMR application to the Flood Control District must be
prior to or concurrent with the application for Preliminary Plat to Planning
& Development.
6. Approval of the CLOMR by FEMA must be obtained prior to the issuance
of any building permits on the site.
e. The following R1-6 RUPD development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 5’
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CPA2016004 & Z2016044
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4. Street-side Yard: 10’
5. Rear Yard: 20’
6. Lot Area: 6,000 sq. ft.
7. Lot Width: 55’
8. Lot Area per Dwelling Unit: 6,000 sq. ft.
9. Lot Coverage: 60%
10. Parking Spaces: 2
f. The following R1-7 development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 5’
4. Street-side Yard: 10’
5. Rear Yard: 20’
6. Lot Area: 7,000 sq. ft.
7. Lot Width: 60’
8. Lot Area per Dwelling Unit: 7,000 sq. ft.
9. Lot Coverage: 55%
10. Parking Spaces: 2
g. The following R1-8 development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 13’ combined, minimum 5’ on one side
4. Street-side Yard: 10’
5. Rear Yard: 20’
6. Lot Area: 8,000 sq. ft.
7. Lot Width: 68’
8. Lot Area per Dwelling Unit: 8,000 sq. ft.
9. Lot Coverage: 55%
10. Parking Spaces: 2
h. The following R1-10 development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 20’ or 15’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 15’ combined, minimum 5’ on one side
4. Street-side Yard: 10’
5. Rear Yard: 20’
6. Lot Area: 10,000 sq. ft.
7. Lot Width: 80’
8. Lot Area per Dwelling Unit: 10,000 sq. ft.
9. Lot Coverage: 50%
10. Parking Spaces: 2
i. The following R1-18 development standards shall apply:
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CPA2016004 & Z2016044
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1. Height: 30’/2 stories
2. Front Yard: 25’ or 20’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 10’
4. Street-side Yard: 15’
5. Rear Yard: 25’
6. Lot Area: 15,000 sq. ft.
7. Lot Width: 100’
8. Lot Area per Dwelling Unit: 18,000 sq. ft.
9. Lot Coverage: 40%
10. Parking Spaces: 2
j. The following Onsite Permanent Sign Standards shall be allowed in the R1-6, R1-7,
R1-8, R1-10 and R1-18 RUPD zoning districts subject to the following standards:
1. Directional maximum sign area: 32 sq. ft.
2. Directional maximum height in feet: 12’
3. Directional maximum number: 12 (strategically placed)
4. Subdivision Sign maximum sign area: 32 sq. ft.
5. Subdivision Sign maximum height in feet: 8’
6. Subdivision Sign maximum number: 2 per entrance
k. The following Temporary Sign Standards shall be allowed in the R1-6, R1-7, R1-8,
R1-10 and R1-18 RUPD zoning districts subject to the following standards:
1. Directional maximum sign area: 32 sq. ft.
2. Directional maximum height in feet: 12’
3. Directional maximum number: 12 (strategically placed)
l. 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.
m. The property owner/s and their successors waive claim in diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
n. 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 may be reverted to the zoning
that existed on the date of application, following notice to the landowner and
appropriate opportunity to cure any such failure. Such reversion of zoning shall
require notice and hearing by the Planning and Zoning Commission and notice
and hearing by the Board of Supervisors. 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
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CPA2016004 & Z2016044
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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.
o. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS § 11-814 for five (5) years for the initial phase and an additional
five (5) years for each subsequent phase, within which time the subdivision
infrastructure permit, construction permit, or a time extension for each phase
must be obtained. The applicant shall submit a written report every five years
from the date of Board of Supervisors approval of Z2016044 which details the
status of this project, including progress on obtaining subdivision infrastructure
and/or construction permits. The status report to be administratively reviewed by
Planning and Development with the ability to administratively 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 time
extensions, amendments, or revocation of zoning for undeveloped parcels if no
justification is found for extension or amendment. Status reports will be required
until completion of the initial subdivision infrastructure and/or construction
permits for each zoning parcel R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD, R1-
18 RUPD.
Presented by: Rachel Applegate, Senior Planner
Reviewed by: Darren Gerard, AICP, Deputy Director
Attachment: 11/3/16 P&Z Packet (41 pages)
Resolution (2 pages)
Note: 11/3/16 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
December 7, 2016
CPA2016004 & Z2016044
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases: 1. CPA2016004 – Allen Ranches
2. Z2016044
Meeting Date: November 3, 2016
Agenda Items: 1. 8
2. 9
Supervisor District: 4
Applicant: HilgartWilson
Owner: Allen Ranches, LLC
Requests: 1. Comprehensive Plan Amendment (CPA) to change the land use
designation of Rural Densities (0-1 d.u./ac.) to Single Family – Large
Lot (1-2 d.u./ac.)
2. Zone Change from Rural-43 to R1-6 RUPD, R1-7 RUPD, R1-8 RUPD,
R1-10 RUPD, R1-18 RUPD Residential Unit Plan of Development
(RUPD) with a Planned Area of Development (PAD) overlay
Site Location: Generally located at the northeast corner of Camelback Rd. and
Citrus Rd. in the Glendale area
Site Size: 367 acres
Density: 2.0 d.u/ac.
County Island Status: No
County Plan: White Tank/Grand Avenue Area Plan – Rural Densities (0-1 d.u./ac.)
Municipal Plan: City of Glendale – Low Density Residential (0-1 d.u./ac.)
Municipal Comments: City of Glendale - recommends annexation
Support/Opposition: None known
Recommendations: 1. Approve with conditions
2. Approve with conditions
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 1 of 15

Project Summary:
1. This is a request for a CPA from Rural Densities (0-1 d.u./ac.) to Single Family – Large Lot
(1-2 d.u./ac.) and a Zone Change from Rural-43 to R1-6 RUPD, R1-7 RUPD, R1-8 RUPD,
R1-10 RUPD, R1-18 RUPD Residential Unit Plan of Development (RUPD) with a Planned
Area of Development (PAD) overlay for Allen Ranches. There is no Preliminary Plat with
residential lotting layout proposed at this time. The applicant is proposing to develop
the site with a maximum of 734 residential lots.
Aerial photograph of the subject site and adjacent land uses.
2. With respect to the CPA application, the narrative asserts that the proposed
development meets the Comprehensive Plan Amendment criteria in the following
manner:
Whether the amendment constitutes an overall improvement to the Comprehensive
Plan and is not solely for the good or benefit of a particular landowner or owners at a
particular point in time.
The applicant states the plan considers not only the existing land uses in the area today
but the future planned land uses. The narrative states the project will expand the
diversity of housing choices in the area and lot sizes. The project will provide a transition
from more intense commercial/industrial uses to the east to less intense residential lots to
the north and west. The project will provide prominent landscaping, neighborhood
parks and smaller pocket parks, pedestrian trails, open space and community design
for social interaction.
Whether the amendment will adversely impact all or a portion of the planning area.
A. Altering acceptable land use patterns to the detriment to the plan.
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
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The amendment will not alter land use patterns, at 2.0 d.u./ac. it is compatible
and consistent with adjacent land uses. The land use designation mirrors land
uses to the west and is an increase of a land use designation from the northern
properties. The land use proposed for Allen Ranches accomplishes a transition
between various land uses. The narrative also states the density is consistent with
the Luke AFB Graduated Density Concept.
B. Requiring public expenditures for larger and more expensive public
improvements to roads, sewer, or water systems that are needed to support
planned land uses.
The narrative asserts that no public expenditures are necessary for infrastructure
to serve the project. The offsite infrastructure is already available, a portion of the
Camelback Rd. right-of-way has been dedicated, the remaining right-of-way
dedications will occur with final plats. No public expenditures are required to
meet traffic needs for the project.
C. Adversely impacting planned uses because of increased traffic.
The narrative states there will not be any adverse impacts to the area due to
increased traffic. The report states the County right-of-way for section line roads
will accommodate residential densities higher than 2.0 d.u./ac. The project is a
low to medium density with a maximum of 2.0 d.u./ac. The additional right-of-
way will be dedicated as part of the final plats. The report states the traffic from
the project is expected to utilize Loop 303 which has on and off ramps at
Camelback and Bethany Home Roads, approximately 1 mile to the east of the
site.
D. Affecting the livability of the area or the health or safety of present and future
residents.
The applicant asserts that the property is flat, 1 mile east of Loop 303, has access
to suburban services and is consistent with land uses approved in the area. The
project would provide quality housing, livable and healthy community, open
space and social gathering places. The open space includes parks, recreational
open spaces and an internal trail system. The narrative states a drainage
channel will be constructed along the western boundary to accommodate
offsite drainage flows. The project will also include a large buffer along Citrus Rd.
for the existing residential development to the west.
E. Adversely impacting the natural environment or scenic quality of the area in
contradiction of the plan.
The narrative states the subject site is currently utilized for agricultural purposes.
The project is surrounded by large lot residential homes and a master planned
community. The property is located in an area that is not considered natural or
scenic. The drainage improvements will assist in alleviating an existing drainage
dilemma which will benefit the surrounding areas. The narrative asserts the
project is in close proximity to the White Tank Mountain Regional Park that
provides biking, horseback riding and hiking trails.
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 3 of 15

Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The narrative report states the proposal to amend the land use plan from Rural (0-1
d.u./ac.) to Single Family – Large Lot (1 – 2 d.u./ac.) with a maximum of 734 single family
units is consistent with the overall intent of the Comprehensive Plan and provides a
more appropriate buffer to intense planned commercial and industrial uses along the
Loop 303.
3. The narrative also states that the proposed development meets the following goals and
objectives of the Comprehensive Plan (Note: the applicant’s narrative report provides
details about this project intents to meet these goals and policies):
Land Use Policy #16: Maricopa County supports directing new development to the
urban growth area identified in this plan.
Land Use Policy #24: Maricopa County supports land use compatibility within the High
Noise or Accident Potential Zone of Luke Air Force Base.
Environmental Policy #2: To help improve air quality, Maricopa County supports
balanced and efficient land use patterns where employment, retail and residential
land uses are proximate rather than separate.
Open Space Policy #6: Maricopa County supports compliance with the local park ratios
identified in this plan.
4. Allen Ranches will include a total of 9 development parcels with the largest zoning
districts R1-18 RUPD and R1-10 RUPD to be aligned along the western boundary to mirror
the larger lots within Russell Ranch. A 100’ wide open space tract is also proposed along
the east side of Citrus Rd. right-of-way between the larger lots in development parcels
1, 2 and 3. Shown below is a summarized table provided by the applicant with
development parcels, open space and the percentage of open space. Overall the
project will account for 20% in open space and amenities. The narrative states the
project will include a neighborhood park, mini-parks and connecting pedestrian trail.
Proposed amenities could include playgrounds, barbeques, and recreational elements
to be determined later.
Development Zoning District Gross Acres Open Space (ac.) Percentage of
Parcel Open Space
1 R1-10 52.3 7.9 15%
2 R1-10 53.7 9.4 17%
3 R1-18 76.6 16.2 21%
4 R1-7 35.8 7.0 20%
5 R1-6 32.9 7.7 23%
6 R1-8 38.5 5.8 15%
7 R1-6 32.7 5.7 17%
8 R1-7 33.2 3.9 12%
9 R1-6 11.1 10 90%
Total 366.8 73.6 20%
5. Along with the zone change the applicant is requesting variations to the proposed R1-6
RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD, R1-18 RUPD Residential Unit Plan of
Development (RUPD) with a Planned Area of Development (PAD) for 9 development
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 4 of 15

parcels. The applicant states the request for variations is to allow for a varied street
scene, reduce yard maintenance with reduced setbacks, intimate neighborhoods,
innovative housing products, and increase lot coverage for single-story homes. It is
important to note that varying front setbacks is to accommodate a minimum driveway
length of 18’ (consistent with standard off-street parking space dimension). The
minimum lot width by definition will be measured at the front setback line which will be
the closer measurement to the front setback for livable area of the residence.
R1-6 RUPD Standards –Allen Ranches – Development Parcels 5, 7 and 9
Regulation Base Zoning District Proposed Zoning District Regulations (R1-6
Regulation (R1-6) RUPD) Z2016044
Height 30’/2 stories 30’/2 stories
Front Yard 20’ 18’
12’ for side loaded garage or livable area of
dwelling unit
Side Yard 5’ 5’
Street-side Yard 10’ 10’
Rear Yard 25’ 20’
Lot Area 6,000 sq. ft. 6,000 sq. ft.
Lot Width 60’ 55’
Lot Area per Dwelling Unit 6,000 sq. ft. 6,000 sq. ft.
Lot Coverage 50% 60%
Parking Spaces 2 2
R1-7 RUPD Standards –Allen Ranches – Development Parcels 4 and 8
Regulation Base Zoning District Proposed Zoning District Regulations (R1-7
Regulation (R1-7) RUPD) Z2016044
Height 30’/2 stories 30’/2 stories
Front Yard 20’ 18’
12’ for side loaded garage or livable area of
dwelling unit
Side Yard 5’ 5’
Street-side Yard 10’ 10’
Rear Yard 25’ 20’
Lot Area 7,000 sq. ft. 7,000 sq. ft.
Lot Width 70’ 60’
Lot Area per Dwelling Unit 7,000 sq. ft. 7,000 sq. ft.
Lot Coverage 45% 55%
Parking Spaces 2 2
R1-8 RUPD Standards –Allen Ranches – Development Parcel 6
Regulation Base Zoning District Proposed Zoning District Regulations (R1-8
Regulation (R1-8) RUPD) Z2016044
Height 30’/2 stories 30’/2 stories
Front Yard 20’ 18’
12’ for side loaded garage or livable area of
dwelling unit
Side Yard 7’ 13’ combined, minimum 5’ on one side
Street-side Yard 10’ 10’
Rear Yard 25’ 20’
Lot Area 8,000 sq. ft. 8,000 sq. ft.
Lot Width 80’ 68’
Lot Area per Dwelling Unit 8,000 sq. ft. 8,000 sq. ft.
Lot Coverage 45% 55%
Parking Spaces 2 2
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 5 of 15

R1-10 RUPD Standards –Allen Ranches – Development Parcels 1 & 2
Regulation Base Zoning District Proposed Zoning District Regulations (R1-10
Regulation (R1-10) RUPD) Z2016044
Height 30’/2 stories 30’/2 stories
Front Yard 20’ 20’
15’ for side loaded garage or livable area of
dwelling unit
Side Yard 7’ 15’ combined, minimum 5’ on one side
Street-side Yard 10’ 10’
Rear Yard 25’ 20’
Lot Area 10,000 sq. ft. 10,000 sq. ft.
Lot Width 80’ 80’
Lot Area per Dwelling Unit 10,000 sq. ft. 10,000 sq. ft.
Lot Coverage 40% 50%
Parking Spaces 2 2
R1-18 RUPD Standards –Allen Ranches – Development Parcel 3
Regulation Base Zoning District Proposed Zoning District Regulations (R1-18
Regulation (R1-18) RUPD) Z2016044
Height 30’/2 stories 30’/2 stories
Front Yard 30’ 25’
20’ for side loaded garage or livable area of
dwelling unit
Side Yard 10’ 10’
Street-side Yard 15’ 15’
Rear Yard 30’ 25’
Lot Area 18,000 sq. ft. 15,000 sq. ft.
Lot Width 120’ 100’
Lot Area per Dwelling Unit 18,000 sq. ft. 18,000 sq. ft.
Lot Coverage 35% 40%
Parking Spaces 2 2
Onsite Permanent Sign Standards
Regulation Base Zoning District Proposed Zoning District Regulations Z2016044
Regulation
Directional
Maximum area (sq. ft.) 2 32
Maximum Height (ft.) 8 12
Maximum Number 1 for each entrance, 12 (strategically placed)
1 for each exit
Subdivision Signs
Maximum area (sq. ft.) 32 32
Maximum Height (ft.) 6 8
Maximum Number 2 per entrance 2 per entrance
Temporary Sign Standards
Regulation Base Zoning District Proposed Zoning District Regulations Z2016044
Regulation
Directional
Maximum area (sq. ft.) 12 32
Maximum Height (ft.) 12 12
Maximum Number 1 for each entrance, 12 (strategically placed)
1 for each exit
Other
Maximum area (sq. ft.) 18 32
Maximum Height (ft.) 12 8
Maximum Number No 2 per entrance
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 6 of 15

6. The site will be served by EPCOR for water and wastewater service. Fire protection will
be Rural Metro, with police service by the Maricopa County Sheriff’s Office. The Scott L.
Libby Elementary School is located approximately 3.5 miles. The narrative also states
there are proposed schools within the Zanjero Trails master planned community, with a
school planned for phase 1 approximately 1 mile to the west of Allen Ranches. At this
time there is no timeframe for construction of the Zanjero Trails elementary school. The
Verrado High School is located approximately 3.8 miles to the west. The applicant met
with the Litchfield Elementary School District and it was determined this site would not
be a good location for a proposed school due to proximity to Luke AFB noise contours
and planned employment corridor along Loop 303. A school contribution agreement
was executed by the owner and the school district.
7. As part of the zone change application, a conceptual lotting layout has been provided
showing each zoning district and potential residential lotting with open space, parks,
and entrances/exits identified along the perimeter. Staff notes the applicant has not
filed a preliminary plat with a definitive lotting layout.
Zoning Exhibit with conceptual lotting layout.
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 7 of 15

