01. 02. CPA2015001 Z2015002 BOS.PDF

Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date: June 10, 2015 (continued from May 6, 2015)
Case #/Title: 1. CPA2015001 – Luke Land 58
2. Z2015002
Supervisor District: 4
Applicant/Owner: Jack Gilmore, Gilmore Planning and Landscape Architecture
/ Luke Land 58, LLC
Requests: 1. Comprehensive Plan Amendment (CPA) to change the land
use designation from Mixed Use Employment to Medium
Density Residential (5 - 15 d.u./ac.) CPA case approval is by
Resolution, attached.
2. Zone Change from Rural-43 to R-5 Residential Unit Plan of
Development (RUPD)
Site Location: Approximately at the northwest corner of Glendale Ave.
and the 127th Avenue alignment (in the Glendale area)
Site Size: Approximately 55 acres
County Island Status: NA
Additional
Comments: The applicant submitted three additional conditions at the
Commission hearing to address concerns raised by the
adjacent neighbor to the west. The Commission voted to
include conditions ‘w’, ‘x’ and ‘y’ to Z2015002.
At the May 6, 2015 Board of Supervisors hearing, the
applicant requested a 30 day continuance to work with the
adjacent property owner, see attached e-mail. The Board
voted to continue both cases to the June 10, 2015 Board
hearing. As of the writing of this report, no new information
has been provided.
Commission
Recommendation: On 4/9/15, the Commission voted 7-0 to recommend
approval of CPA2015001 subject to conditions ‘a’ – ‘g’:
a. Development and use of the site shall comply with the narrative report entitled,
“A Comprehensive General Plan Amendment for Luke Land 58”, including all
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CPA2015001 & Z2015002
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exhibits dated revised February 19, 2015, and stamped received February 20,
2015, except as modified by the following conditions.
b. If the Board takes action to amend or revert/rescind subsequent zoning, this land
use plan shall be considered for amendment to change the land use
designation back to the prior Mixed Use Employment.
c. The total number of residential units shall not exceed 274 dwelling units.
d. Prior to initial Final Plat approval or initial precise plan of development, 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.
e. The following Luke Air Force Base condition shall apply:
Luke Land 58 shall notify future occupants/tenants that they are located near a
military airport with the following language:
“You are locating in a residential dwelling inside the State Statute defined
“territory in the vicinity of a military airport,” which means that aircraft flying in this
area are authorized to fly as low as 1,500 feet above the ground. You will be
subject to direct overflights and noise by Luke Air Force Base jet aircraft in the
vicinity.
Luke Air Force Base executes an average of approximately 165 overflights per
day. Although Luke’s primary flight paths are located within 20 miles from the
base, jet noise will be apparent throughout the area as aircraft transient to and
from the Barry M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until
approximately midnight, Monday through Friday, but some limited flying will
occur outside these hours and during most weekends.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning
and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by 5 foot
sign in front of all leasing offices and be permanently posted on the front door of
all leasing offices on not less than 8½ inch by 11 inch sign.
f. The applicant shall submit a written report every five years from the date of
Board of Supervisors approval of CPA2015001 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
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CPA2015001 & Z2015002
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justification as to how the approved land use plan still represents appropriate
land use planning for the property and unincorporated Maricopa County in
accordance with the goals and policies in its comprehensive and applicable
area plan. This report shall be scheduled for public hearing by the Maricopa
County Board of Supervisors (Board), upon recommendation by the Maricopa
County Planning and Zoning Commission (Commission), to consider whether the
planning justification for this comprehensive plan amendment is still present, and
whether the land use designations associated with this comprehensive plan
amendment still represent appropriate and better long-term land use planning in
accordance with the goals and policies of the Maricopa County
Comprehensive Plan and applicable area plan. If the Board rescinds this
comprehensive plan amendment and reverts the current land use designations
back to ‘Mixed Use Employment’ all entitlements associated with this project that
were conditional pursuant to the Maricopa County Zoning Ordinance may also
be considered by the Board, upon recommendation by the Commission, for
reversion to the prior entitlements. In such an event, the comprehensive plan
land use map, area plan land use map, and, as applicable, zoning map shall be
altered to reflect Board action.
g. 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.
Commission
Recommendation: On 4/9/15, the Commission voted 7-0 to recommend
approval of Z2015002 subject to conditions ‘a’ – ‘y’:
a. Development of the site shall comply with the Zoning Exhibit entitled “Luke Land
58 Master Land Use Plan”, consisting of one (1) 11” x 17 sheet, dated January 14,
2015, and stamped received February 20, 2015, except as modified by the
following conditions.
b. Development of the site shall be in conformance with the Narrative Report
entitled “A Rezoning Application for Luke Land 58”, consisting of 15 pages and
seven (7) exhibits, dated revised February 19, 2015, and stamped received
February 20, 2015, except as modified by the following conditions.
c. 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
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CPA2015001 & Z2015002
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five (5) years for each subsequent phase, within which time the subdivision
infrastructure permit or 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 Z2015002 which details the status of this project,
