02. 03. DMP2015003 Z2015035 BOS REPORT.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: January 6, 2016
Case #/Title: 1. DMP2015003 – Tonto Verde Parcel 1
2. Z2015035
Supervisor District: 2
Applicant/Owner: Land Development Services, LLC./Desert Troon Ltd., LLC.
Requests: 1. Development Master Plan (DMP) Amendment to change
the land use designation from Multi-Neighborhood
Commercial to Neighborhood Retail Commercial and
Medium Density Residential.
2. Zone Change from Rural-190 to C-1 and R1-6 RUPD.
Site Location: Approximately at the southwest corner of Rio Verde Dr. and
Forest Rd. in the Rio Verde Area.
Site Size: Approximately 8.85 acres (701.7 acre DMP)
County Island Status: N/A
Additional
Comments: The Tonto Verde Association and Tonto Verde Golf Club, Inc.
provided a letter at the Commission hearing which is
included as an attachment to this report.
Commission
Recommendations (two motions – DMP2015003 & Z2015035):
On 11/19/15, the Commission voted 6-0 to recommend
approval of DMP2015003 subject to conditions ‘a’ – ‘w’:
a. Development and use of the site shall comply with the narrative report entitled,
“Amendment to the Tonto Verde Development Master Plan”, consisting of 12
pages which includes all exhibits stamped received October 26, 2015, except as
modified by the following conditions.
b. Major changes to this Development Master Plan, with regard to use and intensity,
must be processed as a revised application with approval by the Board of
Supervisors upon recommendation of the Commission. Minor changes to the
Development Master Plan may be administratively approved by the Department
of Planning and Development.
January 6, 2016
DMP2015003 & Z2015035
Page 1 of 5

c. The applicant shall obtain Earth Moving Permit from the County Bureau of Air
Pollution Control prior to construction.
d. Building permits shall be obtained for any excavation or grading, as well as, for
water and sewer-line installation.
e. The design of the relocated Forest Service access easement shall be approved
by the Tonto National Forest.
f. Widening of Forest Drive to provide for right and left turn pockets at the entrance
to the Development, per County standards, during Phase I of development for
the west side of Forest Road and during Phase III of development for the east
side of Forest Road.
g. Participation of up to 50%, as determined by Maricopa County Department of
Transportation, for possible future signalization of entrance road at Forest Road.
Participation is to be bonded for as long as two (2) years after completion of the
project.
h. Coordination with the County Parks and Recreation and Transportation
Departments in the provision of a hiking and riding trail system to connect with
the McDowell Regional Park and the Tonto National Forest.
i. The area of the Box Bar Ranch (Rio Verde Ranch), shall be surveyed by a
qualified archaeologist and a report summarizing the findings shall be submitted
to the State Historic Preservation Officer, prior to the approval of any plans for
the development of that property.
j. Deed restrictions shall state that grass or turfed areas at individual residences are
prohibited.
k. Firm Wash 10 and Firm Wash 11 as determined by the Tonto Verde Drainage Plan
1992, and associated vegetation shall be retained in their natural state.
l. Golf course fairways will be replanted with as much native vegetation as
possible.
m. The irrigation system shall be of the type which keep over-spray, and wind drift to
a minimum.
n. Aquatic plants will be utilized in the lakes as a food source for wildlife.
o. The use of potable groundwater in refilling lakes and irrigating the golf course is
prohibited.
p. A 100-foot natural desert buffer zone, along the west and south portion of Parcel
19, to an eight foot wall with a depressed compound area for the golf-
maintenance facility shall be provided at the time of development of this area.
January 6, 2016
DMP2015003 & Z2015035
Page 2 of 5

q. A fifty (50) foot wide buffer of natural desert landscaping will be provided along
Rio Verde Drive adjacent to the golf course or any residential land use. A four to
five foot high wall or landscape berm shall undulate through this buffer. A
combination of wall and berm is allowable to accomplish the intended four to
five foot high screen. The golf course rough may encroach into the buffer area.
r. A natural desert setback with an average width of fifty (50) feet shall be
provided along Rio Verde Drive adjacent to the commercial site.
s. Emergency access to Parcel 6 shall be provided and shown on subsequent
development plans.
t. Thirty (30) percent of the commercial site is to be left as natural desert/open
space.
u. The following MCESD condition shall apply:
1. Water and sewer service is determined to be provided by Rio Verde
Utilities. MCESD has to receive and approve the improvement plans for
the utilities. ATC must be issued before Final Plat acceptance.
v. The following Engineering conditions shall apply:
1. Based on the conceptual design nature of the information submitted,
changes to the site layout and/or a reduction in the number of building
lots may be necessitated by the final engineering design of the subdivision
drainage infrastructure.
2. Any application for development must demonstrate that historic drainage
inflow and outflow flows and characteristics will be maintained.
3. Flow depths across N. Forest Road must comply with Table 6.7 of the
Maricopa County Drainage Policies and Standards (for low water
crossings).
w. 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, the property shall change to
the land use designation that existed on the date of application. 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.
January 6, 2016
DMP2015003 & Z2015035
Page 3 of 5

Commission
Recommendation: On 11/19/15, the Commission voted 6-0 to recommend
approval of Z2015035 subject to conditions ‘a’ – ‘l’:
a. Development of the site shall be in conformance with the Narrative Report
entitled “Zone Change Request, Parcel 1, Tonto Verde Development Master
Plan”, consisting of 7 pages which includes the zoning exhibit stamped received
November 3, 2015, except as modified by the following conditions. The applicant
shall submit a revised narrative within 30 days after BOS approval, removing the
request to vary the lot area per dwelling unit standard.
b. 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 (if applicable), within which time the
initial construction permit 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 Z2015035 which details the status of this project, including progress
on obtaining 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 amendments or revocation of zoning for undeveloped parcels.
Status reports will be required until completion of the final construction permits.
c. The following R1-6 RUPD Zoning District standards shall apply:
1. Maximum Height: 30’
2. Minimum Front Setback: 20’
3. Minimum Side Setback: 5’
4. Minimum Street Side Setback: 5’
5. Minimum Rear Setback: 15’
6. Minimum Lot Area: 4,500 sq. ft.
7. Minimum Lot Width: 50’
8. Minimum Lot Area Per Dwelling Unit: 6,000 sq. ft.
9. Maximum Lot Coverage: 60%
d. The following MCESD condition shall apply:
1. Water and sewer service is determined to be provided by Rio Verde
Utilities. MCESD has to receive and approve the improvement plans for
the utilities. Approval to construct must be issued before Final Plat
acceptance.
e. The following Engineering conditions shall apply:
1. Based on the conceptual design nature of the information submitted,
changes to the site layout and/or a reduction in the number of building
lots may be necessitated by the final engineering design of the subdivision
drainage infrastructure.
January 6, 2016
DMP2015003 & Z2015035
Page 4 of 5

2. Any application for development must demonstrate that historic drainage
inflow and outflow flows and characteristics will be maintained.
3. Flow depths across N. Forest Road must comply with Table 6.7 of the
Maricopa County Drainage Policies and Standards (for low water
crossings).
f. 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.
g. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
h. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
i. 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.
j. 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).
k. 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.
l. 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: Ray Banker, Planner
Reviewed by: Darren V. Gerard, AICP, Deputy Director
Attachments: 11/19/15 P&Z Packet (49 pages)
Tonto Verde Association/Tonto Verde Golf Club – Commission memo handout (2 pages)
Note: 11/19/15 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon
request later when available.
January 6, 2016
DMP2015003 & Z2015035
Page 5 of 5

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases: 1. DMP2015003 – Tonto Verde Parcel 1
2. Z2015035
Meeting Date: November 19, 2015
Agenda Items: 1. 2
2. 3
Supervisor District: 2
Applicant: Land Development Services, LLC.
Owner: Desert Troon Ltd., LLC.
Requests: 1. Development Master Plan (DMP) Amendment to change the land
use designation from Multi-Neighborhood Commercial to
Neighborhood Retail Commercial and Medium Density Residential.
2. Zone Change from Rural-190 to C-1 and R1-6 RUPD.
Site Location: Approximately at the southwest corner of Rio Verde Dr. and Forest
Rd. in the Rio Verde Area.
Site Size: Approximately 8.85 acres (701.7 acre DMP)
Density: 1.34 d.u./ac.
County Island Status: N/A
County Plan: DMP for Tonto Verde has land use designated for the subject
parcel as Multi-Neighborhood Commercial.
Municipal Plan: N/A
Municipal Comments: N/A
Support/Opposition: One (1) email of support and one (1) memo of opposition.
Recommendations: 1. Approve with conditions
2. Approve (Conditional Zoning) with conditions
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 1 of 12

Project Summary:
1. This is a request for a DMP Amendment to the Tonto Verde DMP and a zone change for
an 8.85 acre parcel (Tonto Verde Parcel 1) located at the southwest corner of Rio
Verde Dr. and Forest Rd. in the Rio Verde Area. The DMP Amendment is a request to
change the land use designation from the approved Multi-Neighborhood Commercial
to Neighborhood Retail Commercial (2.93 acres) and Medium Density Residential – 5.08
d.u./ac. (5.92 acres). The zone change is a request to change the current Rural-190
zoning district to C-1 (2.93 acres) and R1-6 RUPD (5.92 acres).
2. The applicant is proposing to develop the residential portion of the site with a 30 lot
subdivision and has a Preliminary Plat in the process with case S2015013. The subject site
is bounded by Rio Verde Dr. and Tonto National Forest to the north, Forest Rd. and the
Tonto Verde golf course to the east, and to the south and east by a portion of the
existing golf course. See below for vicinity map (see Figure 1).
Figure 1. Aerial photograph of subject site and adjacent land uses.
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 2 of 12