Public Participation Summary:
8. 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. The applicant held
a public meeting on April 28, 2016 with approximately 14 – 20 people in attendance.
The results indicate the meeting was positive regarding the project. The Public
Participation Results report stated there were several calls inquiring about the project,
but no opposition expressed. Staff has not received any calls or correspondence to the
request.
Existing On-Site and Adjacent Zoning/Land Use:
9. On-site: Rural-43 / agricultural
North: Rural-43/ agricultural, scattered large lot residential
South: (PAD, C-2 – Goodyear)/ vacant & agricultural
East: Rural-43 MAAMF / agricultural
West: C-2, R1-18 RUPD, C-S / Russell Ranch subdivision – large lot
residential
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 8 of 15

Rural-43 zoning and surrounding zoning districts.
Utilities and Services:
10. Water: EPCOR
Wastewater: EPCOR
School District: Litchfield #79 and Agua Fria Union
Fire: Rural Metro Fire Department
Outstanding Concerns from Reviewing Agencies:
11. N/A.
Staff Analysis:
12. The subject site is within the future municipal planning area of Glendale, which
designates the site as Low Density Residential (0-1 d.u./ac.). The City of Glendale
provided an e-mail dated 8/3/16 which states the City of Glendale interest in exploring
annexation. The e-mail included a letter dated 7/28/16 which indicates the applicant
met with the City to continue dialogue for the merits of annexation. The City expresses
that prior to any development or phase that the site be considered for annexation.
13. The subject site is located approximately ½ mile to 1 mile outside of the 65 LDN contour.
Luke Air Force Base’s graduated density concept establishes graduated densities in
order to reduce residential concentrations around the base. The subject site is located
within two designations which allows for 2 d.u./ac within ½ mile of the 65 Ldn and 4
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 9 of 15

d.u./a.c from ½ mile to 1 mile. Luke Air Force Base issued a letter dated July 25, 2016
which indicates the request meets the Graduated Density Concept with a proposed
density of 2 d.u./ac. The developer will be required to meet sound attenuation for
residential construction.
14. The subject site is surrounded by existing large lot residential to the west with Russell
Ranch with R1-18 RUPD zoning, Neighborhood and commerce land uses within
Goodyear to the south, scattered large lot residential to the north, and proposed
commercial and industrial with Allen Ranches MCP to the east. Staff notes the
requested density capped at 2.0 d.u./ac. would allow for a maximum of 734 lots, and is
consistent with the Luke AFB Graduated Density Concept. Reviewing County agencies
have no objections to the requests.
Recommendations (CPA2016004 & Z2016044):
15. For the reasons outlined in this staff report, staff recommends the Commission motion for
approval of CPA2016004 with conditions ‘a’ – ‘d’.
Provided the following conditions are met:
a. Development and use of the site shall comply with the narrative report entitled,
“Allen Ranches Comprehensive Plan Amendment”, including all exhibits dated
revised September 1, 2016, except as modified by the following conditions.
b. Until approval of the first final plat, the applicant shall submit a written report
every five years from the date of Board of Supervisors approval of CPA2016004
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 confirmation that the approved land use plan still represents
appropriate land use planning for the property and unincorporated Maricopa
County in accordance with the goals and policies in its comprehensive and
applicable area plan. If said written report is found by Staff to indicate that
progress toward development has not been sufficient, or if Staff determines that
the approved land use plan is no longer appropriate, this report shall be
scheduled for public hearing by the Maricopa County Board of Supervisors
(Board), upon recommendation by the Maricopa County Planning and Zoning
Commission (Commission), to consider whether this comprehensive plan
amendment is still appropriate, and whether the land use designations
associated with this comprehensive plan amendment still represent appropriate
long-term land use planning in accordance with the goals and policies of the
Maricopa County Comprehensive Plan and applicable area plan. If the Board
rescinds this comprehensive plan amendment and reverts the current land use
designations back to Rural Densities (0-1 d.u./ac.), all entitlements associated
with this project that were conditional pursuant to the Maricopa County Zoning
Ordinance may also be considered by the Board, upon recommendation by the
Commission, for reversion to the prior entitlements. In such an event, the
comprehensive plan land use map, area plan land use map, and, as applicable,
zoning map shall be altered to reflect Board action.
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 10 of 15

c. The total number of residential units shall not exceed 734 dwelling units.
d. 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 owner to enjoy uses in excess of those permitted by the land
use existing on the date of application, subject to conditions. In the event of the
failure to comply with any condition of approval, following notice to the
landowner and appropriate opportunity to cure any such failure, the property
may be changed to the land use designation that existed on the date of
application by action of the Board of Supervisors with due notice and hearing,
upon recommendation by the Planning and Zoning Commission with due notice
and hearing. It is, therefore, stipulated and agreed that 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. The Comprehensive Plan
Amendment enhances the value of the property above its value as of the date
the Comprehensive Plan Amendment is granted and changing to the prior land
use designation results in the same value of the property as if the Comprehensive
Plan Amendment had never been granted.
16. For the reason outlined in this staff report, staff recommends the Commission motion for
approval of Z2016044with conditions ‘a’ – ‘o’.
Provided the following conditions are met:
a. Development of the site shall comply with the Zoning Exhibit entitled, “Allen
Ranches, Maricopa County Residential Unit Plan of Development”, consisting of
2 full size sheets, dated revised September 2016, and stamped received
September 8, 2016, except as modified by the following conditions.
b. Development of the site shall be in conformance with the Narrative Report
entitled, “Allen Ranches Residential Unit Plan of Development and Planned Area
Development” consisting of 97 pages, dated revised September 6, 2016, and
stamped received September 8, 2016, except as modified by the following
conditions.
c. The applicant/property owner shall submit a ‘will sever’ letter from Rural Metro
Fire Department, or other fire department acceptable to Maricopa County, for
fire protection services for the project site. A copy of the ‘will serve’ letter shall be
required as part of the initial construction permit submittal.
d. The following Planning Engineering conditions shall apply:
1. Half-width right-of-way dedications (with subdivision plats) will be required
as follows:
Camelback Road: 65 feet
Citrus Road: 55 feet
Bethany Home Road: 55 feet
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 11 of 15

2. 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.
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(s).
4. The site contains Special Flood Hazard Areas (SFHA) (Floodplain – Zone AE
along the north side of Camelback Road). As development plans
progress for this site, provision(s) for compliance with the Maricopa County
Floodplain use Regulations must be addressed. Alternatively, alteration or
elimination of the SFHAs must be approved by the Flood Control District of
Maricopa County and FEMA through the CLOMR/LOMR process.
5. Submission of a CLOMR application to the Flood Control District must be
prior to or concurrent with the application for Preliminary Plat to Planning
& Development.
6. Approval of the CLOMR by FEMA must be obtained prior to the issuance
of any building permits on the site.
e. The following R1-6 RUPD development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 5’
4. Street-side Yard: 10’
5. Rear Yard: 20’
6. Lot Area: 6,000 sq. ft.
7. Lot Width: 55’
8. Lot Area per Dwelling Unit: 6,000 sq. ft.
9. Lot Coverage: 60%
10. Parking Spaces: 2
f. The following R1-7 development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 5’
4. Street-side Yard: 10’
5. Rear Yard: 20’
6. Lot Area: 7,000 sq. ft.
7. Lot Width: 60’
8. Lot Area per Dwelling Unit: 7,000 sq. ft.
9. Lot Coverage: 55%
10. Parking Spaces: 2
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 12 of 15

g. The following R1-8 development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 18’ or 12’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 13’ combined, minimum 5’ on one side
4. Street-side Yard: 10’
5. Rear Yard: 20’
6. Lot Area: 8,000 sq. ft.
7. Lot Width: 68’
8. Lot Area per Dwelling Unit: 8,000 sq. ft.
9. Lot Coverage: 55%
10. Parking Spaces: 2
h. The following R1-10 development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 20’ or 15’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 15’ combined, minimum 5’ on one side
4. Street-side Yard: 10’
5. Rear Yard: 20’
6. Lot Area: 10,000 sq. ft.
7. Lot Width: 80’
8. Lot Area per Dwelling Unit: 10,000 sq. ft.
9. Lot Coverage: 50%
10. Parking Spaces: 2
i. The following R1-18 development standards shall apply:
1. Height: 30’/2 stories
2. Front Yard: 25’ or 20’ for side loaded garage or livable area of dwelling
unit.
3. Side Yard: 10’
4. Street-side Yard: 15’
5. Rear Yard: 25’
6. Lot Area: 15,000 sq. ft.
7. Lot Width: 100’
8. Lot Area per Dwelling Unit: 18,000 sq. ft.
9. Lot Coverage: 40%
10. Parking Spaces: 2
j. The following Onsite Permanent Sign Standards shall be allowed in the R1-6, R1-7,
R1-8, R1-10 and R1-18 RUPD zoning districts subject to the following standards:
1. Directional maximum sign area: 32 sq. ft.
2. Directional maximum height in feet: 12’
3. Directional maximum number: 12 (strategically placed)
4. Subdivision Sign maximum sign area: 32 sq. ft.
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 13 of 15