including progress on obtaining subdivision infrastructure and/or construction
permits. The status report to be administratively reviewed by Planning and
Development with the ability to administratively accept or to carry the status
report to the Board of Supervisors (Board), upon recommendation by the
Planning and Zoning Commission (Commission) for consideration of amendments
or revocation of zoning for undeveloped parcels. Status reports will be required
until completion of the initial subdivision infrastructure and/or construction
permits for each zoning parcel (R-5 RUPD).
d. The following R-5 RUPD standards for the Single Family Traditional shall apply:
1. Height: 30’ for detached single family residential
2. Rear Yard: 12’ for attached single family residential townhome
3. Lot Area: 5,000 sq. ft. detached SFR 3,00 sq. ft. attached SFR Townhome
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
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.
f. The following R-5 RUPD standard for the Multiple Family shall apply:
1. Lot Area Per Dwelling Unit: 1,100 sq. ft.
g. Not less than 6 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. The following Engineering conditions shall apply:
1. 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 &
712B (Final Plat & Building Permit Phase).
2. Any application for site development will require the submission of a Traffic
Impact Study prepared in accordance with MCDOT requirements.
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CPA2015001 & Z2015002
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3. Any application for site development will require a 40 foot wide (half-
width) dedication along the 127th Avenue alignment.
i. All interior streets within the proposed development are to be constructed to
minimum County standards.
j. 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.
k. 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.
l. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
m. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
n. 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.
o. The Final Plat shall have a note that the property is within an area of known land
subsidence and/or earth fissuring. 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.
p. Prior to 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.
q. 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).
r. All habitable buildings constructed within this subdivision shall be constructed to
attain a noise reduction level as per ARS § 28-8482(B).
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CPA2015001 & Z2015002
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s. 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.
t. 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).
u. 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.
v. 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.
w. Luke Land 58 and successors shall notify future occupants/tenant in subdivision
public reports, property conveyance documents and/or lease agreements as
may be appropriate, that they are located adjacent to a salt extraction
operation. Such notice shall state:
“You are locating a residential home next to a salt extraction operation that
operates heavy machinery that produces noise and dust.”
Such notification shall be provided in writing to all future occupants / tenants on
a separate sheet of paper (not incorporated into form document) of no less than
12 font print.
x. There will be a minimum 50’ landscape setback along the west property line of
the property. The landscape setback shall include a row of trees setback,
planted at a minimum of 45 feet east of the property line and planted 25 feet
on-center.
y. Any residential unit placed on lots along the west side of the property that only
abuts the 50 foot landscaped setback shall be limited to one story.
Presented by: Farhad Tavassoli, AICP, CFM, Planner
Reviewed by: Darren V. Gerard, AICP, Deputy Director
Attachments: 5/6/15 Applicant request for continuance (1 page)
4/9/15 P&Z Packet (41 pages)
Letter in Opposition received (1 page)
Applicant proposed conditions (1 page)
Resolution (2 pages)
Note: 4/9/15 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request
later when available.
June 10, 2015
CPA2015001 & Z2015002
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Rachel Applegate PLAN DEVX
From: Darren Gerard - PLANDEVX
Sent: Monday, May 04, 2015 10:06 AM
To: Rachel Applegate - PLAN DEVX
Subject: FW: Request for Continuance - luke Land Cases
From: William E. Lally fmailto:wel@tblaw.corn]
Sent: Monday, May 04, 2015 10:00 AM
To: Clinton Hickman - DIST4X; Scott Isham - DIST4X; Debra Stark - PLANDEVX
Cc: Darren Gerard - PLANDEM David Lewis (davidOlukelandrealty:com); Jack Gilmore; Luke Lewis; Rodney Q. Jarvis
(rod.jarvis@gknet.com ); Jacob E. Zonn
Subject: Request for Continuance - luke Land Cases
Supervisor Hickman, Ms. Stark:
I represent the landowner Dave Lewis related to the two zoning items (CPA2015001, Z2015002) on this Wednesday's
Board of Supervisor's Agenda. In an effort to continue to work with the adjacent property owner, we are officially
asking for a thirty (30) day continuance for both cases. If you have any questions, please contact me.
William E. Lally
Attorney
Direct (602) 452-2716 / Cell (480) 620-9272
**Please note that as of August 25, 2014, Tiffany & Bosco, P.A. will have moved to the 7th Floor of the
Camelback Esplanade II, at 2525 East Camelback Road.
El 'V 1 PA NV
& 33 0 8. 0 0
Seventh Floor Camelback Esplanade II
2525 East Cameiback Road
Phoenix, AZ 85016-9240
Visit our webs ite at: www.tblaw.com
CONFIDENTIAL AND PRIVILEGED: This electronic mail transmission contains information from the law firm of Tiffany & Bosco,
P.A. that may be confidential or privileged. Such information is solely for the intended recipient, and use by any other
party is not authorized. If you are not the intended recipient, be aware that any disclosure, copying, distribution or use of
this message, its contents or any attachments is prohibited. Any wrongful interception of this message is punishable as a
Federal Crime. If you have received this message in error, please notify the sender immediately by telephone (602) 452-
2716 or by electronic mail atwel@tblaw.com .
1

Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases: 1. CPA2015001 – Luke Land 58
2. Z2015002
Meeting Date: April 9, 2015
Agenda Items: 1. 1
2. 2
Supervisor District: 4
Applicant: Gilmore Planning and Landscape Architecture
Owner: Luke Land 58, LLC
Requests: 1. Comprehensive Plan Amendment (CPA) to change the land use
designation from Mixed Use Employment to Medium Density
Residential (5 - 15 d.u./ac.)
2. Zone Change from Rural-43 to R-5 Residential Unit Plan of
Development (RUPD)
Site Location: Approximately at the northwest corner of Glendale Ave. and the
127th Avenue alignment (in the Glendale area)
Site Size: Approximately 55 acres
Density: 5.0 d.u./ac.
County Island Status: NA
County Plan: White Tank Grand Avenue Area Plan – Mixed Use Employment
Municipal Plan: City of Glendale – Business Park
Municipal Comments: City of Glendale e-mail regarding street improvements
Support/Opposition: No known support or opposition
Recommendations: 1. Approve with conditions
2. Approve (Conditional Zoning) with conditions
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 1 of 17

Project Summary:
1. This is a request for a CPA from Mixed Use Employment to Medium Density Residential (5
- 15 d.u./ac.) and Zone Change from Rural-43 to R-5 RUPD for Luke Land 58. The subject
site consists of two parcels with one parcel bisected by the 65 Ldn, noise contour of the
Luke Air Force Base High Noise or Accident Potential Zone, although the area within the
High Noise or Accident Potential Zone has been excluded from these applications. The
applicant is proposing to develop the site with single family, neo-traditional, and multi-
family residential products. The subject site is bounded by the Dysart Drain to the north,
vacant land to the east, Glendale Ave. to the south, and a salt production facility to
the west. The property to the east is the site for the proposed Marbella Ranch
Development, which was approved for a Comprehensive Plan Amendment and Zone
Change in 2014 (see Figure 1).
Figure 1. Aerial photograph of subject site and adjacent land uses.
2. The applicant is proposing to change the White Tank/Grand Avenue Area Plan land
use designation of ‘Mixed Use Employment’ to ‘Medium Density Residential (5 – 15
d.u./ac.)’ with a proposed density of 5 d.u./ac. The applicant is requesting to limit the
number of residential units to 274, which places the request at the bottom of the MDR
land use category. Currently, sole vehicular access to the property is provided by
Glendale Avenue. The proposed 127th Avenue will serve as a collector serving both
Luke Land 58 and the southern portion of Marbella Ranch to the east, and will be
signalized at its intersection with Glendale Avenue.
3. The parcels were previously owned by Morton Salt which currently runs a production
facility to the west under a Mining Exemption. The company acquired the subject
parcels in 2005 and requested to add them to the exemption. The County approved
their request in 2007. However, the property remains vacant and unimproved.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 2 of 17

4. The narrative asserts that the proposed development meets the Comprehensive Plan
Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive
Plan and is not solely for the good or benefit of a particular landowner or owners at a
particular point in time.
Luke Land 58 is intended to be consistent with the land use and density of the proposed
Marbella Ranch development immediately to the east. The gross land area for this
application is 54.8 acres as compared to the 252 acres for Marbella Ranch,
representing approximately 18% of the combined land area. Luke Land 58 is situated
between Morton Salt production facility, Luke AFB’s 65 Ldn contour and their related Air
Installation Compatibility Use Zone (AICUZ) restrictions, the Dysart Drain, and Marbella
Ranch. The southeast corner of the Property is centered on the mid-section boundary
which will eventually be dedicated for 127th Avenue. As the mid-section intersection, it
will be the preferred location for a future signal that will provide the primary access for
the Property, especially for Mixed Use Employment that would reasonably expect
access to a major collector. Its configuration as a rectangular parcel approximately
one-half mile in depth and 980’ in width imposes some complicated access issues.
Where the north-south orientation is preferred for the majority of development projects,
the property’s configuration for employment uses will want to direct traffic east-west to
the mid-section collector, 127th Avenue. This creates a situation where potential
conflicts occur between residential and non-residential traffic patterns. The new
Medium Density Residential designation will eliminate the dissimilar traffic uses and
permit an appropriate setting for major entry monumentation.
As the predominant land use, Marbella Ranch will lead the infrastructure design for
primary and secondary access, water and waste water service, open space amenities
and a pedestrian network that Luke Land 58 will potentially be able to link into.
Considering the location of this property relative to these surrounding land uses as well
as the existing residential zoning and proposed residential projects south of Glendale
Avenue, a change in the land use appears to be the highest and best use and most
compatible with the new pattern of residential land uses.
Whether the amendment will adversely impact all or a portion of the planning area.
A. Altering acceptable land use patterns to the detriment to the plan.
The applicant states that this request to change the land use pattern will actually
bring this property into a more acceptable land use pattern to complement the
adjacent Marbella Ranch residential land use. This general location east of Luke
AFB is perpendicular to the predominant flight patterns and therefore has less
conflicts with the Accident Potential Zones (APZ’s).
B. Requiring public expenditures for larger and more expensive public
improvements to roads, sewer, or water systems that are needed to support
planned land uses.
The narrative explains that are no regional infrastructure projects involving
general public expenditures required for this project. Glendale Avenue
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 3 of 17

improvements will be on off-site improvement costs covered by the first phase of
site development. Extension of water and sewer services will also be an expense
covered by the first phase of development as determined and negotiated with
Liberty Utilities.
Luke Land 58 is participating with Marbella Ranch for a joint application for water
and waste water services through Liberty Utilities. Glendale Avenue is an existing
arterial road intended to carry larger volumes of traffic. The applicant stresses
that land use will only marginally impact the traffic counts and should be
mitigated when a signal is installed at 127th Avenue and Glendale Avenue.
C. Adversely impacting planned uses because of increased traffic.
The applicant emphasizes that Marbella Ranch is the predominant planned land
use with an average density of 5.0 du/ac. This request is consistent with the
change of land use from employment to residential and should reduce potential
impacts since Luke Land 58 is seeking to match that density and is expected to
have traffic generation that should be very similar. With the anticipated access
directed to a mid-section collector at 127th Avenue, this change of land use
should reduce the potential impact by supporting only residential oriented
traffic.
D. Affecting the livability of the area or the health or safety of present and future
residents.
The applicant states that by proposing a consistent residential land use pattern
between the salt production facility and El Mirage Road, there should be fewer
conflicts involving dissimilar land uses. Vehicular and pedestrian circulation can
interconnect and common area open spaces will enhance livability and
neighborhood cohesion.
E. Adversely impacting the natural environment or scenic quality of the area in
contradiction of the plan.
The applicant asserts that the Property is relatively flat and in its native condition
with scattered creosote and few native trees. There are no unique natural
features that warrant any special consideration. This change of land use will
complement the predominant proposed residential land use at the proposed
Marbella Ranch development to the east and will include common area open
space amenities that would not ordinarily be incorporated into a mixed use
employment development. A residential development would typically include a
landscape buffer along the west side of the property as a visual screen of the
aeration ponds at the salt production facility, which will ultimately improve
scenic quality.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The narrative report states the proposal conforms with the vision and intent of the White
Tank/Grand Avenue Area Plan by encouraging responsible growth and development
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 4 of 17