3. Tonto Verde is an approximately 702-acre DMP that consists of single family and
townhouse residential land uses with golf course and clubhouse amenities. The only
commercial planned parcel is the subject site. Parcel 1 was listed as 8.5 acres in the last
amendment, however after a survey by the applicant and the County Assessor
information lists the site as 8.85 acres. The total acreage of the DMP with clarification of
Parcel 1 as 8.85 acres would be 701.9 acres. See Figure 2 below for current and
proposed DMP land use chart (with corrected Parcel 1 acreage).
Figure 2. Current and Proposed Land Use Table.
4. The requests would reduce the commercial parcel to 2.93 acres for the entire Tonto
Verde DMP. The applicant provides justification of this change by stating the feasibility
of developing a larger commercial development would not be economically
supported. The requested C-1 zoning allows for low intensity commercial uses.
5. With the rezone for R1-6, the applicant is requesting to alter the development standards
to reduce the following: rear setback at 15’, street side yard setback at 5’ minimum lot
area at 4,500 sq. ft., minimum lot width at 50 ft., and to increase the maximum lot
coverage to 60% (see Figure 3 below for RUPD request). The applicant is requesting
variations from the standard to be able to provide a housing product that best meets
market conditions. It should be noted that there was an error on the request to reduce
the minimum lot area per dwelling unit from 6,000 sq. ft. to 4,500 sq. ft. Article 1002.5.2.
of the Maricopa County Zoning Ordinance (MCZO) does not allow for this request and
the applicant will be required to change this information for the case documents if
approved.
Figure 3. Proposed R1-6 RUPD Table
Development Standards for Tonto Verde Parcel 1
R1-6 Max. Height Min. Front Setback Min. Side Setback Min. Street Side Setback Min. Rear Setback Min. Lot Area Min. Lot Width Min. Lot Area Per DU Max. Lot Coverage
Base 30' 20' 5' 10' 25' 6,000 sq. ft. 60' 6,000 sq. ft. 50%
RUPD (Z2015035) 30' 20' 5' 5' 15' 4,500 sq. ft. 50' 6,000 sq. ft. 60%
Public Participation Summary:
6. The applicant complied with the requirements for posting the property with the public
hearing dates. Staff sent out notification cards to property owners within 300’ of the
subject site and areas of interest regarding the requests. The email of support received
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 3 of 12

by staff is from the Rio Verde Community Association (attached) stating the proposed
residential and commercial is an appropriate size for the area.
7. Staff also received a memo of opposition by the Tonto Verde Association & Tonto
Verde Golf Club, Inc. (attached). They stated issues with types of uses allowed, height
restrictions, and drainage concerns for the golf course as reasons for their opposition.
Background:
8. March 17, 1986: The Board of Supervisors approved the “Tonto Verde Development
Master Plan: A Revision to the Rio Verde Development Master Plan” under case DMP85-
3.
9. November 5, 1990: The Board of Supervisors approved an amendment to the Tonto
Verde Development Master Plan under case DMP90-2.
10. December 14, 1992: The Board of Supervisors approved DMP92-2, an amendment to
the Tonto Verde Development Master Plan, approval is subject to the following
conditions:
a. Development in accordance with the Narrative Report entitled “Tonto Verde
Development Master Plan” dated revised September 21, 1992, and enclosed
map dated August 20, 1992.
b. Major changes to this Development Master Plan, with regard to use and intensity,
must be processed as a revised application with approval by the Board of
Supervisors upon recommendation of the Commission. Minor changes to the
Development Master Plan may be administratively approved by the Department
of Planning and Development.
c. The applicant shall obtain Earth Moving Permit from the County Bureau of Air
Pollution Control prior to construction.
d. Building permits shall be obtained for any excavation or grading, as well as, for
water and sewer-line installation.
e. The design of the relocated Forest Service access easement shall be approved
by the Tonto National Forest.
f. Widening of Forest Drive to provide for right and left turn pockets at the entrance
to the Development, per County standards, during Phase I of development for
the west side of Forest Road and during Phase III of development for the east
side of Forest Road.
g. Participation of up to 50%, as determined by Maricopa County Department of
Transportation, for possible future signalization of entrance road at Forest Road.
Participation is to be bonded for as long as two (2) years after completion of the
project.
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 4 of 12

h. Coordination with the County Parks and Recreation and Transportation
Departments in the provision of a hiking and riding trail system to connect with
the McDowell Regional Park and the Tonto National Forest.
i. The area of the Box Bar Ranch (Rio Verde Ranch), shall be surveyed by a
qualified archaeologist and a report summarizing the findings shall be submitted
to the State Historic Preservation Officer, prior to the approval of any plans for
the development of that property.
j. Deed restrictions shall state that grass or turfed areas at individual residences are
prohibited.
k. Firm Wash 10 and Firm Wash 11 as determined by the Tonto Verde Drainage Plan
1992, and associated vegetation shall be retained in their natural state.
l. Golf course fairways will be replanted with as much native vegetation as
possible.
m. The irrigation system shall be of the type which keep over-spray, and wind drift to
a minimum.
n. Aquatic plants will be utilized in the lakes as a food source for wildlife.
o. The use of potable groundwater in refilling lakes and irrigating the golf course is
prohibited.
p. A 100-foot natural desert buffer zone, along the west and south portion of Parcel
19, to an eight foot wall with a depressed compound area for the golf-
maintenance facility shall be provided at the time of development of this area.
q. A fifty (50) foot wide buffer of natural desert landscaping will be provided along
Rio Verde Drive adjacent to the golf course or any residential land use. A four to
five foot high wall shall undulate through this buffer. The golf course rough may
encroach into the buffer area.
r. A natural desert setback with an average width of fifty (50) feet shall be
provided along Rio Verde Drive adjacent to the commercial site.
s. Emergency access to Parcel 6 shall be provided and shown on subsequent
development plans.
t. Thirty (30) percent of the commercial site is to be left as natural desert/open
space. Maximum building lot coverage shall not exceed twenty (20) percent of
the commercial site and building height shall not exceed thirty (30) feet.
11. May 13, 1997: An amendment to the DMP under case DMP92-2(a) was approved to
increase the DMP acreage from 674.9 to 701.7.
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 5 of 12

Existing On-Site and Adjacent Zoning/Land Use:
12. On-site: Rural-190/vacant
North: Arterial then Rural-190/Rio Verde Dr. then Tonto National Forest
South: Rural-190/golf course
West: Arterial then RU-190/Forest Rd. then golf course
East: Rural-190/golf course
Figure 4: Zoning map of Tonto Verde Parcel 1 and surrounding region
Utilities and Services:
13. Water: Rio Verde Utilities, INC.
Wastewater: Rio Verde Utilities, INC.
Fire: Rio Verde Fire Department
Police: MCSO
Outstanding Concerns from Reviewing Agencies:
14. N/A
Staff Analysis:
15. Staff believes that the reduction in proposed commercial land would be adequate for
the Tonto Verde area as the full 8.85 commercial piece has been planned with the
DMP and has not yet been zoned or developed over many years. If approved, the
remaining 2.93 acres of planned commercial uses would be accessible from Rio Verde
Dr. and Forest Rd. The applicant has also included the possibility of having access from
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 6 of 12

the proposed residential portion of the parcel and the golf course to the commercial
site.
16. The addition of 5.92 acres of residential use would only increase the overall density of
the Tonto Verde DMP by 0.04 d.u./ac., to a total of 1.38 d.u./ac. The proximity to the
commercial piece of parcel 1 and the golf course supports the addition of these
residential uses. Accessibility to the two major arterials (Rio Verde Dr. and Forest Rd.)
also further allows for potential residents to easily access these roads. Rio Verde Utilities,
INC. has provided a “will serve” letter specific to Parcel 1 of the Tonto Verde DMP; they
also supply water and wastewater services to the entire Tonto Verde DMP area.
17. The applicant also requests to change approved stipulations ‘q’ and ‘t’ as approved
with DMP92-2. Stipulation ‘q’ requires a 50 ft. wide buffer along Rio Verde Drive for
natural desert landscaping adjacent to the golf course or any residential land use. A 4’
– 5’ (h) wall should be provided through this landscape buffer area. The request by the
applicant is to include a “landscaped berm” as an option to the required wall or a
combination of the two. Staff is okay with this change as a “landscape berm” might be
a beneficial and aesthetic technique to provide screening along this buffer. Stipulation
‘t’ refers to the requirement for 30% of the commercial site to be left as natural
desert/open space, lot coverage not to exceed 20%, and building height not exceed
30’. The applicant requests to increase the building lot coverage to 30% as the
commercial site acreage would be reduced with this request. Staff recommends to
remove the maximum lot coverage and building height requirements as the requested
zone change would set the new development standards. The revised recommended
conditions with leg-edit is provided below:
q. A fifty (50) foot wide buffer of natural desert landscaping will be provided along
Rio Verde Drive adjacent to the golf course or any residential land use. A four to
five foot high wall or landscape berm shall undulate through this buffer. A
combination of wall and berm is allowable to accomplish the intended four to
five foot high screen. The golf course rough may encroach into the buffer area.
t. Thirty (30) percent of the commercial site is to be left as natural desert/open
space. Maximum building lot coverage shall not exceed twenty (20) percent of
the commercial site and building height shall not exceed thirty (30) feet.
18. Stipulation ‘r’ from DMP92-2 also requires a 50’ wide landscape buffer along Rio Verde
Drive adjacent to the commercial site. It should be noted that any requirement for
landscaping or screening shall not impede any access from Rio Verde Dr. to the subject
parcel. Staff has not received any opposition for this case. It should be noted that the
Tonto Verde Association has mentioned different requirements for development
standards such as limiting building height to maximum 20’. Staff cannot regulate or
accommodate CC&R requirements.
19. The Arizona Game and Fish Department provided a memo stating their
recommendations prior to development and disturbance of the subject property. This
memo is included as an attachment.
20. The proposed commercial site is being reduced in area and intensity to serve as a
neighborhood retail center. However, it’s important to note this is a strategic
intersection of two arterial roads at the access to a federal recreation area. This will be
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 7 of 12