5. Subdivision Sign maximum height in feet: 8’
6. Subdivision Sign maximum number: 2 per entrance
k. The following Temporary Sign Standards shall be allowed in the R1-6, R1-7, R1-8,
R1-10 and R1-18 RUPD zoning districts subject to the following standards:
1. Directional maximum sign area: 32 sq. ft.
2. Directional maximum height in feet: 12’
3. Directional maximum number: 12 (strategically placed)
l. 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.
m. The property owner/s and their successors waive claim in diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
n. 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 may be reverted to the zoning
that existed on the date of application, following notice to the landowner and
appropriate opportunity to cure any such failure. Such reversion of zoning shall
require notice and hearing by the Planning and Zoning Commission and notice
and hearing by the Board of Supervisors. 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.
o. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS § 11-814 for five (5) years for the initial phase and an additional
five (5) years for each subsequent phase, within which time the subdivision
infrastructure permit, construction permit, or a time extension for each phase
must be obtained. The applicant shall submit a written report every five years
from the date of Board of Supervisors approval of Z2016044 which details the
status of this project, including progress on obtaining subdivision infrastructure
and/or construction permits. The status report to be administratively reviewed by
Planning and Development with the ability to administratively 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 time
extensions, amendments, or revocation of zoning for undeveloped parcels if no
justification is found for extension or amendment. Status reports will be required
until completion of the initial subdivision infrastructure and/or construction
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 14 of 15

permits for each zoning parcel R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD, R1-
18 RUPD.
Presented by: Rachel Applegate, Senior Planner
Reviewed by: Matthew Holm, AICP, Planning Supervisor
Attachments: Case Maps (2 pages)
Vicinity Maps (2 pages)
Land Use Plan (reduced 8.5”x11”, 1 page)
Zoning Exhibit (reduced 8.5”x11”, 1 page)
CPA Narrative Report Ex. Summary (2 pages)
Zoning Narrative Report/Ex. Summary (4 pages)
MCESD comments (2 pages)
Planning Engineering comments (3 pages)
MCSO comments (1 page)
MCDEM comments (1 page)
MWD comments (1 page)
Luke AFB Letter (2 pages)
City of Glendale comments (4 pages)
Agenda Items: 8 & 9 – CPA2016004 & Z2016044
Page 15 of 15

ONE
MARICOPA COUNTY STOP
SHOP
Application Name: Allen Ranches
Legal Description
Applicant Applicant Phone/Email
602.490.0535
TONI BONAR for HILGARTWILSON TB ONARnH ILGARTWILS ON,COM CPA2016004
Case Address Parcel Primary:
Generated October 12, 2016 11:44 AM Gross Acres: 367 approx. Aerials Map scale Seo-Nov 1:13,107 2014
Supervisor District No.4
ALLEN RANCHES
WE
Maricopa County Planning & Development - Phoenix, AZ

ONE
MARICOPA COUNTY STOP
SHOP
Application Name: Allen Ranches
Applicant Applicant Phone/Email
602 .400.0535
TONI BONAR for HLGART WILSON TB ONA RHILGARTWILS ON COM Z2016044
Case Address Parcel Primary: 502-27-006
17501 W BETHANY HOME Rd
LITCHFIELD PARK AZ 85340 502-27-007A, 502-27-008A, 502-27-009+
Generated October 12, 2016 11:48 AM Gross Acres: 367 approx. Aerials Map scale Sep-Nov 1:13,107 2014
Supervisor District No.4
ALLEN RANCHES / RUPD REQUEST
WE
Maricopa County Planning & Development - Phoenix, AZ

ONE
MARICOPA COUNTY STOP
SHOP
Application Name: Allen Ranches
Legal Description
Applicant Applicant Phone/Email
602.490.0535
TONI BONAR for HILGARTWILSON ONARO/HILGARTWILS ON.COM CPA2016004
Case Address Parcel Primary:
Map scale 1:27,600
Generated October 12, 2016 11:47 AM Gross Acres: 367 approx. Aerials See-Nov 2014
Supervisor District No.4
ALLEN RANCHES
W+E
Marieopa County Planning & Development - Phoenix, AZ

ONE
MARICOPA COUNTY STOP
SHOP
Application Name: Allen Ranches
Legal Description
T02N RO2W 014,
Applicant Applicant Phone/Email
602490.0635
TONI BONAR for HILGART WILSON TBONAR@HILGARTWILSON.COM Z2016044
Case Address Parcel Primary: 502-27-006
17501 W BETHANY HOME Rd
LITCHFIELD PARK AZ 85340 502-27-007A, 502-27-008A, 502-2 7-009+
Generated October 12, 2016 11:49 AM Gross Acres: 367 approx. Aerials Map scale Sep-Nov 1:28,800 2014
Supervisor District No.4
ALLEN RANCHES / RUPD REQUEST
WE
Maricopa County Planning & Development - Phoenix, AZ

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1,0 Executive Summary
ALLEN RANCHES MASTER PLAN
Allen Ranches is a long held family owned agricultural property that is beginning the process
of transitioning into residential, commercial, and employment uses consistent with its
location near Loop 303 and Luke Air Force Base. Allen Ranches (hereinafter referred to as
Overall Project) is a mixed-use master planned development (864 acres) consisting of single
family residential (367 acres) and commercial/industrial (497 acres) land uses. The Overall
Project is located in unincorporated Maricopa County, Arizona within the City of Glendale
Planning Area. Refer to Figure 1, Aerial Vicinity Map for master plan location.
This master plan contains a mix of commercial/retail/business office/industrial within Luke's
Military Compatibility Zone and low to moderate single family residential uses on the western
portion, featuring an expansive open space system for active and passive recreational
opportunities. The residential portion of the master plan is within Luke's Graduated Density
Concept, which allows up to 2 dwelling units per acre (du/ac). The master plan complies with
the Military Compatibility land uses and density restriction.
The land uses proposed on the eastern two thirds of the property (within Luke Air Force Base
65 ldn noise contour) are permitted within the Military Airport and Ancillary Military Facility
overlay zoning district. The proposed single family residential maximum density allowed on
the western one-third of the site (outside of Luke Air Force Base 65 Ldn noise contour) is 2
du/ac, which is in conformance with Luke Air Force Base Graduated Density Plan. This
results in a maximum of 734 single family residential units being allowed within the
residential portion of the development.
PROJECT REQUEST
The purpose of this request is to amend the current land use designation of the approximate
367-acre residential portion of the Allen Ranches master planned development (Project). Per
the Comprehensive Plan and White Tank/Grand Avenue Area Plan (Area Plan), the current
land use for the Project is Rural (0-1 du/ac). The requested land use is Single Family - Large
Lot (1-2 du/ac). Refer to Figure 2, Existing Comprehensive Plan Map and Figure 3, Proposed
Comprehensive Plan Map for existing and proposed land uses for the Project and
surrounding area. A rezoning application is being processed concurrent with this application.
ON-S1TE AND REGIONAL LOCATION
The Project is bounded by Bethany Home Road to the north, the Luke AFB 65 Ldn noise
contour (approximate 174th Drive alignment) to the east, Camelback Road to the south, and
Citrus Road to the west. The Project is located within a portion of Section 14, Township 2
North, Range 2 West of the Gila and Salt River Meridian, Maricopa County, Arizona and is
southwest of Luke Air Force Base (AFB). The Project is approximately one mile west of Loop
303 and three miles north of Interstate-10.
1