within the area. The application presents a proposal that would be compatible with the
surrounding area and consistent with the character of the area.
5. The narrative also states that the proposed development meets the following goals and
objectives of the White Tank/Grand Avenue Area Plan (Note: The applicant’s narrative
report provides details about how this project intends to meet these goals and policies):
Land Use Goal L1: Promote efficient land development that is compatible with
adjacent land uses and is well integrated with the transportation system, and is sensitive
to the natural environment.
Land Use Objective L1.2: Encourage the use of planned communities that provide a
variety of land uses, housing types, employment opportunities, and offer a safe and
pleasant living and working environment.
Land Use Goal L2: Protect the public health, safety, and welfare in areas around Luke
Air Force Base and other noise generating centers.
Land Use Objective L2.1: Prevent land use conflicts.
Land Use Objective: L2.2: Encourage development patterns and standards compatible
with the continuing operation of military and civilian airports, automotive proving
grounds, and racetracks.
Transportation Goal T1: Improve the roadway network to meet future transportation
needs, promote safety and mitigate congestion.
Transportation Objective T1.2: Minimize traffic congestion on regional routes, state
highways, and urban arterial roads.
Economic Development Goal ED1: Promote a growing, balanced, efficient, and
diversified economy, consistent with available resources, that enhances quality
employment opportunities, improves quality of life, and is sensitive to the natural and
cultural environment.
Economic Development Objective ED1.5: Improve housing conditions in unincorporated
communities.
6. The associated zoning case includes a request to rezone the parcels to R-5 RUPD (see
Figure 2). The zoning district would allow the developer flexibility to vary the R-5 zoning
district standards in order to construct single family detached or single family attached
townhomes with utilization of urban style development that would allow for design
considerations that include auto-court, cluster or alley-loaded (see Figure 3). The
proposal includes utilization of three RUPD tables to accommodate the urban designs
identified as Single-Family, Neo-Traditional, and Multi-Family. This concept is relatively
new and would allow the owner to market the site to a mix of developers with flexibility
to design the site to accommodate housing market trends. The first phase of
development will establish the architectural character and site improvements including
the architectural design guidelines, common area open space amenities, the project
landscape, perimeter buffers and screen walls for the entire project.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 5 of 17

Figure 2. Zoning exhibit with conceptual development parcels and proposed open space regions.
Figure 3 – Examples provided by applicant for Neo-Traditional
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 6 of 17

7. Approximately 6.4 acres (12%) of the project would be designated as open space and
common area amenities for Luke Land 58. Further information on the amenities would
be provided as part of the preliminary plat process. Water and wastewater would be
provided by Liberty Utilities. A pending MAG 208 is in process for expansion of the Liberty
Utilities service area to both Luke Land 58 and Marbella Ranch. Fire service would be
provided via contract with Rural Metro Fire Department and police via establishing a
development agreement with the Maricopa County Sherriff’s Office. A pending
development agreement is also being processed with the Dysart Unified School District.
Public Participation Summary:
8. 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. During the Citizen Participation
Process, neither the applicant nor staff received any phone calls, emails, or letters
expressing any concern regarding these applications.
Background:
9. October 28, 2014: Pre-application meeting held with applicant to discuss CPA and zone
change request for Luke Land 58.
10. January 15, 2015: Applications filed for CPA and Zone Change.
11. February 17, 2015: Technical Advisory Committee Meeting held to provide 1st review
comments.
12. February 20, 2015: Secondary set of revisions received.
Existing On-Site and Adjacent Zoning/Land Use:
13. On-site: Rural-43 & Rural-43 MAAMF/vacant
North: Rural-43 MAAMF/vacant
South: Rural-43, R1-8 RUPD/mobile home park; vacant
East: R-5 RUPD/vacant
West: Rural-43 MAAMF/vacant; salt production facility
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 7 of 17

Figure 4: Zoning map of Marbella Ranch and surrounding region
Figure 5: Aerial image of subject site and surrounding development and existing or proposed residential developments.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 8 of 17