the only commercial site open to the public within an approximately 22 mile stretch
between Pima Rd. and Fountain Hills. This is a critical commercial location for the
convenience and necessity of the general public.
Recommendations (two motions – DMP2015003 & Z2015035):
21. Staff recommends the Commission motion for approval with conditions ‘a’ – ‘w’ of
DMP2015003 for the following reasons:
 The change in land use fits the development trends and demand of the Rio Verde
area.
 Reviewing County agencies have no objection to the request.
Provided the following conditions, as applicable, are met:
a. Development and use of the site shall comply with the narrative report entitled,
“Amendment to the Tonto Verde Development Master Plan”, consisting of 12
pages which includes all exhibits stamped received October 26, 2015, except as
modified by the following conditions.
b. Major changes to this Development Master Plan, with regard to use and intensity,
must be processed as a revised application with approval by the Board of
Supervisors upon recommendation of the Commission. Minor changes to the
Development Master Plan may be administratively approved by the Department
of Planning and Development.
c. The applicant shall obtain Earth Moving Permit from the County Bureau of Air
Pollution Control prior to construction.
d. Building permits shall be obtained for any excavation or grading, as well as, for
water and sewer-line installation.
e. The design of the relocated Forest Service access easement shall be approved
by the Tonto National Forest.
f. Widening of Forest Drive to provide for right and left turn pockets at the entrance
to the Development, per County standards, during Phase I of development for
the west side of Forest Road and during Phase III of development for the east
side of Forest Road.
g. Participation of up to 50%, as determined by Maricopa County Department of
Transportation, for possible future signalization of entrance road at Forest Road.
Participation is to be bonded for as long as two (2) years after completion of the
project.
h. Coordination with the County Parks and Recreation and Transportation
Departments in the provision of a hiking and riding trail system to connect with
the McDowell Regional Park and the Tonto National Forest.
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 8 of 12

i. The area of the Box Bar Ranch (Rio Verde Ranch), shall be surveyed by a
qualified archaeologist and a report summarizing the findings shall be submitted
to the State Historic Preservation Officer, prior to the approval of any plans for
the development of that property.
j. Deed restrictions shall state that grass or turfed areas at individual residences are
prohibited.
k. Firm Wash 10 and Firm Wash 11 as determined by the Tonto Verde Drainage Plan
1992, and associated vegetation shall be retained in their natural state.
l. Golf course fairways will be replanted with as much native vegetation as
possible.
m. The irrigation system shall be of the type which keep over-spray, and wind drift to
a minimum.
n. Aquatic plants will be utilized in the lakes as a food source for wildlife.
o. The use of potable groundwater in refilling lakes and irrigating the golf course is
prohibited.
p. A 100-foot natural desert buffer zone, along the west and south portion of Parcel
19, to an eight foot wall with a depressed compound area for the golf-
maintenance facility shall be provided at the time of development of this area.
q. A fifty (50) foot wide buffer of natural desert landscaping will be provided along
Rio Verde Drive adjacent to the golf course or any residential land use. A four to
five foot high wall or landscape berm shall undulate through this buffer. A
combination of wall and berm is allowable to accomplish the intended four to
five foot high screen. The golf course rough may encroach into the buffer area.
r. A natural desert setback with an average width of fifty (50) feet shall be
provided along Rio Verde Drive adjacent to the commercial site.
s. Emergency access to Parcel 6 shall be provided and shown on subsequent
development plans.
t. Thirty (30) percent of the commercial site is to be left as natural desert/open
space.
u. The following MCESD condition shall apply:
1. Water and sewer service is determined to be provided by Rio Verde
Utilities. MCESD has to receive and approve the improvement plans for
the utilities. ATC must be issued before Final Plat acceptance.
v. The following Engineering conditions shall apply:
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 9 of 12

1. Based on the conceptual design nature of the information submitted,
changes to the site layout and/or a reduction in the number of building
lots may be necessitated by the final engineering design of the subdivision
drainage infrastructure.
2. Any application for development must demonstrate that historic drainage
inflow and outflow flows and characteristics will be maintained.
3. Flow depths across N. Forest Road must comply with Table 6.7 of the
Maricopa County Drainage Policies and Standards (for low water
crossings).
w. 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, the property shall change to
the land use designation that existed on the date of application. 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.
22. Staff recommends the Commission motion for approval of Z2015035 subject to
Conditional Zoning per Chapter 3 Article 304.6 of the Maricopa County Zoning
Ordinance with conditions ‘a’ – ‘l’ for the following reasons:
 The zone change is in concert with the proposed amended land use categories of
Neighborhood Retail Commercial and Medium Density Residential.
 Reviewing County agencies have no objections.
Provided the following conditions are met:
a. Development of the site shall be in conformance with the Narrative Report
entitled “Zone Change Request, Parcel 1, Tonto Verde Development Master
Plan”, consisting of 7 pages which includes the zoning exhibit stamped received
November 3, 2015, except as modified by the following conditions. The applicant
shall submit a revised narrative within 30 days after BOS approval, removing the
request to vary the lot area per dwelling unit standard.
b. 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 (if applicable), within which time the
initial construction permit for each phase must be obtained. The applicant shall
submit a written report every five years from the date of Board of Supervisors
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 10 of 12

approval of Z2015035 which details the status of this project, including progress
on obtaining 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 amendments or revocation of zoning for undeveloped parcels.
Status reports will be required until completion of the final construction permits.
c. The following R1-6 RUPD Zoning District standards shall apply:
1. Maximum Height: 30’
2. Minimum Front Setback: 20’
3. Minimum Side Setback: 5’
4. Minimum Street Side Setback: 5’
5. Minimum Rear Setback: 15’
6. Minimum Lot Area: 4,500 sq. ft.
7. Minimum Lot Width: 50’
8. Minimum Lot Area Per Dwelling Unit: 6,000 sq. ft.
9. Maximum Lot Coverage: 60%
d. The following MCESD condition shall apply:
1. Water and sewer service is determined to be provided by Rio Verde
Utilities. MCESD has to receive and approve the improvement plans for
the utilities. Approval to construct must be issued before Final Plat
acceptance.
e. The following Engineering conditions shall apply:
1. Based on the conceptual design nature of the information submitted,
changes to the site layout and/or a reduction in the number of building
lots may be necessitated by the final engineering design of the subdivision
drainage infrastructure.
2. Any application for development must demonstrate that historic drainage
inflow and outflow flows and characteristics will be maintained.
3. Flow depths across N. Forest Road must comply with Table 6.7 of the
Maricopa County Drainage Policies and Standards (for low water
crossings).
f. 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.
g. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
h. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 11 of 12

i. 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.
j. 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).
k. 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.
l. 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: Ray Banker, Planner
Reviewed by: Matt Holm, AICP, Planning Supervisor
Darren Gerard, AICP, Deputy Director
Attachments: Case Maps (2 pages)
Vicinity Maps (2 pages)
DMP Land Use Exhibit (2 pages)
DMP Narrative Report Executive Summary (9 pages)
Rezone Exhibit (1 page)
Rezone Narrative Report (7 pages)
Engineering comments (5 pages)
Environmental Comments (1 page)
Arizona Game and Fish Department Memo (2 pages)
Tonto Verde Association email (1 page)
ADWR Email (1 page)
Rio Verde Utilities “Will Serve” letter (1 page)
Rio Verde Community Association support email (1 page)
Tonto Verde Association & Tonto Verde Golf Club Opposition Memo (2 pages)
Agenda Items: 2 & 3 – DMP2015003 & Z2015035
Page 12 of 12

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Z2015035
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RIO VERDE AZ 85263
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DGULINO@LDSERVICES.NET
Z2015035
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18701 E RIO VERDE Dr
RIO VERDE AZ 85263
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April 2015
Revised May 1, 2015
Revised June 26, 2015
Revised September 24, 2015
Revised October 20, 2015
Amendment
To the
Tonto Verde
Development Master Plan
DMP 92-02
DM P2015003
April 2015
Land Owner
Desert Troon Limited, LLC
Developer
Desert Troon Limited, LLC
Prepared by:
Land Development Services
Greey Pickett
Contact Information
David Gulino
Land Development Services
7525 East Camelback Road. Suite 104
Scottsdale, AZ. 85251
(480) 946-5020
RECEIVED OCT 2 6 2015,

