02. Z2016054 BOS SHORT REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: October 5, 2016
Case #/Title: Z2016054 – 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 25’ to 20’.
Commission
Recommendation: On 9/8/16, the Commission voted 6-0 to recommend
approval of Z2016054 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”, consisting of 10 pages, dated July 22, 2016, and stamped received
July 22, 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 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
October 5, 2016
Z2016054
Page 1 of 6

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: 20’ 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:
October 5, 2016
Z2016054
Page 2 of 6

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.
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.
October 5, 2016
Z2016054
Page 3 of 6

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
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.
October 5, 2016
Z2016054
Page 4 of 6

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: 9/8/16 P&Z Packet (24 pages)
Note: 9/8/16 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
October 5, 2016
Z2016054
Page 5 of 6

October 5, 2016
Z2016054
Page 6 of 6

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case: Z2016054 – Marbella Ranch
Meeting Date: September 8, 2016
Agenda Item: 5
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: 5 - Z2016054
Page 1 of 10

Project Summary:
1. On June 11, 2014, the Maricopa County Board of Supervisors (BOS) approved case
Z2014011 to rezone 252 acres from Rural-43 to R-5 with an RUPD (Residential Unit Plan of
Development) overlay for Marbella Ranch. This is a request for modification to condition
‘d’ of the rezone to modify the rear-yard setback for the single family traditional lots.
The following is condition ‘d’ 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
2. Modification would reduce the minimum rear yard setback to 20 feet. 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’
25’- Detached SFR 20’- 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 5 feet to 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. The flexibility ensures similar single family
development of the R1-6 zoning district and ensures a development option available
for low density and dwelling unit count within the R-5 zoning category.
Agenda Item: 5 - Z2016054
Page 2 of 10

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
Agenda Item: 5 - Z2016054
Page 3 of 10

Aerial Photo
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
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
Agenda Item: 5 - Z2016054
Page 4 of 10

writing of this report, staff has not received any letters, emails, or phone calls expressing
opposition to the modification of condition request.
Outstanding Concerns from Reviewing Agencies:
9. NA
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 – Z2014011
b. Development of the site shall be in conformance with the Narrative Report
entitled “Project Narrative Rezone Marbella Ranch”, consisting of 10 pages,
dated revised April 11, 2014, and stamped received April 11, 2014, except as
modified by the following conditions.
d. The following R-5 RUPD standards for the Single Family Traditional shall apply:
• Height: 30’/2 stories for detached single family residential
• Rear Yard: 12’ for attached single family residential townhome
• Lot Area: 5,000 sq. ft.
• Lot Width: 45’ for detached single family residential and 30’ for attached
single family residential townhome
• 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
Proposed language – Z2014011
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 July 22, 2016, and stamped received
July 22, 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.
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
Agenda Item: 5 - Z2016054
Page 5 of 10

6. Rear yard setback: 20’ for detached single family residential
Recommendation:
11. Staff recommends the Commission motion for approval of Z2016054 to modify
conditions ‘b’ and ‘e’ of Z2014011 with case Z2016054 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”, consisting of 10 pages, dated July 22, 2016, and stamped received
July 22, 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 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: 20’ for detached single family residential
e. The following R-5 RUPD standards for the Neo-Traditional shall apply:
1. Front Yard: 5’
Agenda Item: 5 - Z2016054
Page 6 of 10

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.
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.
Agenda Item: 5 - Z2016054
Page 7 of 10

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 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.
Agenda Item: 5 - Z2016054
Page 8 of 10

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).
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).
Agenda Item: 5 - Z2016054
Page 9 of 10

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: 5 - Z2016054
Page 10 of 10

ONE
MARICOPA COUNTY STOP
SHOP
Applicant Applicant Phone/Email
480.420.3355
BRIAN HEGARDT BHEGARDTAGOX.NET Z2016054
Case Address Parcel Primary:
501-53-006A, 501-53-007A, 501-53-0095+
Generated August 22, 2016 10:36 AM Gross Acres: 252 approx. Aerials Map scale Sep-Nov 1:11,921 2014
Supervisor District No.4
MODIFICATION OF CONDITIONS
WE
Maricopa County Planning & Development - Phoenix, AZ