Adopted Plans:
14. White Tank/Grand Avenue Area Plan: Identifies the property within the Mixed Use
Employment (MUE) category which designates locations for employment centers to
include offices, light industrial parks, business parks, research parks, government
facilities, and post-secondary educational facilities. Residential uses are not allowed in
MUE.
15. City of Glendale General Plan: The General Plan designates the subject site as Business
Park. The City did not provide comment on the proposed land use change.
Utilities and Services:
16. Water: Liberty Utilities
Wastewater: Liberty Utilities
School District: Dysart Unified
Fire: Rural Metro Fire District
Police: MCSO
Outstanding Concerns from Reviewing Agencies:
17. None
Staff Analysis:
18. The subject site is within the future municipal planning area of Glendale, which
designates the subject property for Business Park in the City’s General Plan. To date,
staff has not received any comments from the City on the request to amend the land
use to ‘Medium Density Residential’. However, the City provided several comments
pertaining to the applicant’s responsibility to make required dedications and
improvements to Glendale Avenue.
19. The subject site is located approximately within ½ mile to 1 mile outside of the 65 Ldn
contour. Luke Air Force Base’s graduated density concept establishes graduated
densities in order to reduce residential concentrations around the base. The subject site
is located within two designations which allows for 2 d.u./ac within ½ mile of the 65 Ldn
and 4 d.u./a.c from ½ mile to 1 mile. Luke Air Force Base issued a letter dated February
2, 2015 which indicates the request does not meet the Graduated Density Concept
with a proposed density of 5 d.u./ac; however, Luke has indicated after careful review
and evaluation, development of the site would not negatively impact the flying
operations of Luke. The developer will be required to meet sound attenuation for
residential construction. Shown below is an image of the subject site in relation to the
high noise accident potential zone.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 9 of 17

Figure 6: Luke Land 58 and proximity to Luke AFB.
20. The conceptual zoning exhibit shows one roadway connection from Glendale Avenue,
which is within the City of Glendale jurisdiction. The applicant will coordinate with the
City on constructing the roadway improvements to the City’s standards via a third party
agreement. The Luke Land 58 interior roadway network would consist of public streets
designed to meet MCDOT standards. The applicant has excluded approximately 3.3
acres from the northwest corner of the subject property due to its location within the 65
Ldn of Luke AFB.
21. In conjunction with the zone change, the applicant is requesting variations to the
proposed residential zoning districts. The applicant states the request for variations is to
allow flexibility with the zoning dependent upon market demands and for a variety of
housing products as the housing market develops for both single family attached or
detached. The Single Family Traditional would allow for construction of detached Single
Family Residential (SFR) or an attached SFR townhome product. The Single Family
Traditional RUPD table would allow for variations in regards to height for SFR, rear yard
setback reduction for SFR townhome, and reduction in lot area. The remaining
standards would meet the base R-5 standards.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 10 of 17

Single Family Residential Traditional (Detached SFR or Attached SFR Townhome)
Regulation Base Zoning District Proposed Zoning District Regulations (R-5 RUPD)
Regulation (R-5) Z2014011
30’ – Detached SFR
Height 40’
40’– Attached SFR Townhome
Front Yard 20’ 20’
Side Yard 5’ 5’
Street-side Yard 10’ 10’
25’- Detached SFR
Rear Yard 25’
12’ – Attached SFR Townhome
Lot Area 6,000 sq. ft. 5,000 sq. ft.
45’ – Detached SFR
Lot Width 60’
30’ – Attached SFR Townhome
5,000 sq. ft. – Detached SFR
Lot Area per Dwelling Unit 1,000 sq. ft.
3,000 sq. ft. – Attached SFR Townhome
Lot Coverage 60% 60%
Parking Spaces 2 2
22. The Neo-Traditional RUPD would allow for detached SFR or an attached SFR townhome
product to utilize innovative urban design to include an auto court, cluster or alley-
loaded housing. The auto-court design shares driveways and common areas. Utilization
of a cluster design will allow for preservation of open space by clustering housing at
higher density. The alley-loaded product removes the garage from the front of the
house and promotes pedestrian paths and open space and courtyards. The variations
include a reduction in setbacks, reduced lot area and width.
Neo-Traditional (Detached SFR or Attached SFR Townhome)
Regulation Base Zoning District Proposed Zoning District Regulations (R-5 RUPD)
Regulation (R-5) Z2014011
Height 40’ 40’
Front Yard 20’ 5’
Side Yard 5’ 5’or 2’ for side loaded garage
Street-side Yard 10’ 5’
Rear Yard 25’ 5’
Lot Area 6,000 sq. ft. 2,500 sq. ft.
45’ – Detached SFR
Lot Width 60’
30’ – Attached SFR Townhome
Lot Area per Dwelling Unit 1,000 sq. ft. 2,500 sq. ft.
Lot Coverage 60% 60% - Detached SFR
60% - Attached SFR Townhome
Parking Spaces 2 2
23. The Multi-Family RUPD would allow for apartments or condominiums. As shown below,
the proposed lot area per dwelling unit of 1,100 square feet is the only deviation from
the R-5 base zoning district.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 11 of 17

Multiple Family (Apartments or Condominiums)
Regulation Base Zoning District Proposed Zoning District Regulations (R-5 RUPD)
Regulation (R-5) Z2014011
Height 40’ 40’
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 sq. ft. 1,100 sq. ft.
Lot Coverage 60% 60%
Parking Spaces 2 2
24. The applicant is proposing to develop Luke Land 58 with multi-family zoning to
accommodate future housing trends by adjusting the zoning to account for single
family detached or attached townhome products. The project will include
approximately 6.4 acres as open space with common areas, amenities, and an open
space network that will reinforce the neighborhood concept. The zoning is in concert
with the Medium Density Residential land use designation. Staff is supportive of the
request due to Luke’s letter accepting the increase in density beyond the Graduated
Density Concept. Staff believes the proposed land use change and deviations to the
multi-family residential zoning districts are acceptable and would accommodate future
developers to design plats based upon housing trends. Staff believes the Medium
Density Residential is appropriate due to existing land uses in the vicinity which consists
of industrial, commercial and numerous residential land uses directly south of Glendale
Ave. Furthermore, Luke Land 58 will complement the recently approved Marbella
Ranch proposed development, located immediately to the east. Reviewing county
agencies have no objections to the requests.
Recommendations (two motions – CPA2015001 & Z2015002):
25. Staff recommends the Commission motion for approval with conditions ‘a’ – ‘g’ of
CPA2015001 for the following reasons:
• The request meets the criteria identified in the Maricopa County Comprehensive
Plan Amendment Guidelines.
• There is no known public opposition.
• Luke Air Force Base indicated that while the proposed density does not meet the
Graduated Density Concept, but will not negatively impact the flying operations of
the base.
• Reviewing county agencies have no objection to the request.
Provided the following conditions are met:
a. Development and use of the site shall comply with the narrative report entitled,
“A Comprehensive General Plan Amendment for Luke Land 58”, including all
exhibits dated revised February 19, 2015, and stamped received February 20,
2015, except as modified by the following conditions.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 12 of 17