I. Executive Summary
The Tonto Verde Development Master Plan (701.7 acres) is a high quality desert
adult community featuring 36-holes of golf, single-family houses, townhomes and
multi-neighborhood commercial land uses. Tonto Verde is located in
northeastern Maricopa County near the McDowell Mountain Regional Park
between Fountain Hills and Scottsdale in the area commonly referred to as "Rio
Verde".
The Tonto Verde DMP was originally approved in 1992 under case DMP 92-2. It
has been subsequently amended with the latest amendment in 1997 under case
DMP 92-02(a). The 1997 amendment sought approval to construct three holes
of golf on the Box Bar Ranch (Rio Verde Ranch) property, change the land use
on Parcel 2, and approve new parcel delineations for parcels 20-30 to conform to
the golf course routing. The 1997 amendment reduced the overall density from
1.51 DU/AC to 1.34 DU/AC.
This proposed amendment to the Tonto Verde DMP is specific to Parcel 1.
Parcel 1 is located on the north side of the Tonto Verde Development Master
Plan at the southwest corner of Rio Verde Drive & Forest Road and was
designated for Multi-Neighborhood Commercial (MNC) in the approved Tonto
Verde DMP. The sole objective of this proposed amendment is to revise the
designated land use of Parcel 1 to reduce the area of commercial land use. The
subject application proposes to designate 2.93 acres as Neighborhood Retail
Commercial to be in compliance with current Maricopa County Land Use
Categories and change the balance of the parcel to Medium Density Residential
(MDR),
The owners strongly believe that developing the entire 8.85 acres of Parcel 1 into
a commercial land use is not feasible and cannot be economically supported.
Instead, their research indicates that reducing the commercial land use area to
2.93 acres is much more feasible for this location. In addition, the location of the
commercial use is to remain at the northeast corner of parcel 1 adjacent to Rio
Verde Drive and Forest Road thus allowing the opportunity to create a transition
use of residential on the balance of the property for the golf course and existing
residential to the south. Pursuant to a pending Preliminary Plat application, the
commercial portion of Parcel 1 will be delineated as a separate tract within this
plat.
The proposition of Medium Density Residential for the balance of the site is an
appropriate use given its proximity to Rio Verde Drive, Forest Road and the
commercial. Plus it is an excellent transition and buffer between the existing golf
course and residential to the south.
Tonto Verde Development Master Plan Amendment — Narrative Report 1

II. Location Description
The Tonto Verde Development Master Plan (701.7 acres) is a high quality desert
adult community featuring 36-holes of golf, single-family houses, townhomes and
multi-neighborhood commercial land uses. Tonto Verde is located in
northeastern Maricopa County near the McDowell Mountain Regional Park
between Fountain Hills and Scottsdale in the area commonly referred to as "Rio
Verde" (Please See "Vicinity Map"). Parcel 1 is an 8.85 acre parcel located on
the north side of the Tonto Verde Master Plan at the southwest corner of Rio
Verde Drive and Forest Road.
III. Site Analysis
The site is vacant undeveloped desert. Existing vegetation is typical of the
surrounding area. A handful of drainage washes traverse the property,
conveying storm water runoff across the site. The site is generally flat, and void
of any boulder outcroppings, hillsides or mountainous terrain. The site is not
encumbered by any easements or utilities, and is bound by existing road rights-
of-way to the north and east. Please see exhibit A — "Physical Features" for a
map of the property showing all physical features, and any easements and rights-
of-way.
Parcel 1 is an 8.85 acre parcel that has been designated as a Multi-
Neighborhood Commercial parcel in the approved Tonto Verde DMP. The
underlying zoning is RU-190. Please see Exhibit B — "Land Use Plan" for the
proposed Land Use Map for Tonto Verde.
As part of the original Development Master Plan (DMP 92-02), a series of maps
were prepared addressing adjacent landowners, school districts existing schools,
water districts and facilities, sewer districts and facilities, municipal boundaries,
airports and related noise hazards, fire districts, facilities and response times,
nearest Maricopa County substation, nearest Maricopa County Library, and
proximity to large-scale employment centers. Given that this DMP Amendment
does not alter any of that information, nor require any updates to that information,
please refer back to the original Development Master Plan (DMP 92-02)
document for more details regarding those items.
Please see Exhibit C — "Parcel Context Map" for map of the site and the
immediate adjacent properties indicating existing land use and zoning.
Tonto Verde Development Master Plan Amendment — Narrative Report 2

Land Use
The proposed DMP amendment is to revise the land use mix of the approved
DMP by reducing the amount of commercial current designated for Parcel 1 from
8.85 acres to 2.93 acres, re-designating the resulting commercial area form MNC
to NRC and designating the balance of the parcel as Medium Density Residential
(MDR).
8.85 acres of commercial land use is too large for this location and cannot be
economically supported. By reducing the commercial land use area to 2.93
acres, a much more viable and useful commercial development can be created.
The proposed land use designation of Medium Density Residential (MDR) for the
5.92 acres outside the proposed 2.93 acre commercial parcel provides an
excellent transitional use between the proposed commercial use and the existing
golf and single family uses to the south. The anticipated residential use will be
single family homes. The site plan proposed with the associated zoning and
preliminary plat applications request 30 lots on 5.92 acres (5.06 DU/Gross
Residential AC) at a general dimension of 50-feet by 90-feet.
This proposed amendment will modify the overall Land Use as follows-
Current* Pronosed
Area Density Area Density
(Ac) (DU/Ac) Units (Ac) (DU/Ac) Units
Single Family 301.0 2.0 602 306.92 2.06 632
Townhouse 67.3 5.0 336 67.3 5.0 336
Commercial 8.85 NA NA 2.93 NA NA
Open Space/GC 324.8 NA NA 324.8 NA NA
701.95 1.34 938 701.95 1.38 968
*Approved DMP Amendment 92 -2(a), July 10, 1997
A revised overall Land Use Summary Table at the end of this narrative.
Note that the currently approved DMP indicates that Parcel 1 is 8.5 acres. A
subsequent survey and the County Assessor map indicates that the parcel is
actually 8.85 acres.
Community Services
Anticipated community services are discussed in detail in the approved
Development Master Plan for the Tonto Verde Community (DMP 92-02). Water
and Sewer are provided by Rio Verde Utilities. Power is provided by SRP, police
and public safety are provided by the Maricopa County Sheriff's Department, and
Fire and Emergency Services are provided by Rio Verde Fire Department. The
site is not located within any School District.
Tonto Verde Development Master Plan Amendment — Narrative Report 7

Phasing
The phasing for Tonto Verde Parcel 1 has not yet been determined, however the
residential or commercial area may be developed independently depending on
ownership and varying market conditions.
Golf Courses
There are no golf courses proposed as a part of this development plan. However,
the existing Tonto Verde Golf Course borders the property to the west.
Maintenance
Since Parcel 1 is part of the Tonto Verde Master Plan, maintenance of the
common areas, roadways and drainage easements will be accomplished through
the established Tonto Verde Home Owners Association. The residential portion
of Parcel 1 of the Tonto Verde Master Plan is planned to be a private community,
gated from the public. The commercial area will be maintained by the landowner
of the commercial area.
Landscaping
Proposed landscaping within Parcel 1 will be consistent with the surrounding
areas, including the existing Tonto Verde Master Planned Community. An
emphasis will be placed on using native Sonoran Desert vegetation. Areas along
the perimeter of the property may be enhanced to add to the scenic value of the
adjacent roadways, and to help screen and buffer the development from the
roadways.
Lakes
There are no lakes proposed as a part of this development plan.
Circulation System
The circulation system for the proposed development is very simplistic. The
residential area will have its own internal roadway network consisting of local
paved private residential streets, accessed from E. Rio Verde Drive and Forest
Road. All internal streets will be private and meet Maricopa County Department
of Transportation Standards and Specifications. The residential roads will not
connect to, or provide access to the commercial area.
The commercial are will have its own access points, which will be determined at
the time of site plan submittal.
Tonto Verde Development Master Plan Amendment — Narrative Report 8

Access to the property from neighboring areas is provided by E Rio Verde Drive
and Forest Road. For more detailed information regarding the overall Tonto
Verde Community circulation systems, please refer to the existing and approved
Development Master Plan for Tonto Verde (DMP 92-02).
Regional Transportation System
The site is accessed by two regional roads, E. Rio Verde Road and Forest Road.
For a more detailed analysis of the regional road network please refer to the
existing and approved Development Master Plan for Tonto Verde (DMP 92-02).
Drainage Plan
Storm water runoff crosses the site through various small washes. The site is
gently sloped from west to east. All drainage will enter and exit the property in the
post development condition as it does in the pre-development condition and
storm water retention will be provided on site in accordance with County
standards.
Domestic Water
Water service for domestic use and fire protection will be provided by means of a
proposed 8" water line that will loop around the site and connect to the existing
12" water mains in Rio Verde Drive and Forest Road. The 8" water line shall be
installed along the proposed streets, from where water services for each lot will
tap into the line as well as the new fire hydrants proposed in the development.
Sanitary Sewer
Sanitary sewer service for the development will be provided by a proposed 8"
gravity sewer line that will run along the private streets. The 8" sewer line will
connect to a proposed offsite gravity sewer main extension that will run north
from the site entrance on Forest Road to the intersection of Forest Road and Rio
Verde Drive, then east along the alignment of Rio Verde Drive and connect into
an existing sanitary sewer manhole located at the northeastern corner of the
Tonto Verde residential subdivision, east of Forest Road.
IV. Plan Description
The proposed use designation for the property is Neighborhood Retail Center
and Single Family Medium Density Residential. The SFR lots will be located
along the western and southern area of the property, adjacent to the existing golf
course. The commercial will be located in the northeast corner of the property.
The residential has been planned to take advantage of the surrounding views
and abundant open space. The neighborhood roads and lots are planned and
Tonto Verde Development Master Plan Amendment — Narrative Report 9