DESCRIPTION OF LAND USES BY ACREAGES
The eastern two-thirds of the Overall Project lies within the 65 and 70 Day-Night Average
Sound Level (Ldn) noise contours with a Military Compatible land use designation and will be
developed with commercial/retail/business and office/industrial uses. A Comprehensive
Plan Amendment (CPA) is not being requested for this area. The remaining western one-third
of the Overall Project is the residential portion of the Allen Ranches master planned
community and referred to as the Project. It has a land use designation of Rural (0-1 du/ac)
and is within the maximum 2.0 du/ac Luke AFB Graduated Density Concept (GDC) zone, with
the exception of a small area having an allowable maximum of 4.0 du/ac per the Luke AFB
GDC. A land use designation of Single Family - Large Lot (1-2 du/ac) is necessary to develop
at the requested density of 2.0 du/ac. A CPA is required for the Project to achieve a density
of 2.0 du/ac. Refer to Figure 4, Luke AFB Compatibility exhibit for precise locations of the
Ldn noise contours and GDC zones.
ROADWAYS SERVING THE PROJECT
Bethany Home, Camelback, and Citrus Roads provide direct access to the Project and are
classified as Principal Arterial Roads, with ultimate 130-foot rights-of-way, per the Maricopa
County Department of Transportation (MCDOT) Major Streets and Routes Plan. However,
Citrus and Bethany Home Roads will match the 55-foot half-street right-of-way dedicated with
the Russell Ranch final plat. Camelback Road will provide the 65-foot half-street right-of-way
as identified in the MCDOT Major Streets and Routes Plan. Currently, adjacent to the Project,
Camelback Road is paved (no curb, gutter, or sidewalks) within a 40-foot roadway easement.
Citrus and Bethany Home Roads are paved (no curb, gutter, or sidewalks) without roadway
easements or dedicated rights-of-way. Internal roadways will consist of a minor collector and
local streets. The perimeter arterial half-streets and internal roadways will be dedicated and
improved with the Project.
COMPATIBILITY WITH SURROUNDING LAND USES
The proposed land use amendment takes into consideration the surrounding land uses. The
proposed residential land use designation will mirror the Maricopa County Single Family -
Large Lot (1-2 du/ac) land use designated to the west, provide a transition from the Rural (0-
I du/ac) residential land use designated to the north, and is consistent with the City of
Goodyear Rural Residential (0-2 du/ac) land use designation to the south. The maximum
density proposed for the Project is likewise consistent with the maximum 2.0 du/ac Luke AFB
GDC zone. The proposed lot sizes will provide a transition from the larger lots to the west
and north of the site to the existing Military Compatible land use designation directly east of
the Project.
2

ALLF N RANCHES
Residential Unit rlan 4 r)evelopment and
1'6 rsned Area Development
1.0 Executive Summary
ALLEN RANCHES MASTER PLAN
Allen Ranches is a long held family owned agricultural property that is beginning the process
of transitioning into residential, commercial and employment uses consistent with its
location near the Loop 303 and the southwest corner of Luke Air Force Base. Allen Ranches
(hereinafter referred to as Overall Project or Overall Property) is a mixed-use master planned
development (864 acres) consisting of single family residential (367 acres) and
commercial/industrial (497 acres) land uses. The Overall Project is located in
unincorporated Maricopa County, Arizona within the City of Glendale Planning Area. Refer to
Figure 1, Vicinity Map & City Limits for Project master plan location.
The overall master plan contains a mix of commercial/retail/business office/industrial within
Luke's Military Compatibility Zone and low to moderate single family residential uses on the
western portion featuring an expansive open space system for active and passive
recreational opportunities. The residential portion of the master plan is within Luke's
Graduated Density Concept, which allows up to 2 dwelling units per acre (du/ac). The overall
master plan complies with the Military Compatibility land uses and density restriction.
The land uses proposed within the 65 Ldn noise contour of Luke Air Force Base (eastern two-
thirds of Overall Project) are permitted within the Military Airport and Ancillary Military Facility
overlay zoning district. A Military Compatibility Permit (MCP) is being processed separately for
this portion of the overall Allen Ranches master planned development and is not part of this
application.
This Residential Plan of Development (RUPD) and Planned Area Development (PAD) are for
the approximate 366.8 acres of the Overall Project located to the west of the Luke Air Force
Base 65 Ldn noise contour (hereinafter referred to as Project, Property or Community). The
Project will be developed up to a maximum density of 2 du/ac with a maximum of 734 single
family residential units.
THE PROJECT
The Project is an approximately 366.8-acre undeveloped agricultural property located in
unincorporated Maricopa County, Arizona. More specifically, the site is within a portion of
Section 14, Township 2 North, Range 2 West of the Gila and Salt River Meridian, Maricopa
County, Arizona. The Property is generally bounded by Bethany Home Road to the north, the
65 Ldn noise contour (approximate 174th Drive alignment) to the east, Camelback Road to
the south, and Citrus Road to the west and located west of Loop 303 within the City of
Glendale Planning Area and strip annexation boundary (north side of Camelback Road).
Refer to Figure 1, Vicinity Map & City Limits for Project location.
Approximately two miles east of the Property, along the Bethany Home Road alignment, is
the southwest boundary of Luke Air Force Base (Luke AFB). The Property is located within

ALLEN RANCHES
p..,,,,r4,..ar.De*tlaprn.e.nt and
• • •IiarLnnJ:ArepDevelopypePt.:: • •
the "Territory in the vicinity of a military airport" just outside of the 65 Day Night Average
Sound Level (Ldn) noise contour, but within the "Graduated Density Concept" (GDC) zones
for Luke AFB. The Property is mostly located within the maximum 20 du/ac GDC zone with a
small portion of the western boundary lying within the maximum 4.0 du/ac. Refer to Figure
2, Luke AFB Compatibility for Luke AFB location, noise contours, and "GDC" zones.
The Project has been thoughtfully planned with careful consideration given to the Project's
proximity to Luke AFB, proximity to Loop 303, direct access to adjacent arterial streets,
proximity to larger lot residential developments to the west and north, and the more intensely
planned employment land uses immediately to the east.
A wide range of zoning districts and residential lot sizes provide a transition from the larger
18,000 square-foot residential lots west of Citrus Road to the planned
commercial/retail/business office/industrial property elements of the Allen Ranches Master
Plan east of the Project and west of Loop 303. A key element of the Community is the
significant amount of open space provided. A centrally located neighborhood park,
strategically placed mini-parks, and pedestrian trail network provide opportunities for social
interaction and connect the neighborhoods and adjacent employment center. Figure 3, Site
Plan and Zoning Map depicts the individual parcels, zoning districts, lot sizes, park location,
and internal street circulation.
2.0 Purpose of Request
The purpose of this application is to request that the 366.8-acre Property be rezoned from
Rural-43 to R1-6, R1-7, R1-8, R1-10 and R1-18 with a Residential Unit Plan of Development
(RUPD) overlay and a Planned Area Development (PAD) overlay to create a community of
detached single family homes having a maximum of 734 dwelling units at a maximum
density of 2.0 dwelling units per acre. A range of lot sizes will be offered with these zoning
districts. The arrangement of the zoning districts create a transition from the 18,000 square
foot lots located within Russell Ranch, across Citrus Road west of the Project, to the planned
commercial/retail/business office/industrial uses on the Allen Ranches land regulated by
the Military Compatibility Permit to the east. The minimum parcel lot sizes will range from
15,000 square feet to 6,000 square feet.
The base development standards in these residential zoning districts are proposed to be
modified through the RUPD overlay to create a set of development standards which are
consistent with those used in master plans throughout the valley which have significant
active and passive recreational opportunities and open space areas. The modifications are
for lot widths, lot coverage, and setbacks. The County's required average lot area per
dwelling unit will still be met or exceeded. Additional benefits for the residents of the
Community and the region are further detailed in this narrative. Refer to Table I., Site Data
Table for specific parcel information.
2