ONE
MARICOPA COUNTY STOP
SHOP
Application Name: Marbella Ranch
Legal Description
Applicant Applicant Phone/Email
480,420.3355
BRIAN I-IEGARDT BHEGARDTACOX.NET Z2016054
Case Address Parcel Primary:
501 -53-006A, 501-53-007A, 501-53-008B+
Map scale 1:63,360
Generated August 22, 2016 10:38 AM Gross Acres: 252 approx. Aerials Sep-Nov 2014
Supervisor District No.4
MODIFICATION OF CONDITIONS
W+E
Maricopa County Planning & Development - Phoenix, AZ

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

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 ("AECUZ")
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 lines
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.ulac) 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/History
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.
1

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-5 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 Z2014002 — Single Family Traditional
(DtWYe—d-SFR or Machu' rownho-m el --------- —
Regulation Base Zoning District Proposed Zoning District
Regulations (R-5) Regulations (R-5 RUPD)
Height 40' / 3 stories 30' / 2 stories— Detached SFR
40'/ 3 stories —Attached SFR
Townhonne
Front yard 20' 20'
Side yard 5' 5'
2

Street-side yard 10' 10'
Rear yard 25' 20' — Detached SFR
12' — Attached SFR Town home
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 townhome 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:
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MEET M-EVIVP 3' Eir.nn ,.h: ' PL.411 . REET lA PUE 47.
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, - .,, -=.-, ,,L 1=',e
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muymemr HOMeasItairea . Per.,010 N.E7
R-5 RUPD Zoning District Standards Z2014002 — 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 hornebuilders 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 Z201402 — Multi-family
(Apartments or Condominiums)
Regulation Base Zoning District Regulation Proposed Zoning District
(R-5) Regulations (R-5 RUPD)
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" Avenue alignment. The western
boundary is adjacent to a large vacant parcel and a salt production facility. The northern boundary is adjacent to
5

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
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 314 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% 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 A 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 140 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 ("MCDOT") 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 1276 Avenue/Glendale Avenue. All
surrounding roads are currently without gutter, curb and sidewalk.
6

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.
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 oniy 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 arid 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 (aMCDOT") 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
7

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
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/wail 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 Sheriffs
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 Sheriffs 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-5 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 Department
Robert Fedorka, P.E.
Planning &Development Date: July 27, 2016
501 North 446 Sheet, Suite 100
Phoenix, Phone: (602) Arizona 506-7151 85008 Memo To: Darren Gerard, Deputy Director, Department of Planning & Development
Fax: (602) 506-8762
www.maricopa.goviplatming, Email address: Attn: Farhad Tavassoli, Planner, Planning & Development
robertfedorkaernail.maricopa.gov
From: Robert Fedorka, P.E., Drainage Engineering Supervisor, Planning and
Development
cc: Michael Norris, P.E., Drainage Engineering Manager, Planning and
Development
Subject: Z2016054 — Modification of Stipulation(s) — Marbella Ranch
(El Memo)
I have reviewed the Application for Modification of Stipulations date stamped July
22, 2016, for the Marbella Ranch development to modify stipulations relating to
building setbacks.
Engineering Plan Review (Drainage, Flood Control District & MCDOT) has no
objections to the requested stipulation modification(s).
Approval of this case should include the following stipulations:
1. All previous Drainage Plan Review, Flood Control District and MCDOT
stipulations issued under previous zoning case(s) for Marbella Ranch, not
affected by these modifications, shall remain in effect.
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.
Please contact me if you have any questions.

Maricopa County
Environmental Services Department
Water and Waste Management DATE: August 16, 2016
Division
Subdivision Infrastructure &
Planning Program TO: Rachel Applegate, Planning & Development Dept.
1001 N. Central Avenue #150 Planner
Phoenix, Arizona 85004
Phone: (602) 506-0376
TDD Fax: (602) 602 506 506-5813 6701 FROM Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Marbella Ranch zone modifications; Z2016054
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 to
change the setbacks for the proposed Marbella Ranch residential subdivision located
at the southwest corner of Northern Avenue and El Mirage Road. Marbella Ranch
proposes a maximum of 1,260 lots on the parcels totaling 250.5 acres. According to
previously submitted documents, Liberty Water or Valley 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 August 16, 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) LIBERTY WATER WILL PROVIDE WATER & SEWER SERVICE;
2) APPLICANT WILL PROVIDE "WILL SERVE" LETTERS AT NEXT
SUBMITTAL;
3) ACREAGE HAS CHANGED TO 251.92 ACRES;
4) ATC WILL BE OBTAINED BEFORE FINAL PLAT APPROVAL.