located specifically to accommodate drainage corridors that need to traverse the
property.
Ingress and egress to Parcel '1 will be from East Rio Verde Drive and Forest
Road and will not impact the existing Tonto Verde Community. It is anticipated
that the residential area will be gated and have private streets. The proposed
plan will allow for a full access to the residential area from East Rio Verde Drive
and egress only to Forest Road. The commercial area will have its own ingress
and egress separate from the residential portion.
There are three previously approved stipulations from the approved Tonto Verde
DMP amendment 92-2. These stipulations address landscape buffers, desert
setbacks, open space and lot coverage. Below are the stipulations, followed by
certain exceptions and clarifications, and finally a legislative edit to the
stipulations. The three stipulations are as follows:
• Stipulation "q" requires a fifty (50) foot wide buffer of natural landscaping
to be provided along Rio Verde adjacent to both the golf course or any
residential land use. This stipulation also requires a 4-5 foot high
undulating wall to be constructed within this buffer.
• Stipulation "r" requires a natural desert setback with an average width of
50-feet to be provided along Rio Verde Drive adjacent to the commercial
site.
• Stipulation "t" requires that 30% of the commercial site to be left as natural
desert/open space. Maximum building lot coverage is to not exceed
twenty (20) percent of the commercial site and building height shall not
exceed thirty (30) feet.
These stipulations have been reviewed and met with the following exceptions
and clarifications:
• Stipulation "q" requires a fifty (50) foot wide buffer of natural landscaping
to be provided along Rio Verde adjacent to both the golf course or any
residential land use. This stipulation also requires a 4-5 foot high
undulating wall to be constructed within this buffer.
Exceptions and Clarifications:
o Natural Landscaping means existing or restored landscaping due to
construction that reflects the character of the natural landscape
found on the property.
o A landscaped berm, or combination of a wall and landscaped berm,
may be utilized in lieu of the 4-5 foot high undulating wall provided
Tonto Verde Development Master Plan Amendment — Narrative Report 10

that the berm or combination of berm/wall be 4-5 feet in height as
measured from existing grade.
o A parcel access driveway is permitted within the buffer to provide
access to the property from Rio Verde Drive into the residential
development.
• Stipulation "r" requires a natural desert setback with an average width of
50-feet to be provided along Rio Verde Drive adjacent to the commercial
site.
Exceptions and Clarifications:
o Natural desert means existing or restored landscaping due to
construction that reflects the character of the natural landscape
found on the property.
o A parcel access driveway is permitted within the setback to provide
access to the property from Rio Verde Drive into the commercial
development.
• Stipulation "t" requires that 30% of the commercial site to be left as natural
desert/open space. Maximum building lot coverage is to not exceed
twenty (20) percent of the commercial site and building height shall not
exceed thirty (30) feet.
Exceptions and Clarifications:
o Natural desert/open space means existing or restored landscaping
due to construction that reflects the character of the natural
landscape found on the property.
o Lot coverage applies to enclosed covered conditioned spaces.
As a result of the exceptions and clarifications to the stipulations, the following
stipulations shall be amended to the following:
DMP 92-2, stipulation "q"-
A fifty (50) foot wide buffer of natural landscaping to be provided along Rio Verde
adjacent to both the golf course and any residential land use. A four to five foot
high wall or landscaped berm shall undulate through this buffer. A
combination fo wall and berm is allowable to accomplish the intended four
to five foot high screen. The golf course rough may encroach into the buffer
area.
DMP 92-2, stipulation at"-
Tonto Verde Development Master Plan Amendment — Narrative Report 11

Thirty (30) percent of the commercial site is to be left as natural desert/open
space. Maximum building lot coverage shall not exceed thirty (30) twenty (20)
percent of the commercial site and building height shall not exceed thirty (30)
feet.
V. Suitability Analysis
Parcel 1 is an 8.5 acre parcel that has been designated on the Tonto Verde DMP
as Multi-Neighborhood Commercial. 8.85 acres of commercial land use is too
large for this location and cannot be economically supported. By reducing the
commercial land use area to 2.93 acres and re-designating to Neighborhood
Retail Center, a much more viable and useful commercial development can be
created. In addition, the addition of Medium Density Residential for the balance
of the site provides an excellent transition buffer between the commercial use,
Rio Verde Drive and the existing golf course and residential to the south.
For detailed information on the suitability analysis for the Tonto Verde Residential
Golf Community, please refer to the existing and approved Tonto Verde
Development Master Plan (DMP 92-02).
Development Schedule
The development of the residential area and commercial area will each be done
in their entirety. The residential and commercial areas can each proceed
independently without compromising utility service or accessibility to the other.
The specific timing of each area will be a function of Market demand.
Community Facilities and Services
Localized pocket parks are anticipated within the residential portion for the
exclusive use of the Parcel 1 residents. The primary amenity for this
development will be the existing Tonto Verde Golf Club.
Public Utilities and Services
Currently water, sewer, and power services area are provided to the site and
located in the roadways adjacent to the property. The proposed development will
need to connect into these existing systems.
Police and Fire Service are provided by the Maricopa Sheriffs Department and
Rio Verde Fire Department respectively.
Tonto Verde Development Master Pian Amendment — Narrative Report 12

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April 2015
Revised May 1,2015
Revised June 26, 2015
Revised September 24, 2015
Revised November 3, 2015
Zone Change Request
Parcel 1, Tonto Verde Development Master Plan
Z2015035
April 2015
Land Owner & Developer
Desert Troon Limited, LLC
Prepared by:
Land Development Services
Greey Pickett
Contact Information
David Gulino
Land Development Services
7525 East Camelback Road. Suite 104
Scottsdale, AZ. 85251
(480) 946-5020
RECEPVED 3 2015
1111174=
LAND DEVELOPMENT
SERVFCES
1
Parcel 1, Tonto Verde DMP — Rezoning Narrative Report

Purpose of Request
The purpose of this request is to seek approval for zoning on Parcel 1 of the
Tonto Verde Development Master Plan. Parcel 1 is an 8.85 acre parcel of land
located at the southwest corner of Rio Verde drive and forest Road where the
underlying zoning is RU-190.
Parcel 1 is currently designated on the approved Tonto Verde DMP as a Multi-
Neighborhood Commercial (MNC) parcel. Submitted concurrent with this
rezoning request is a request to amend the Tonto Verde DMP to change the land
use designation on Parcel 1 from MNC to a mix of single family Medium Density
Residential (MDR) and Neighborhood Retail Center (NRC). The requested
zoning change proposes 2.93 of the 8.85 acres be rezoned to C-1
(Neighborhood Commercial) and the remaining 5.92 acres be rezoned to R1-6
RUPD (Single-Family Residential with a Residential Unit Plan of
Development overlay).
The objective of this request is based on the owner's due diligence efforts that
indicate developing the parcel entirely as a commercial use is not feasible for this
location and would result in an "empty center". In addition, the owner/developer
has learned through discussions with the Tonto Verde Home Owners'
Association and nearby residents that the introduction of MDR on this parcel is
highly desirable for the following reasons-
• Reduces the commercial use to an appropriate size.
• Establishes an appropriate transition buffer between Rio Verde Drive and
the commercial use and the golf and residential uses to the south.
• Provides housing unit choices which are in demand in the Tonto Verde
Master Plan
Description of Proposal
The proposed use for the property is Neighborhood Commercial and Single
Family Residential. The commercial parcel is planned to be approximately 2.93
acres and the residential will be approximately 5.92 acres.
The residential is planned to be 30 single family homes. Home sites have been
designed to take advantage of the surrounding views and abundant open space.
The proposed residential is further screened from the golf course and existing
homes by the abundant existing vegetation along the north side of the golf
2
Parcel 1, Tonto Verde DMP — Rezoning Narrative Report

course plus a proposed 25-foot landscape buffer which will be located behind the
southerly row of homes adjacent to the golf course. Amended standards are
being requested for rear building setbacks, minimum lot width and minimum lot
size.
The amended development standards proposed for the residential portion of this
development are to accomplish the construction of housing product that we feel
best meets the current market conditions. The proposed amended standards will
allow for the creation of 30 residential lots that are a minimum of 4,500 square
feet (50 feet by 90 feet). In conjunction with this, we are requesting a reduction
in the rear setback from 25 feet to 15 feet and lot coverage from 50 percent to 60
percent which will allow for residences that are commensurate with the
community's expectation of homes between 1,600 square feet to 2,100 square
feet. This wilI result in a neighborhood that is well suited to provide a transition
between the commercial we have proposed at the corner of Rio Verde Drive and
Forest Road and the existing golf and residential to the south as compared to
developing the entire parcel as approved in the existing Tonto Verde Master
Plan. The requested amended development standards are detailed in the
following table.
R1-6 Zoning Code Standards Proposed R1-6 RUPD Standards
Max Building Height: 30' Max Building Height: 30'
Front setback: 20' Front setback: 20'
Side setback: 5' Side setback: 5'
Corner side setback: 10' Corner Side Setback 5'
Rear setback: 25' Rear setback: 15'
Min. Lot Area: 6,000 sq. feet Min. Lot Area: 4,500 sq. feet
Min. Lot Width: 60 feet Min. Lot Width: 50 feet
Min. Lot Area per Unit:6,000 sq. feet Min. Lot Area per Unit: 4,500 sq. feet
Max. Lot Coverage: 50% Max Lot Coverage: 60%
There are three previously approved stipulations from the approved Tonto Verde
DMP amendment 92-2.
• Stipulation "q" requires a fifty (50) foot wide buffer of natural landscaping
to be provided along Rio Verde adjacent to both the golf course or any
residential land use. This stipulation also requires a 4-5 foot high
undulating wall to be constructed within this buffer.
• Stipulation "r" requires a natural desert setback with an average width of
50-feet to be provided along Rio Verde Drive adjacent to the commercial
site.
• Stipulations "t" requires that 30% of the commercial site to be left as
natural desert/open space. Maximum building lot coverage is to not
3
Parcel 1, Tonto Verde DMP — Rezoning Narrative Report