b. If the Board takes action to amend or revert/rescind subsequent zoning, this land
use plan shall be considered for amendment to change the land use
designation back to the prior Mixed Use Employment.
c. The total number of residential units shall not exceed 274 dwelling units.
d. Prior to initial Final Plat approval or initial precise plan of development, 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.
e. The following Luke Air Force Base condition shall apply:
Luke Land 58 shall notify future occupants/tenants that they are located near a
military airport with the following language:
“You are locating in a residential dwelling inside the State Statute defined
“territory in the vicinity of a military airport,” which means that aircraft flying in this
area are authorized to fly as low as 1,500 feet above the ground. You will be
subject to direct overflights and noise by Luke Air Force Base jet aircraft in the
vicinity.
Luke Air Force Base executes an average of approximately 165 overflights per
day. Although Luke’s primary flight paths are located within 20 miles from the
base, jet noise will be apparent throughout the area as aircraft transient to and
from the Barry M. Goldwater Gunnery Range and other flight areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until
approximately midnight, Monday through Friday, but some limited flying will
occur outside these hours and during most weekends.
For further information, please check the Luke Air Force Base website at
www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning
and Development Department.”
Such notification shall be permanently posted on not less than a 3 foot by 5 foot
sign in front of all leasing offices and be permanently posted on the front door of
all leasing offices on not less than 8½ inch by 11 inch sign.
f. The applicant shall submit a written report every five years from the date of
Board of Supervisors approval of CPA2015001 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 land use plan still represents appropriate
land use planning for the property and unincorporated Maricopa County in
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 13 of 17

accordance with the goals and policies in its comprehensive and applicable
area plan. This report shall be scheduled for public hearing by the Maricopa
County Board of Supervisors (Board), upon recommendation by the Maricopa
County Planning and Zoning Commission (Commission), to consider whether the
planning justification for this comprehensive plan amendment is still present, and
whether the land use designations associated with this comprehensive plan
amendment still represent appropriate and better long-term land use planning in
accordance with the goals and policies of the Maricopa County
Comprehensive Plan and applicable area plan. If the Board rescinds this
comprehensive plan amendment and reverts the current land use designations
back to ‘Mixed Use Employment’ all entitlements associated with this project that
were conditional pursuant to the Maricopa County Zoning Ordinance may also
be considered by the Board, upon recommendation by the Commission, for
reversion to the prior entitlements. In such an event, the comprehensive plan
land use map, area plan land use map, and, as applicable, zoning map shall be
altered to reflect Board action.
g. 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.
26. Staff recommends the Commission motion for approval of Z2015002 subject to
Conditional Zoning per Chapter 3 Article 304.6 of the Maricopa County Zoning
Ordinance with conditions ‘a’ – ‘v’ for the following reasons:
• The zone change is in concert with the proposed amended land use category of
Medium Density Residential.
• There is no public opposition to the request.
• Luke Air Force Base indicated the proposed density does not meet the Graduated
Density Concept, but will not negatively impact the flying operations of the base.
• Reviewing County agencies have no objections.
Provided the following conditions are met:
a. Development of the site shall comply with the Zoning Exhibit entitled “Luke Land
58 Master Land Use Plan”, consisting of one (1) 11” x 17 sheet, dated January 14,
2015, and stamped received February 20, 2015, except as modified by the
following conditions.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 14 of 17

b. Development of the site shall be in conformance with the Narrative Report
entitled “A Rezoning Application for Luke Land 58”, consisting of 15 pages and
seven (7) exhibits, dated revised February 19, 2015, and stamped received
February 20, 2015, except as modified by the following conditions.
c. Zoning approval is conditional per Maricopa County Zoning Ordinance, Article
304.6, and ARS § 11-814 for five (5) years for the initial phase and an additional
five (5) years for each subsequent phase, within which time the subdivision
infrastructure permit or 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 Z2015002 which details the status of this project,
including progress on obtaining subdivision infrastructure and/or construction
permits. The status report to be administratively reviewed by Planning and
Development with the ability to administratively accept or to carry the status
report to the Board of Supervisors (Board), upon recommendation by the
Planning and Zoning Commission (Commission) for consideration of amendments
or revocation of zoning for undeveloped parcels. Status reports will be required
until completion of the initial subdivision infrastructure and/or construction
permits for each zoning parcel (R-5 RUPD).
d. The following R-5 RUPD standards for the Single Family Traditional shall apply:
1. Height: 30’ for detached single family residential
2. Rear Yard: 12’ for attached single family residential townhome
3. Lot Area: 5,000 sq. ft. detached SFR 3,00 sq. ft. attached SFR Townhome
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
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.
f. The following R-5 RUPD standard for the Multiple Family shall apply:
1. Lot Area Per Dwelling Unit: 1,100 sq. ft.
g. Not less than 6 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.
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 15 of 17