ALLEN RANCHES
Rebidc-nlial Unit rlan oc T3eveloprochi:
rlanneri Area Development
TABLE 1
SITE DATA TABLE
ZONING PARCEL PARCEL MIN LOT MIN LOT LOT OPEN OPEN
PARCEL DISTRICT AREA ' I AREA ' AREA WIDTH COUNT SPACE I SPACE'
NUMBER
(RUPD) i , , r , - ir HP1 if ) (
1 R1-10 52.3 49.1 10,000 80 94 7.9 15%
2 R1-10 53.7 52.0 101000 90 89 9.4 17%
3 R1-18 76.6 71.4 15,000 100 83 16.2 21%
4 R1-7 35.8 34.4 7,000 60 88 7.0 20%
5 R1-6 32.9 31.5 6,000 55 89 7.7 23%
6 R1-8 38.5 38.5 8,000 68 102 5.8 15%
7 R1-6 32.7 31.4 6,000 55 95 5.7 17%
8 R1-7 33.2 32.2 7,000 60 94 3.9 12%
9 R1-6 11.1 11.1 7,000 55 N/A 10.0 90%
TOTAL - 366.8 351.4 - - 734 73.6 20%
(11 Parcel Area reflects the site plan as depicted in Figure 3A, Site Plan and Zoning Map. Parcel boundaries may be ad usted at
preliminary plat and/or final plat stage as long as the Parcel Area does not vary by more than 5%.
(2} Lot count reflects the site plan as depicted in Figure 34, Site Plan and Zoning Map. The number of lots per parcel may be adjusted
at preliminary plat and/or final plat stage as long as the lot count does not vary by more than 5% and the overall lot count for the
Project does not exceed 734.
(34) Open space reflects the site plan as depicted in Figure 3A, Site Plan and Zoning Map. Minor modifications to the site plan may be
made, including the amount of open space provided, as the Project moves through the preliminary plat and/or final plat processes.
However, the Project will retain a minimum of 20% open space calculated on the gross Project area of 366.8 acres.
3.0 Description of Proposal
The Project is a 734 lot single family Master Planned residential development with a wide
variety of lot sizes in five different zoning districts. This combination of zoning districts is
compatible with the Single Family Large Lot Residential (1-2 du/ac) land use designation that
is proposed in the companion Comprehensive Plan Amendment application.
A key element of the Community is the significant amount of open space that is provided. A
large 100-foot wide open space tract is located between Citrus Road and the larger lots,
providing a buffer to Russell Ranch, across Citrus Road, west of the Project. An internal trail
network links the individual neighborhoods to the centrally located neighborhood park,
strategically placed mini -parks, and adjacent employment center. Three (3) project entries,
with enhanced landscaping and entry monuments, set the stage for the Community.
3

ALLEN KANCt-IF=.5
Kneiclentiai Unit flan of Dever.opment and
flamed Area Development
Immediately upon entry into the Community, residents and guests alike are greeted by
abundant open space and the internal trail system which connect to a large neighborhood
park and multiple mini-parks situated throughout the Project. A minimum 20% of open
space is provided throughout the Community, offering numerous opportunities for passive
and recreational uses. Figure 4, Conceptual Landscape Exhibit depicts a concept of the
open spaces, park locations, trails, and monument locations.
The centrally located park provides a core for outdoor activities that foster community
pursuits and social interaction. The mini-parks are strategically positioned throughout the
neighborhood, encouraging social and recreational activities on a more intimate scale. A
combination of amenities such as playgrounds, other recreational elements, ramadas,
barbeques, and/or benches will be provided in these parks. Additional amenities will be
determined prior to the approval of the preliminary plat.
The trails will be composed of stabilized decomposed granite primarily and paved surfaces
where appropriate. The internal vehicular circulation is designed to provide access to the
surrounding arterial streets while discouraging cut-through traffic. The smallest lot sizes are
situated adjacent to the planned commercial/retail/business office/industrial employment
center to the east of the Project, but within the overall Allen Ranches Master Plan.
Community entries and monuments are designed using a variety of elements and materials
to enhance the identity and character of the Project. These elements are selected to convey
a sense of arrival. Specific character elements and materials will be provided prior to
approval of the preliminary plat. The primary entry monument is located at the Camelback
Road entrance; the secondary entry monument is located at Bethany Home Road, with a
tertiary entry on Citrus Road. All signage and monuments will meet the standards per the
Ma ricopa County Zoning Ordinance.
Modified Development Standards
The proposed modifications to the County's development standards are intended to create
development standards that provide for diversity of housing product and meet today's
buyer's preferences. The modified development standards help promote a better street
scenes by making provisions for side entry garages and forward living areas. Increased lot
coverage allows for larger homes to be provided in a single story home. A wide range of lot
sizes will be provided, but some lot sizes are slightly reduced to allow for more significant
community open space, including a neighborhood park, trails and numerous pocket parks.
Refer to the Tables 2 through 6 for specific development regulations of each zoning district
as compared to the base zoning district
4

Maric op a County
Environmental Services Department
Water and Waste Management
Division
Subdivision Infrastructure & DATE: June 30, 2016
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004 TO: Rachel Applegate, Planning 8). Development Dept
Phone: (602) 506-1058
Fax: (602) 506-5813 Planner
TDD 602 506 6704
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT; Allen Ranches. CPA2016004
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department for the above referenced project Applicant request is for
comprehensive plan amendment to allow future single family residential subdivision,
commercial and industrial development at property APN # 502-27-006; 007A; 008A;
009 and 010A. Water/Sewer service — will be provided by EPCOR. ATC and readily
available capacity must be obtained prior to final plat approval. Stormwater - The
parcel is not located in the urbanized unincorporated area, and therefore, not
regulated by the Maricopa County Stormwater Quality Program.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department on June 30, 2016 and can support the status report at
this time subject to the following stipulations:
Stipulations: None
It should be noted that several other Maricopa County agencies must review this
project

Maric op a County
Environmental Services Department
Water and Waste Management
Division
Subdivision Infrastructure & DATE: June 30, 2016
Pluming Program
1001 N. Central Avenue 14150
Phoenix, Arizona 85004 TO: Rachel Applegate, Planning & Development Dept.
Phone: (602) 506-1058
Fax: (602) 506-5813 Planner
TDD 602 506 6704
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Allen Ranches. Z2016044
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department for the above referenced project. Applicant request is for RUPD and
zone change from RU-43 to R1-6; R1-7; R1-8; R1-10 & R1-18 to allow future single
family residential subdivision, commercial and industrial development at property
APN # 502-27-006; 007A; 008A; 009 and 010A. Water/Sewer service — will be
provided by EPCOR. ATC and readily available capacity must be obtained prior to
final plat approval. Stormater - The parcel is not located in the urbanized
unincorporated area, and therefore, not regulated by the Maricopa County
Stormwater Quality Program.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department on June 30, 2016 and can support the status report at
this time subject to the following stipulations:
Stipulations: None
It should be noted that several other Maricopa County agencies must review this
project.

Maricopa County
Planning & Development Department
Engineering Plan Review
Date: July 7, 2016
Robert Perlorka, P.E.
Planning 8z Development
501 North 44th Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, _Arizona 85008 Development
Phone: (602) 506-7151
Fax: (602) 506-8762
www.maricopa.gov/planning Email address: Attn: Rachel Applegate, Senior Planner, Planning & Development Services
RobertFedorkaPmail.maricopa.gov
From: Robert Fedorka, RE., Drainage Engineering Supervisor, Planning &
Development Services
CC: Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject: CPA2016004 — Allen Ranches
(El Memo)
Job Site Address: NWC Citrus and Camelback
APN(s): 502-27-006, 007A, 008A, 009 & 010A
I have reviewed the CPA application date stamped 06/24/2016. Engineering Plan
Review (FCDMC and MCDOT) has no objections to the application.
There are Special Flood Hazard Areas on the site (FEMA Floodplain-Zone AB), the
impacts of which will be addressed as part of the pending zone change case
(Z2016044) and subsequent building and floodplain use permits.
Right-of-way dedications required by MCDOT for perimeter roadways will be
addressed as part of the pending zone change case (Z2016044).
Please contact me if you have any questions or require any additional information.

Mark op a County
Planning & Development Department
Engineering Plan Review
Date: July 13, 2016
Robert Fedorka, P.E.
Planning & Developrixent
501 North 444, Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Arizona 85008 Development
Phone: (602) 506-7151
Fe: (602) 506-8762
www.maricopa.Eovialanninz Email address: Attn: Rachel Applegate, Senior Planner, Planning & Development Services
RoberiFedorka@mail.rnaricopa.gov
From: Robert Fedorka, P.E., Drainage Engineering Supervisor, Planning &
Development Services
cc: Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject: Z2016044 — Zone Change for Allen Ranches
(El Memo)
Job Site Address: NWC Citrus and Camelback
APN(s): 502-27-006, 007A, 008A, 009 & 010A
I have reviewed the Zone Change application date stamped 06/27/2016. Engineering
Plan Review (DPR, FCDMC and MCDOT) has no objections to the application. This
application is to specify land uses for future development and does not include a Plan
of Development.
Approval of this case should include the following stipulations:
1. Half width right-of-way dedications (with subdivision plats) will be required as
follows:
Camelback Road: 65 feet
Citrus Road: 55 feet
Bethany Home Road: 55 feet
2. 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.
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(s).