exceed twenty (20) percent of the commercial site and building height
shall not exceed thirty (30) feet.
These stipulations have been reviewed and met with the following exceptions
and clarifications:
• Stipulation "q" requires a fifty (50) foot wide buffer of natural landscaping
to be provided along Rio Verde adjacent to both the golf course or any
residential land use. This stipulation also requires a 4-5 foot high
undulating wall to be constructed within this buffer.
Exceptions and Clarifications:
o Natural Landscaping means existing or restored landscaping due to
construction that reflects the character of the natural landscape
found on the property,
o A landscaped berm, or combination of a wall and landscaped berm,
may be utilized in lieu of the 4-5 foot high undulating wall provided
that the berm or combination of berm/wall be 4-5 feet in height as
measured from existing grade.
o A parcel access driveway is permitted within the buffer to provide
access to the property from Rio Verde Drive into the residential
development.
• Stipulation "r" requires a natural desert setback with an average width of
50-feet to be provided along Rio Verde Drive adjacent to the commercial
site.
Exceptions and Clarifications:
o Natural desert means existing or restored landscaping due to
construction that reflects the character of the natural landscape
found on the property.
o A parcel access driveway is permitted within the setback to provide
access to the property from Rio Verde Drive into the commercial
development.
• Stipulation "C requires that 30% of the commercial site to be left as natural
desert/open space. Maximum building lot coverage is to not exceed
twenty (20) percent of the commercial site and building height shall not
exceed thirty (30) feet,
Exceptions and Clarifications:
4
Parcel 1, Tonto Verde DMP — Rezoning Narrative Report

o Natural desert/open space means existing or restored landscaping
due to construction that reflects the character of the natural
landscape found on the property.
o Lot coverage applies to enclosed covered conditioned spaces.
In addition to the previously stated stipulations, the C-1 Zoning Code requires the
following walls and screening standards:
a. A solid wall, not less than six feet in height, shall be required along and
adjacent to any side or rear property line abutting any rural or residential
zone boundary, or any alley abutting such zone boundary at the time of
development of the commercial property. Further, any access gates in
said solid wall shall be constructed of view-obscuring material to provide
effective screening.
b. The perimeter of any portion of a site not adjacent to a rural or residential
zone boundary upon which any outdoor use of a commercial nature is
permitted shall be enclosed to a height of not less than six feet by building
walls, walls or fences of any view-obscuring material. No outdoor
commercial use or enclosure thereof shall encroach into any required
setback area adjacent to any street, nor shall any storage products or
materials exceed the height of any such enclosure.
These requirements have been reviewed and will be met with the following
exceptions:
• A solid wall of not less than six feet shall be provided along the common
property line between the proposed commercial and any residential lots.
• A landscape buffer of 15-20 feet will be located on the commercial parcel
along this same common property line.
• The commercial site will not be enclosed by a six foot wall, fence, or
combination thereof.
Relationship to Surrounding Properties
Tonto Verde is located in Maricopa County bounded by the Tonto National Forest
to the north and the existing and built Tonto Verde master planned golf course
community to the east, south, and west. The Tonto Verde community has a
mixture of residential zoning from R-10 to R-3, along with thirty-six holes of golf.
The residential neighborhood is proposed to surround the commercial parcel to
provide an appropriate land use buffer to the golf course and adjacent Tonto
Verde Community.
5
Parcel 1, Tonto Verde DMP — Rezoning Narrative Report

Location and Accessibility
Parcel 1 of Tonto Verde is located at the northeast corner of the master plan at
the southwest corner of Rio Verde Road and Forest Road. The commercial area
will have separate ingress and egress via driveways from Rio Verde Drive and
Forest Road The length of the commercial parcel along both those frontages is
526' and 486' respectively thus providing sufficient room for ingress and egress
in compliance with county standards. County standards require a minimum of
360' of spacing along arterials, and 250' on major collectors. The detailed
driveway entrances will be identified in the site plan for this parcel when it is
submitted for a Plan of Development approval.
The property is bounded to the south and west by the existing Tonto Verde
community. Golf is adjacent to the southern boundary of Parcel 1. Ingress and
egress to Parcel 1 will be from East Rio Verde Drive and Forest Road and will
not impact the existing Tonto Verde Community. It is anticipated that the
residential area will be gated and have private streets. The proposed plan will
allow for a full access to the residential area from East Rio Verde Drive and
egress only to Forest Road.
Circulation System
The main entry to the residential area will be from Rio Verde Drive. A secondary
access point featuring emergency access and neighborhood exit only will be
located on Forest Road. Driveways for the commercial parcel will be direct to
Rio Verde Drive and Forest Road. The specific location of driveways will be
defined during the Plan of Development review for the site plan. It is anticipated
that the residential area will be gated and have private streets. The proposed
plan will allow for a full access to the residential area from East Rio Verde Drive
and egress only to Forest Road. The commercial area will have its own ingress
and egress separate from the residential portion.
Streets within the residential area will be private and residential in character. A
proposed typical cross-section is included on the Preliminary Plat. All lots within
the residential neighborhood will have street frontage, and cul-de-sacs are
proposed on dead end streets. There will be no access to the commercial site
from the residential neighborhood.
Development Schedule
The development of the residential area and commercial area will each be done
in their entirety. The residential and commercial areas can each proceed
independently without compromising utility service or accessibility to the other.
The specific timing of each area will be a function of Market demand.
6
Parcel 1, Tonto Verde DMP Rezoning Narrative Report

Community Facilities and Amenities
Localized pocket parks are anticipated within the residential portion for the
exclusive use of the Parcel 1 residents. The primary amenity for this
development will be the existing Tonto Verde Golf Club.
Public Utilities and Services
Parcel 1 is located within the certificated area for the Rio Verde Utility company
for water and sewer service. The owner is currently in the approval process with
the Central Arizona Groundwater Replenishment District (CAGRD) and Arizona
Department of Water Resources (ADWR) to secure the 100-year assured water
supply certificate required to subdivide this parcel. The proposed development
will connect to existing facilities adjacent to the property. Electrical power is
provided by the Salt River Project. Police service is provided by the Maricopa
Sheriff's Department. Fire and emergency services are provided by the Rio
Verde Fire Department.
7
Parcel 1, Tonto Verde DMP — Rezoning Narrative Report

Maricopa County
Planning & Development Department
Engineering Plan Review
Date: September 11, 2015
Larry Morden, P.E., LEED AP
Planning & Development
501 North 44th Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Atizona 85008
Phone: (602) 372-0291 Development
Fax: (602) 506 -8762
www.maricoaa.govtalannine
Email address: Attn: Ray Banker, Planner, Planning & Development Services
LawrenceMorden@mail.maricopa.gov
From: Larry Morden, P.E., LEED AP, Plans Examiner Engineer, Planning &
Development Services
CC: Michael Norris, P.E., Drainage Engineering Manager, Planning &
Development
Subject: DMP2015003 — Troon Tonto Verde
(E2 Memo)
I have reviewed the DMP application for the rezoning of Parcel 1 from commercial to
residential and commercial date stamped August 12, 2015, for the Troon Tonto
Verde development.
RE-ZONE
1. Engineering Plan Review (Drainage, FCD & MCDOT) has no comment on the
DMP (re-zoning) proposal.
2. Rio Verde Drive and N. Forest Road along the front of the subject premises is
under the jurisdiction of MCDOT. Both roads appear to provide the required
half-widths.
3. MCDOT Traffic Engineering has previously approved the Traffic Impact Study.
4. The site is not within a regulated Special Flood Hazard Area (SFHA)
(Floodplain or Floodway). Regulated SFHAs are located immediately east of
the site. This site was excluded from the study that delineated the SFHAs
downstream of the property.
FUTURE DEVELOPMENT STIPULATIONS
5. Based on the conceptual design nature of the information submitted,
changes to the site layout and/or a reduction in the number of building lots
may be necessitated by the final engineering design of the subdivision
drainage infrastructure.

6. Any application for site development must include a grading and drainage
plan prepared by a licensed civil engineer in accordance with Planning &
Development Form 706 (Preliminary Plat Phase) & Forms 705 & 71213 (Final
Plat & Building Permit Phase) found at:
http://www.rnarico pa.gov/planning/Build ingServices/docs/bdf/Commercial D
rainageClea rancePacket.pdf
7. Any application for development must demonstrate that historic drainage
inflow and outflow flows and characteristics will be maintained.
8. Flow depths across N. Forest Road must comply with Table 6.7 of the
Maricopa County Drainage Policies and Standards (for low water crossings).
Please contact me if you have any questions.

Maricopa County
Planning & Development Department
Date: August 21, 2015
Robert Ftdorka, P.E.
Planning tk Development
501 North 446' Street, Suite 100 Memo To: Darren Gerard, Deputy Director, Department of Planning & Development
Phoenix, Arizona 85008
Phone: (602) 506-7151
Fax: (602) 506-8762 Attn: Carol Hu, Planner, Planning & Development
woimf.maricopa.gov/planning
Email address:
roberifedorka@mait.maricopagov From: Robert Fedorka, P.E., Drainage Engineering Supervisor, Planning and
Development
cc: Michael Norris, P.E., Drainage Engineering Manager, Planning and
Development
Subject: Z2015035 — Troon Tonto Verde Re-Zone
(E2 Memo)
I have reviewed the Re-Zone application for the rezoning of Parcel 1 from
commercial to residential and commercial date stamped August 12, 2015, for the
Troon Tonto Verde development.
RE -ZONE
1. Engineering Plan Review (Drainage, FCD & MCDOT) has no comment on the
DMP (re-zoning) proposal.
2. Rio Verde Drive and N. Forest Road along the front of the subject premises is
under the jurisdiction of MCDOT. Both roads appear to provide the required
65 foot half-widths.
3. MCDOT Traffic Engineering has previously approved the Traffic Impact Study
submitted with the application (see attached).
4. The site is not within a regulated Special Flood Hazard Area (SFHA)
(Floodplain or Floodway). Regulated SFHAs are located immediately east of
the site (note the floodway width along the western edge of pavement along
N. Forest Road).
FUTURE DEVELOPMENT STIPULATIONS
5. Based on the conceptual design nature of the information submitted,
changes to the site layout and/or a reduction in the number of building lots
may be necessitated by the final engineering design of the subdivision
drainage infrastructure.