h. The following Engineering conditions shall apply:
1. 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 &
712B (Final Plat & Building Permit Phase).
2. Any application for site development will require the submission of a Traffic
Impact Study prepared in accordance with MCDOT requirements.
3. Any application for site development will require a 40 foot wide (half-
width) dedication along the 127th Avenue alignment.
i. All interior streets within the proposed development are to be constructed to
minimum County standards.
j. 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.
k. 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.
l. All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
m. Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
n. 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.
o. The Final Plat shall have a note that the property is within an area of known land
subsidence and/or earth fissuring. 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.
p. Prior to 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
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 16 of 17

a ‘will serve’ letter substantiating coverage from the appropriate Fire District,
servicing the site.
q. 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).
r. All habitable buildings constructed within this subdivision shall be constructed to
attain a noise reduction level as per ARS § 28-8482(B).
s. 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.
t. 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).
u. 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.
v. 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: Matt Holm, AICP, Comprehensive Planning Supervisor
Darren Gerard, AICP, Deputy Director
Attachments: Case Map (2 pages)
Vicinity Map (2 pages)
Zoning Exhibit (reduced 8.5”x11”, 1 page)
CPA Narrative Report/Ex. Summary (3 pages)
Rezone Narrative Report/Project Overview (5 pages)
1st Routing Memo (1 page)
Engineering comments (2 pages)
MCESD comments (2 pages)
MCDEM comments (1 page)
Luke AFB comments (2 pages)
AZ Attorney General comments (1 page)
City of Glendale comments (1 page)
City of El Mirage email (1 page)
Agenda Items: 1 & 2 – CPA2015001 & Z2015002
Page 17 of 17

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Application Name: Luke Land 58 CPA General Comprehensive Plan Amendment
Legal Description
Applicant Applicant Phone/Email
JACK GILMORE for GILMORE PLANNING AND LANDSCAPE 602.266.5622
ARCHITECTURE JGILMORE@GETGILMORE.COM
CPA2015001
Case Address Parcel Primary:
Generated Mar 23, 2015 10:34:33 AM Gross acres: 55 approx. Map scale: 1:5,671
Aerials Sep-Oct 2011
Supervisor District No. 4
GENERAL COMPREHENSIVE PLAN AMENDMENT
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ARCHITECTURE JGILMORE@GETGILMORE.COM
Z2015002
Case Address Parcel Primary: 501-53-004D
12728 W GLENDALE Ave
GLEN DALE AZ 85307 501-53-005E
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Supervisor District No. 4
REZONING APPLICATION RU 43 TO R 5 RUPD
Maricopa County Planning & Development - Phoenix, AZ

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Application Name: Luke Land 58 CPA General Comprehensive Plan Amendment
Legal Description
Applicant Applicant Phone/Email
JACK GILMORE for GILMORE PLANNING AND LANDSCAPE 602.266.5622
ARCHITECTURE JGILMORE@GETGILMORE COM
CPA2015001
Case Address Parcel Primary:
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Supervisor District No. 4
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Maricopa County Planning & Development - Phoenix, AZ

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ARCHITECTURE JGILMORE©GETGILMORE.COM
Z2015002
Case Address Parcel Primary: 501-53-004D
12728W GLENDALE Ave
GLENDALE AZ 85307 sot -63-005E
Generated Mar 23, 2015 10:37:47 AM Gross acres: 55 approx. Map scale: 1:25,200
Aerials Sep-Oct 2011
Supervisor District No. 4
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LUKE LAND 58 CPA2015001
General Comprehensive Plan Amendment
February 19, 2015 Page 1
1. EXECUTIVE SUMMARY
On behalf of Luke Land 58 LLC, the property owner (Owner), Gilmore Planning &
Landscape Architecture (Applicant) respectfully submits for consideration this General
Comprehensive Plan Amendment Application to modify the White Tank Grand Avenue
Area Plan land use designation of "Mixed Use Employment" to "Medium Density
Residential (5-15 du/ac)". The Owner is also submitting a concurrent rezoning case
requesting R-5 RUPD from Rural 43. The type of development standards requested
through the RUPD is consistent with surrounding approved residential standards and
the Medium Density Residential land use category.
1.1 On-Site Use & Regional Location
The subject property includes 54.8 acres (the Property) and is situated at the
northwest corner of Glendale Avenue and the 127 th Avenue alignment in the
unincorporated area of Maricopa County, but within the future annexation area
for the City of Glendale. Refer to the attached Vicinity Map - Exhibit 1, for the
location of the Property. The total land area by ownership is 58.1 gross acres
that includes two parcels: 501-53-0040 and 501-53-005E. At the northwest
corner of the property is an approximate 3.3 acre area that is located within a 65
LDN boundary established by Luke Air Force Base (Luke AFB). Land areas
within this designated military noise contour must be processed and entitled
separately. An application for 'Use Compatibility and Consistency Determination'
for this defined area will be submitted for a list of potential uses, all of which are
associated as supporting amenity uses for the residential project, which will be
subject to obtaining a Military Compatibility Permit (MCP) at a later date.
The Property fronts onto Glendale Avenue which currently provides the only
vehicular access. Luke AFB is located approximately 1.5 miles west. The
Property is currently vacant and generally in its native condition with scattered
creosote and native trees. The site is relatively flat with a low ridgeline
separating the north and south halves of the property.
1.2 Surrounding Land Uses
The following describes the adjacent surrounding land uses. Please also refer to
Exhibit 2 that illustrates the area's existing zoning and land uses.
GILMORE Planning & Landscape Architecture