4. The site contains Special Flood Hazard Areas (SFHA) (Floodplain — Zone AE
along the north side of Carnelback Road). As development plans progress for
this site, provision(s) for compliance with the Maricopa County Floodplain Use
Regulations must be addressed. Alternatively, alteration or eliminations of the
SFITAs must be approved by the Flood Control District of Maricopa County and
FEMA through the CLOMR/LOMR process.
5. Submission of a CLOMR application to the Flood Control District must be prior
to or concurrent with the application for Preliminary Plat to Planning &
Development.
6. Approval of the CLOMR by FEMA must be obtained prior to the issuance of
any building permits on the site.
7. 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 Marieopa
County Zoning Ordinance and the Maricopa County Drainage Policies and
Standards.
8. 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.
Please contact me if you have any questions or require any additional information.

Rachel Applegate - PLANDEVX
From: Ian Thompson - SHERIFFX
Sent: Tuesday, June 28, 2016 11:04 AM
To: Rachel Applegate - PLANDEVX
Subject: RE: Allen Ranches - TAC Routing - CPA2016004 & Z2016044
Rachel: I have reviewed this application for the Sheriffs and the proposed 730-740 single family residences with a mix
planned commercial/retail/business office/industrial uses including a future MCP request. It must be noted that this
proposed development will add about 1800 residents over the lifetime of the project. Although we currently patrol this
area, this future expansion of family residences, commercial/retail/business office/industrial uses to the area will
eventually have an impact on Public Safety calls for service due to increased customer daily trips to these commercial
facilities. In due course these increased customer daily trips will ultimately reflect the necessity for additional financial
resources for staffing and equipment due to increased dispatch calls for a patrol officer. Although a minimal cost would
like to be assessed to cover future resources, this would be a County determination. Until such time, the Maricopa
County Sheriffs Office will continue to maintain its current level of service to the area using available personnel.
Therefore the Sheriffs Office has no stipulations at this time.
Thanks,
lan
Original Message
From: rachelapplegate@maiLmaricopa.gov [mailto:rachelapplegate@mail.maricopa.gov]
Sent: Tuesday, June 28, 2016 10:30 AM
To: Julie Syrmopoulos - EMERMGTX; Stella Sheridan - EMERMGTX; Ian Thompson - SHERIFFX; Barbara.plante@us .atmil;
lfroke@glendaleaz.com ; lesliei@mwdaz.com ; DebbieT@mwdaz.com ; editor@westvalleyview.com ;
jov.hernbrodePazag.gov ; hstumpRRPgrnail.com ; VWolfleyPazmag.gov; dennis.rohrman@rmetro.com ;
bfinke@epcor.com ; Potapoff@lesd.k12.az.us ; drunyan@aguafria.org ; tbonar@hilgartwilson.com
Subject: Allen Ranches - TAC Routing - CPA2016004 & Z2016044
Good Morning Reviewing Agencies,
Attached with this e-mail includes a request for a Comprehensive Plan Amendment and Zone Change with Overlay for
Allen Ranches CPA2016004 & Z2016044. Please review the documents and provide review comments prior to the
scheduled Technical Advisory Committee Meeting scheduled for Tuesday, July 19th at 9:00 a.m. Please see attached TAC
routing memorandum for additional information.
If you have any questions, please feel free to give me a call.
Thank you,
Rachel Applegate
Maricopa County Planning & Development Department
rachelapplegate@mail.maricopa.gov
602-372-0318
1.

Maricopa County
Department of Emergency Management
July 6, 2016
so() ERS t McDowell. Road Ray Banker, Planner
hoenis, Manna 85008-3403
Phone: Pax: (602) (602) 215-1638 2754411 Julie Syrmopoulos, Operations & Communications Manager
Tr: (664 244-1638 teila Sheridan, Emergency Services PIannfl-
RE: / CPA2016004 Allen Ranches Comprehensive Plan Amendment
AND Z2016044 Zone Change With Overlay
The Maricopa County Department of Emergency Management has reviewed
materials for Allen Ranches, a proposed 367 acre residential development
bounded by Bethany Home Road, the Luke AFB 65 Lein Noise Contour (174 111
Drive alignment), Cameiback Road, and Citrus Road. The RU-43 zoned
property will be rezoned to R1-6, R1-7, R1-8, R1-10 and R1-18 with a
Residential Unit Plan of Development (RUPD) to create a community of 730
to 740 detached single family homes.
We have no objection to the request but strongly encourage the applicant to
obtain "will server letters from the Maricopa County Sheriffs Office and Rural
Metro Fire Department prior to preliminary plat approval.
If you have any questions regarding the above information, please contact
Stella Sheridan at (602) 273-1411.

Rachel Applegate - PLANDEVX
From: Debbie Trasancos <DebbieT©mwdaz.com >
Sent: Tuesday, June 28, 2016 3:20 PM
To: Rachel Applegate - PLANDEVX
Cc: Chris Cain; Leslie Jarrell
Subject: RE: Allen Ranches - TAC Routing - CPA2016004 & Z2016044
Attachments: MWD Drawing Requirements.pdf
Rachel,
Thank you for providing the Electronic Submittal for Allen Ranches (CPA2016004 & Z2016044).
Maricopa Water District (MWD) has reviewed this submittal and determined that the proposed development project will
impact MWD. As a result, this development will require a development agreement between MWD and the developer to
address the impacts to MWD's facilities and/or property interests. Please have the developer or their consultant contact
MWD to discuss this project. Additionally, the developer will need to provide copies of any subdivision plats and utility
and improvement plans to MWD for review and approval pursuant to the attached MWD Drawing Requirements, along
with payment of the applicable plan review fees. Upon our review of the plat and/or plans once they are provided by
the developer, MWD will copy the County on our approval and/or comments.
Thanks again,
Original Message
From: rachelapplegate@mail.maricopa.gov [mailto:rachelapplegate@mail.maricopa.govj
Sent: Tuesday, June 28, 2016 10:30 AM
To: JulieSvrmopoulos@mail.maricopa.gov; SheridanS@mail.maricopa.gov; I thompson@MCSO.maricopa.gov ;
Barbara.plante@us.af.mil ; jfroke@glendaleaz.com ; Leslie Jarrell <LeslieJ@mwdaz.com >; Debbie Trasancos
<DebbieT@mwdaz.com >; editorPwestvallevview.corn; joy.hernbrode@azag.gov ; hstumpRR@gmail.corn;
VWolfley@azmag.gov; dennissohrnna n@rmetro.corn; bfinke@epcor.com ; Potapoff@lesd.k12.az.us ;
drunvan@aguafria.org; tbonarphilgartwilson.com
Subject: Allen Ranches - TAC Routing - CPA2016004 & Z2016044
Good Morning Reviewing Agencies,
Attached with this e-mail includes a request for a Comprehensive Plan Amendment and Zone Change with Overlay for
Allen Ranches CPA2016004 & Z2016044. Please review the documents and provide review comments prior to the
scheduled Technical Advisory Committee Meeting scheduled for Tuesday, July 19th at 9:00 a.m. Please see attached TAC
routing memorandum for additional information.
lf you have any questions, please feel free to give me a call.
Thank you,
Rachel Applegate
Maricopa County Planning SE Development Department
rachelapplegate@mail.maricopa.gov

DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
25 July 2016
Mr. James R. Mitchell
Director, Community Initiatives Team
56th Fighter Wing
14185 W. Falcon St.
Luke AFB AZ 85309-1629
Ms. Rachel Applegate
Maricopa County Planning & Development Department
501 North 44th Street, Suite 200
Phoenix AZ 85008-6526
Re: Case #CPA2016004 & Z2016044; Allen Ranches
Dear Ms. Applegate
Thank you for the opportunity to provide comments on the Comprehensive Plan
Amendment and Zone Change Applications for Allen Ranches. This master plan contains a mix
of residential, commercial, retail, business office, and industrial on 846 acres located northeast of
Citrus and Camelback Roads, in the City of Glendale Planning Area. The site is located from
0.10 to 0.58 miles outside to inside the 1988 JLUS 65, "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.
The residential portion of the master plan which comprises 367 acres, of undeveloped
land, falls from 0 to 0.58 miles outside the 1988 JLUS 65, "high noise or accident potential
zone." The purpose of this application is to request that the 367-acre property be rezoned from
RU-43 to R1-6, R1-7, R1-8, R1-10 and R1-18 with a Residential Unit Plan of Development
overlay and a Planned Area Development overlay to create a community of detached single
family homes having 734 dwelling units at a maximum density of 2.0 dwelling units per acre.
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. With a planned density of 2.0 du/ac, it meets these
guidelines.
The planned commercial, retail, business office, and industrial, which falls on 497 acres,
in Allen Ranches will be zoned to Military Compatibility Permit. The following restrictions, as
set forth in section 1.0 of the Executive Summary, will also be placed on the commercial and
industrial uses:

• No ponds or water features
• No land uses resulting in a large gathering of people.
• No new buildings, improvements, or expansion of buildings for uses that result in the
release of any substance into the air that would impair visibility or otherwise interfere
with operating aircraft, such as any of the following:
o Steam, dust, and smoke,
o Direct or indirect reflective light emissions.
o Electrical emissions that would interfere with aircraft and Air Force
communications or navigational aid systems or aircraft navigational equipment.
o The attraction of birds or waterfowl such as operation of sanitary landfills or
maintenance of feeding stations.
o Explosive facilities or similar activities.
The above restrictions would support Luke AFB operations; however, without specific
knowledge of what the commercial/industrial type development is we are unable to comment at
this time. We are aware that your office will rely upon A.R.S. §28-8481, to include the Table
and notes located within section J., in reaching a final determination as to whether or not each
potential development is compatible and consistent development within the 65 and 70. Our
office recognizes that Luke AFB is not the approval or disapproval authority but does appreciate
the continual opportunity to comment on how this development could/would impact our flying
operations. This open dialogue plays an important role in maintaining the positive relationships
that have existed for years between the Northwest Valley communities and Luke AFB,
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, Barbara Plante, at
(623) 856-9981.
Sincerely
JAMES R. MITCHELL
cc:
Colonel David G. Shoemaker, Vice Commander, 56th Fighter Wing
Ms. Cindy L. Calderon, GS-13, General and Environmental Law Attorney, 56th Fighter Wing

i Rachel Applegate - PLAN DEVX
From: Froke, Jon <JFroke@GLENDALEAZ.com >
Sent: Wednesday, August 03, 2016 5:09 PM
To: Rachel Applegate - PLANDEVX
Cc: Friedman, Brian; McAllen, Samuel; Perry, Tabitha; Ritz, Thomas; Rod Jarvis
Subject: Allen Ranches
Attachments: Allen Ranches.pdf
Good Afternoon Rachel. Attached is a memo regarding Allen Ranches and a recent conversation that Glendale
Planning has had with Earl, Curley & LaGarde. I have copied Mr. Jarvis on this message.
Thank you.
Jon
Jon M. Froke, M.Ed., AICP
Planning Director
City of Glendale
Planning Department
5850 West Glendale Avenue
Suite 212
Glendale, AZ
85301
(623) 930-2585
ifroke@glendaleaz.com
1

rinim Planning
GLENU1:,E Memorandum
DATE: July 28, 2016
TO: Rachel Applegate, Senior Planner
Maricopa County PI nning fEe Development
FROM Jon M. FrcNCP, Planning Director
SUBJECT: Allen Ranches j CPA2016004 (St Z2016044
Rachel:
Thank you for the opportunity to review the application for Allen Ranches which is located along the Loop
303 north of Camelback Road. The site is located in the Glendale Municipal Planning Area
In 2014 the City of Glendale updated its Annexation Policy. Debra Stark, then Maricopa County Planning
Director, was engaged in this process and attended the City Council Workshop. Glendale staff met with
her to discuss the city's interest in annexation of undeveloped property into the Glendale City Limits. It
was understood that all parcels such as Allen Ranches would be encouraged to visit with Glendale and
explore annexation.,
We met this summer with the applicant for Allen Ranches and Glendale staff expressed their interest in
continuing a dialogue to explore the merits of annexation. Our preference is that prior to development
of any phase of the site, that the property be seriously considered for annexation into Glendale.
Please contact me if you have any questions. I can be reached at (623) 930-2535 or
Ifmke.@_glendaleaz.corn. Thank you.
Jon
cc: Rod Jarvis, Earl, Curley & LaGarde.
Brian Friedman, Economic Development Director
Sam McAllen, Development Services Director
Tabitha Perry, Assistant Planning Director
Thomas Ritz, AICP, Senior Planner
kr City of Glendale Ft 5850 West Glendale Avenue I Glendale Arizona 85301-2599 1 623-930-2800

July 8, 2016
SENT VIA E-MAIL ONLY
Rachel Applegate
Senior Planner
Comprehensive Planning Division
Maricopa County Planning and Development
501 North 44th Street, Suite 200
Phoenix, AZ 85008
rachelappledate@mail.maricopa.gov
RE: First Review of Comprehensive Plan Amendment Application
(CPA2016004) and Zone Change with Overlay Application (Z2016044), Allen
Ranches located Northeast of Citrus Road and Came!back Road
Dear Ms. Applegate:
Thank you for providing a copy of the Comprehensive Plan Amendment and Zone
Change with Overlay Application filed for Allen Ranches within the City of Glendale's
Municipal Planning Area.
The City of Glendale supports annexation of this property and the processing of all
permit applications for development of this property within the City of Glendale following
annexation.
The City of Glendale does not support any applications for development filed in any
other manner.
The City of Glendale General Plan designation for the portion of the Allen Ranches
property located outside of the 65 ldn for Luke Air Force Base is Low Density
Residential, 0 to 1 dwelling unit per acre. This Comprehensive Plan Amendment and
Zone Change with Overlay Application do not comply with the approved General Plan
designation.
The City of Glendale is a strong partner with Luke Air Force Base and the City of
Glendale notes that the eastern portion of this property is designated as Luke
Compatible Land Use on the City's voter-adopted General Plan and that development of
the eastern portion of this property should comply with this designation. There are
many commercial/retail/business office uses (page 3 of narrative) which might not be
compatible with the operations of Luke AFB.
City of Glendale
Planning a 5850 West Glendale Avenue, Suite 212 Glendale, AZ 85301-2599 a Phone (623) 930-2800
www.glendaleaz.com

July 8, 2016
Applegate
Page 2
The western portion of this property lies within the Graduated Density Concept (GDC).
A maximum of 2 dweliing units per acre should be constructed from the 65 ldn to 1/2 mile
outside the ldn. Placing 6,000 square foot lots, or a density far over 2 dwelling units per
acre immediately adjacent to the 65 ldn contour line could create issues for the base in
the future.
Full half-street dedication and improvement to Bethany Home Road, Sarival Avenue,
Cotton Lane, Camelback Road, and Citrus Road to City of Glendaie standards should
also occur as part of any development of the site. Development of the property should
also comply with all other City of Glendale development standards, including full Citizen
Participation and all other requirements of the City's voter-adopted General Ran,
Zoning Ordinance, Residential Design and Development Manual, and Design Review.
Please feel free to call me if you have any questions or would like to discuss these
comments. My direct line is (623) 930-2588 and email is tritzglendaleaz.corn.
Sincerely,
Thomas Ritz, A1CP
Senior Planner
Planning Division
TR/jd

RESOLUTION OF AMENDMENT
Maricopa County Board of Supervisors
Vision 2030, Maricopa County Comprehensive Plan
Resolution Amending the Maricopa County Comprehensive Plan —
Case Number: CPA2016004
December 7, 2016
BE IT RESOLVED by the Maricopa County Board of Supervisors as follows:
WHEREAS, Maricopa County adopted its Comprehensive Plan in
accordance with Arizona Revised Statutes to help bring about
coordinated physical development consistent with the present and
future needs of Maricopa County; and
WHEREAS, Maricopa County recognizes the importance of having a
comprehensive plan amendment process so that this plan can be
responsive and flexible to meet the changing conditions of Maricopa
County; and
WHEREAS, Maricopa County has procedures to determine when
comprehensive plan amendments are necessary, how comprehensive
plan amendments are processed, and at what point comprehensive
plan amendments can be presented at a public hearing by the Board
of Supervisors, upon recommendation by the Planning and Zoning
Commission; and
WHEREAS, Arizona Revised Statutes requires that amendments to the
Comprehensive Plan be approved by resolution of the Board of
Supervisors; and
WHEREAS, the Maricopa County Board of Supervisors has carefully
considered this comprehensive plan amendment, has held a public
hearing regarding this comprehensive plan amendment, and finds
that this comprehensive plan amendment constitutes an overall
improvement to the Maricopa County Comprehensive Plan, and to
Maricopa County in general.

NOW, THEREFORE BE IT RESOLVED that the comprehensive plan amendment for
case number CPA2016004, is hereby approved this 7 th day of December 2016.
Chairman Date
Clerk of the Board Date
23-
Director, .> Date
Planning and Development Department