Page 2 of 2
6. Any application for site development must include a grading and drainage
plan prepared by a licensed civil engineer in accordance with Planning &
Development Form 706 (Preliminary Nat Phase) & Forms 705 & 712B (Final
Plat & Building Permit Phase) found at:
http://www.maricopa.gov/planning/Build ingServices/docs/pdf/CommerciaiD
ra inageClea rancePacket.pdf
7. Any application for development must demonstrate that historic drainage
inflow and outflow flows and characteristics will be maintained.
8. Flow depths across N. Forest Road must comply with Table 6.7 of the
Maricopa County Drainage Policies and Standards (for low water crossings).
Please contact me if you have any questions.
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the Maricopa County Zoning
Ordinance:
http://www.maricopa.gov/planning/Resources/Ordinances/pdf/reforrn ordinance/Zoning%
200rdinance.pdfitpage=230
Maricopa County Drainage Policies and Standards Manual:
http://fccl.maricopa.gov/clownloads/manualsholicies-standards-
manual Draft20130107.pdf
For Additional Information See:
http://www.maricopa.gov/planning/BuildingServices/DrainageReviewRequest.aspx
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
http://fcd.maricopa.gov/downloads/permitting/floodplain reg book.pdf
For Additional Information See:
littp://www.fcd.maricopa.gov/
MCDOT REFERENCES
Roadway Design Manual
http://www.mcdot.maricopa.gov/technical/eng-manuals/RdwyDesgnManual-112513.pdf
Maricopa County Resolution for ROW Permits
http://www.mcdot.maricopa.gov/technical/eng-manuats/resolution-permits-row.pdf
For Additional Information See:
http://www.mcdot.maricopa.gov/

MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 OF 1
Project Name: Tonto Verde Traffic Generation Statement Date: 5/512015
Location: SWC of Rio Verde Drive and Forest Road Reviewer: Yow-Shi Ho (506.8940)
..t=r File No.; elro 4- Z "Z0 .C, 5 IS' James Sargent (506.8678)
Consultant: CivIech CONSULTANT CODE:
Project No.: A = Will Comply B ,= Deleted
Report Sealed By: John C. Willett Phone No: 480-659-4250 Fax: C = Consultant to Evaluate
Item Page Consultant
Number Number Comments Reply
1 8T REVIEW (TIS) Use CODE A
B or C in
Consultant: Please use the code and respond to each comment in the this column
Consultant Reply Column. This sheet is for our record, please answer every next to every
question and sign and date your acknowledgement or the plans will be comment,
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet, Thank you for your
cooperation.
General Comments:
This traffic generation statement is for the Tonto Verde development located
on the SWC of Rio Verde Drive and Forest Road in the Rio Verde Community
of Maricopa County. Both roads of the mentioned above are under MCDOT
jurisdiction.
The purpose of this statement is to determine the trip generation of the
proposed rezoning is acceptable.
Review Comments:
No further comments. Tonto Verde Trip Generation Statement is approved.
Signature: Date:
1:1DGMPLAN-REV120151Tonto Verde development traffic generation Z2015035.doc

Maricopa County
Environmental Services Department
Water and Waste Management Division
Planning Subdivision Program Infrastructure & DATE: August 20, 2015
1001 N. Central Avenue #150
Phoenix, Phone: (602) Arizona 506-1058 85004 TO: Raymond Banker, Planning 8t. Development Dept.
Fax: (602) 506-5813 Planner
TDD 602 506 6704
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: Tonto Verde Parcel 1 DMP; DMP2015003
The Maricopa County Environmental Services Department (MCESD) has reviewed
revised documents received from the Maricopa County Planning and Development
Department for the above referenced project. This project is a request for
Development Master Plan (DMP) approval.
Water and sewer service is determined to be provided by Rio Verde Utilities. MCESD
has to receive and approve the improvement plans for the utilities. ATC must be
issued before Final Plat Acceptance.
The project is not in the Urbanized Unincorporated Area, and therefore, is not
regulated by MCESD for stormwater quality.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela on August 20, 2015 and will allow the project to proceed at
this time subject to the following stipulations:
Stipulations:
Water and sewer service is determined to be provided by Rio Verde
Utilities. MCESD has to receive and approve the improvement plans for the
utilities. ATC must be issued before Final Plat Acceptance.
It should be noted that several other Maricopa County agencies must review this
project. Final approval authority for this project rests with the Maricopa County
Board of Supervisors.

GOVERNOR
DouGiAs A. DUCEY
THE STATE OF ARIZONA COMMISSIONERS
CHAIRMAN, ROBERT E. MANSELL, WINSLOW
GAME AND FISH DEPARTMENT KURT EDWARD R. DAVIS, "PAT" MADDEN, PRDFNi FLAGSTAFF
5000 W. CAREFREE HIGHWAY JAMES JAMES R. S. AMMONS, ZIELER, ST. YEIMA JOHNS
PHoENIX, AZ 85086-5000 DIRECTOR
(602) 942-3000 • WWW.AZGFDLOV LARRY D, VoyLEs
Dvp wry DIRECTOR
TV E. GRAY
June 12, 2015
David Gulino
Land Development Services
7525 East Carnelback Road, Suite 104
Scottsdale, AZ 85251
Re: Review of the Revised Land Use on Tonto Verde DMP Parcel 1
Dear Mr. Gulino:
The Arizona Game and Fish Department (Department) reviewed your Project Evaluation Request
information received on May 5, 2015, regarding the zoning change on the 8.5 acre Tonto Verde DMP
Parcel 1 in Rio Verde, AZ. As seen on the Department's Heritage Data Management System (HDMS)'s
On-Line Environmental Tool report generated for you on May 5, 2015 (enclosed), Sonoran desert
tortoises (Gopherus morafkai), bald eagles (Haliaeetus leucocephalus), Yuma clapper rails (Rallus
longirostris yumanensis), yellow-billed cuckoo (Coccyzus americanus) and their Designated Critical
Habitat, desert pupfish (Cyprinodon macularius), and roundtail chub (Gila robusta) have been reported
within a three mile radius of your proposed project.
Based on the information provided, the Department has the following general recommendations:
• At least 30 days prior to any ground disturbance, the Department recommends conducting a
survey for Sonoran Desert tortoise in the parcel, in accordance with the Desert Tortoise Survey
Guidelines for Environmental Consultants, to determine the presence/absence of this species. If
tortoises are identified during the survey, refer to The Recommended Standard Mitigation
Measures For Projects In Sonoran Desert Tortoise Habitat and Guidelines For Handling
Sonoran Desert Tortoises Encountered On Development Projects.
m urve GuidelinesForConsultants. df
http://www .azgfd. go v/pdfs/w_c/tortois e/Miti gati onMeasures pdf
http://www.azgfd. gov/hgis/pdfs/Tortoisehandlingguidelines.pdf
• Breeding and wintering bald eagles (Haliaeetus leucocephalus), which are regulated under the
Bald and Golden Eagle Protection Act (BGEPA), have been recorded within a ten mile radius of
your project. If you are uncertain about the effects of your project to eagles, or if you anticipate
your project will not be in compliance with the Eagle Act, the Department recommends you
contact the U.S. Fish and Wildlife Service (USFWS) for their Technical Assistance. The
USFWS will provide options to comply with the Eagle Act, such as conservation measures to
avoid or minimize adverse effects to the eagles.
AN EQUAL OPPORTUNITY REASONABLE ACGOIAMATioNs AGENCY

Mr. David Gulino
June 12,2015
2
• Minimize impacts to vegetation during project construction. Staging areas should be located in
previously disturbed sites, and kept as small as possible. Implement erosion and drainage control
measures during the project to prevent the introduction of sediment-laden runoff into adjacent
surface waters, and to prevent impacts to surface water quality. Stabilize exposed soils,
particularly on slopes, with native vegetation as soon as possible to prevent excess erosion.
If proposed ground disturbance (both temporary and permanent), in areas with native vegetation,
will meet or exceed 0.25 acre, please comply with the Arizona Native Plant Law
(haps ://agri culture. az. gov/programs- and-services/nati ve-pl ants) regulations. Please determine if
a Native Plant Inventory should be conducted to identify, record, and coordinate plant salvage
efforts for species that are Protected under the Arizona Native Plant Law. In addition, the
applicable land management agencies should be consulted regarding guidelines for revegetation
efforts.
• Minimize the potential introduction or spread of exotic invasive species. Precautions should be
taken to wash all equipment utilized in the project activities before entering and leaving the site.
Arizona has noxious weed regulations (Arizona Revised Statutes, Rules R3-4-244 and R3-4-
245); please see the Arizona Department of Agriculture website for prohibited and restricted
noxious weeds.
https ://agriculture . az. gov/r3 -4-244-regulated-and-restricted-noxious-weeds
https ://agri culture . az. gov/r3 -4-245-prohibited-noxious-weeds
The Department appreciates the opportunity to provide an evaluation of impacts to wildlife or wildlife
habitats associated with the Revised Land Use on Tonto Verde DMP Parcel 1. If you have any questions
regarding this letter, please contact me at (623) 236-7513, and visit our website for additional guidelines
at httn://www.azafd.aov/hais/auidelines.asnx.
Sincerely,
Audrey K. Owens
Project Evaluation Program Specialist, Habitat Branch
Arizona Game and Fish Department
cc: Laura Canaca, Project Evaluation Program Supervisor
Kelly Wolff-Krauter, Habitat Program Manager, Region VI
AGFD# M15-04280130

Raymond Banker - PLAN DEVX
From: Steven Peterman <speterman@tontoverdeassociation.com >
Sent: Tuesday, September 01, 2015 2:27 PM
To: Raymond Banker - PLANDEVX
Subject: RE: DMP2015003 & Z2015035 (Tonto Verde Parcel 1)
Importance: High
Follow Up Flag: Follow up
Flag Status: Flagged
Ray
The Tonto Verde Association will not approve any building height limits that exceed 20 feet for either the residential
application or the commercial zoning request.
Please incorporate this into the County notes.
Thank you
Steven W Peterman, COO
Tonto Verde Association
18401 El Circulo Drive
Rio Verde, AZ 85263
(480) 471-2582
www.tontoverde.org
From: Raymond Banker - PLANDEVX [mailto:RaymondBanker(amail.maricopa.gov ]
Sent: Tuesday, September 01, 2015 2:20 PM
To: undisclosed-recipients:
Subject: DMP2015003 & 72015035 (Tonto Verde Parcel 1)
Good afternoon,
You are receiving this email as the above mentioned cases are in the area which you are considered an "Area of
Interest". Attached are documents relating to the subject case (2 nd submittal documents). Please let me know if there
are any questions or concerns.
Sincerely,
Ray Banker
Planner
Maricopa County
Planning and Development Department
1

Raymond Banker - PLANDEVX
From: Richard B. Obenshain <rbobenshain@azwater.gov >
Sent: Tuesday, September 01, 2015 2:32 PM
To: Raymond Banker - PLANDEVX
Subject: RE: DMP2015003 & Z2015035 (Tonto Verde Parcel 1)
Follow Up Flag: Follow up
Flag Status: Flagged
Thanks. We have had a conversation with the developer regarding this project. A Certificate of Assured Water Supply is
required. The change in the number of proposed units does not adversely affect the available water supply- given the
reduction in commercial acreage.
Richard B. Obenshain, Manager
Recharge, Assured & Adequate Water Supply Programs
Water Planning Division
Arizona Department of Water Resources
3550 N. Central Ave., 2nd Floor
Phoenix, AZ 85012
Phone: (602)771-8622
Fax: (602)771-8689
PROTECTING. ARIZONA%
WATaft SUPPLIES
fir EIS NEXT .0tIOURY
From: Raymond Banker PLANDEVX [mailto:RaymondBanker@mail.maricopa.gov]
Sent: Tuesday, September 01, 2015 2:20 PM
Subject: DMP2015003 & Z2015035 (Tonto Verde Parcel 1)
Good afternoon,
You are receiving this email as the above mentioned cases are in the area which you are considered an "Area of
Interest". Attached are documents relating to the subject case (2 rid submittal documents). Please let me know if there
are any questions or concerns.
Sincerely,
Ray Banker
Planner
Marieopa County
Planning and Development Department
1

UTILITIES, INC.
September 21,2015
Troon Tonto Verde-Parcel 1
Re: Will Serve Letter
To whom it may concern:
This letter serves. as verification that Rio Verde Utilities, Inc. (RVUI) wilt provide water
and sewer service to the following location:
Parcel 219-141,9$1C known o 'from Tonto Verde-Pareel 1
Should you have any further questions regarding this matter, please feel free to call me at
(480) 471-2728.
Sincerely,
Michael Klerninsid
General Manager
Rio Verde Utilities, inc.
RECEIVED SEP 22 20Ii
25609 N. Danny Lane, Suite 1 Rio Verde, Arizona 85263-7139
Operations — (480) 471-2728 'Plant — (480) 471-2609 Accounting — (480) 471-7247 ' FAX — (480) 471 -7636

Raymond Banker - PLANDEVX
From: Doris Findling <doris@rioverdehoa.org >
Sent: Wednesday, September 16, 2015 8:14 AM
To: Raymond Banker - PLANDEVX
Subject: Tonto Verde Parcel 1
Follow Up Flag: Follow up
Flag Status: Flagged
Dear Mr. Banks,
The Rio Verde Community Association would like to share with you the status of our ongoing discussions with Troon
regarding their pending cases for Parcel 1 within our neighboring Tonto Verde Community. The feedback we have
received from residents regarding their application has been extremely positive. There is considerable support of their
plans to add additional commercial/residentiai use to a size that is appropriate for the area. Our recent community
survey showed a high demand for wanting a small market, gas sales, and health care services close by. Please do all you
can to approve this request as soon as possible so that they may move forward with development. In addition, we
support any means that may be available to expedite the development of the parcel.
Best Regards,
Doris Findling
Executive Director
Rio Verde Community Association
18816 Four Peaks Blvd.
Rio Verde, AZ 85263
Phone (480)471-2068
Fax (480)471-9059
rvcadoris@cox.net
i.

November 6, 2015
Mr, Raymond Banker
Principal Planner
Maricopa County Planning and Zoning
501 N 44th Street, Suite 200
Phoenix, AZ 85008
Sent by E-mail and U. S Postal Service Regular mail
RE: DIVIP 2015003 & 22015035
PARCEL tt: 219-14-981C
Dear Mr. Banker,
Please accept this letter as the official response of the Tonto Verde Golf Club, Inc. and the
Tonto Verde Association to the above zoning case.
After careful review of the proposed zoning request case as submitted on behalf of Desert
Troon LTD, LLC, by Land Development Services, respectfully the Tonto Verde Golf Club, Inc.
and the Tonto Verde Association are herein officially in opposition of the C-1 CUPD proposed
zoning application.
Certain aspects of the C-1 zoning could be found objectionable by the residents of the
community and the Tonto Verde Golf Club members and guests, should a use of the
commercial parcel include such businesses as a gasoline service station, automobile parts and
supply facilities, arcades, day nurseries and nursery schools, gun shops and/or liquor stores.
These types of businesses may be perceived to be 'out of character' with an age restricted
community such as Tonto Verde and Rio Verde.
Additionally, the Parcel falls under the general governance of the Tonto Verde Association
a nd its guidelines for development. The C-1 CUPD zoning allows for 30 foot height limitations,
whereas the Tonto Verde Association Design Guidelines restrict a Developer to a 22 foot
height limit, from finished floor grade.
RECEIVED NOV 06 2015
18401 El Ciroulo Drive I Rio Verde, AZ 85263
Phone: 480.471.25821 www,TontoVerde.org

Furthermore, drainage within this Parcel, remains a concern for the Tonto Verde Golf Club,
Inc, as historical water flows from this parcel have caused flooding and damage to the
number 11 golf hole that is parallel to Forest Road to the east of the applicants parcel. The
proposed retention basins within Parcel 1 may not be adequate to retain a heavy flow that
usually occurs on the south side of Rio Verde Drive.
The Tonto Verde Association intends to be present at the November 19, 2015 zoning hearing
to represent the community's objection to the applicant's request.
For additional information, please contact the Associations general manager, Steven
Peterman, at 480-471-2582
Thank you,
Respectfully,
Tonto Verde Association
Scott Thiss, President
onto Verde Golf Club, Inc.
Cc: DESERT TROON LTD., LLC
17207 N PERIMETER DRIVE, #200
SCOTTSDALE, AZ 85255
Cc: DAVID GULINO
LAND DEVELOPMENT SERVICES
7525 E. CAIVIELBACK RD., STE 104
SCOTTSDALE, AZ 85251

Tonto
er
November 18, 2015
Maricopa County Zoning Commissioners
The Tonto Verde Association and the Tonto Verde Golf Club, Inc. recently sent a letter to Staff
regarding the zoning case and conveyed our concerns with the types of business purposes that
the zoning allows, the potential for surface water to run across Forest Road and the lack of
acknowledgement that the Parcel was within the Tonto Verde community and the CC&R's and
Design guidelines prevail over the property.
On November 13, 2015, the Association officers met with Jon Coulter, the VP of Desert Troon,
to express the concerns of the community regarding the types of businesses that might be
interested in the commercial parcel. Mr. Coulter was forthright with the group and agreed that
certain business uses would be uncharacteristic for the community.
Such businesses that were found objectionable were:
• Gasoline Stations with a C-Store that sells cigarettes, beer and hot dogs with a variety of
'racetrack' gas pumps under a 30 foot canopy,
• Gun Shops,
• Automobile repair facilities,
• Liquor Stores or
• Arcades.
Since the Tonto Verde community is essentially a 'bedroom community' for active adults, such
businesses as below would be welcome:
• Health care facility,
• Hair and nail facility,
• Spa and wellness facility
• A Country store,
• Bank,
• Office space for investment advisors,
• Other low key types of service oriented businesses.
18401 El Circulo Drivel Rio Verde, AZ 85263
Phone: 480.471.25821 www.TontoVerde.org

While Mr. Coulter indicated that he also agreed that some of the above businesses would not
fit into the community, the Association strongly and respectfully recommends that no zoning
changes or variance be granted until the Association receives, in writing, agreement and
concurrence from Desert Troon to the following: 1) the types of business uses that would be
developed align with the above list and/or be subject to approval by the Tonto Verde
Association; 2) that all water retention and run-off plans be fully certified to ensure no negative
impact to the golf courses, residences, or open lots; 3) that all structures conform to the Tonto
Verde Association CC&Rs and be subject to approval by the TVA Architectural Review
Committee, and 4) acknowledgement is provided by Desert Troon that they understand the
TVA property assessment rights and all development within that parcel will be subject to those
rights.
The community is not opposed to the residential zoning or the commercial zoning, so long as
the above mentioned reasonable assurances can be obtained regarding the uses of both the
residential and the commercial Parcels.
Thank you