LUKE LAND 58 CPA2015001
General Comprehensive Plan Amendment
February 19, 2015 Page 2
North: The entire north side of the property line aligns with the Dysart Drain, a
160' wide corridor for a regional drainage system under the Bureau of
Reclamation ownership. North of the Dysart Drain and extending to the
Northern Avenue Parkway and east to El Mirage Road is vacant property
recently acquired by Marbella Homes from the El Paso Natural Gas
Company. The area is divided by the 65Idn contour which also divides the
existing zoning, R-5 RPUD outside the 65Idn and Ru-43 for the area within
the 65Idn.
East: The area immediately east was also acquired by Marbella Homes. Their
ownership extends one half mile east to El Mirage Road. This entire quarter
section and the area north of the Dysart Drain outside the 65Idn contour was
part of a recent Comprehensive Plan Amendment (CPA2014002) and
Rezoning Application (Z2014011) for Marbella Ranch. This master planned
community includes 252 acres with an average residential density of 5.0
du/ac.
South: Immediately south of the subject property is Hacienda Del Sol, a mobile
home park. West of the mobile home park is vacant property with R1-8
zoning with a RU PD. Southwest of the subject property is another RUPD PD
with a base zoning of R1-6. Southeast of the subject property is vacant
property with RU-43 zoning.
West: the land area immediately west and continuing west to Dysart Road is the
Morton Salt facility, all of which is zoned RU-43.
Of particular relevance is the recent approval of a CPA (CPA2014002) and
Rezoning (Z2014011) for Marbella Ranch, a 252 acre master planned residential
community located immediately east and extends .to El Mirage Road. Historically
this area has been designated for 'Mixed Use Employment' on the White Tank /
Grand Avenue Area Plan and by the City of Glendale's General Plan as
'Business Park'. When Maricopa County approved the land use change to
residential, that action substantially influenced the highest and best use for the
subject property. By context, the perimeter of the Property is defined by four
significant land use features that will influence its future land use:
1. Along the entire west side of the Property, Morton Salt has installed aeration
ponds that are involved with the production of Salt. The only separation is a
6' screen wall on the common property line. As a [and use, there is no benefit
GILMORE Planning & Landscape Architecture

LUKE LAND 58 CPA2015001
General Comprehensive Plan Amendment
February 19, 2015 Page 3
to considering any complimentary development features except for a
landscape buffer that will effectively screen views.
2. Luke AFB is located approximately 1.5 miles west. The established 65Idn
noise contour crosses through the northwest corner creating a 3.3 acre parcel
that will be processed separately from this application. Residential
development is restricted within the 65Idn contour limiting future land use to
non-residential projects. While this restriction impacts a relatively small area
of the Property, it does influence surrounding land uses and emphasizes the
relationship with Marbella Ranch as a compatible adjacent land use.
3. Along the entire north side of the Property is the Dysart Drain, a regional
drainage system that restricts any access. This drainage system effectively
cuts off any north bound vehicular and pedestrian circulation, except for what
might occur on site and extending/linking to the east.
4. The most significant of these is Marbella Ranch. Luke Land 58 has the
opportunity to complement this new land use pattern by adopting a similar
and supporting land use. The requested land use is to be consistent with the
land by changing the 'Mixed Use Employment' designation to 'Medium
Density Residential (5-15 du/ac), is therefore requested.
2. THIS CPA AMENDMENT CONSTITUTES AN OVERALL
IMPROVEMENT TO THE COMPREHENSIVE PLAN AND IS NOT
SOLELY FOR THE GOOD OR BENEFIT OF A PARTICULAR
LANDOWNER OR OWNERS AT A PARTICULAR POINT IN TIME.
Luke Land 58 is intended to be consistent with the land use and density of the adjacent
Marbella Ranch. As described above, the gross land area for this application is 54.8
acres as compared to the 252 acres for Marbella Ranch, representing approximately
18% of the combined land area. Luke Land 58 is situated between Morton Salt, Luke
APB's 65 Idn contour and their related Air Installation Compatibility Use Zone (AICUZ)
restrictions, the Dysart Drain, and Marbella Ranch. The southeast corner of the
Property is centered on the mid-section boundary which will eventually be dedicated for
127th Avenue. As the mid-section intersection, it will be the preferred location for a
future signal that will provide the primary access for the Property, especially for Mixed
Use Employment that would reasonably expect access to a major collector. Its
configuration as a rectangular parcel approximately one-half mile in depth and 980' in
width imposes some complicated access issues. Where the north-south orientation is
GILMORE Planning & Landscape Architecture

LUKE LAND 58 Z2015002
Residential Unit Plan of Development
Project Narrative
February 19, 2015 Page 3
2. PROJECT OVERVIEW
On behalf of Luke Land 58 LLC, the property owner (Owner), Gilmore Planning &
Landscape Architecture (Applicant) respectfully submits for consideration this
application to rezone approximately 54.8 gross acres (the Property) from Maricopa
County's base zoning of Rural 43 to R-5 with the Residential Unit Plan of Development
(RUPD) Overlay. The goal of this application is to establish the R-5 RUPD zoning with
the understanding that subsequent applications will follow for each phase and/or
development parcel associated with the first phase of development. The first submittal
associated with the RUPD will also include the architectural design elements and
related infrastructure required for site plan approval. The Property is situated at the
northwest corner of Glendale Avenue and the 127 th Avenue alignment in the
unincorporated area of Maricopa County, but within the future annexation area for the
City of Glendale. Refer to the attached Vicinity Map - Exhibit 1, for the location of the
Property. The Owner intends to promote the development of the Property as a
compatible expansion of the recently approved Marbella Ranch, a residential
community located immediately east that was recently approved with the same R-5
RUPD. Concurrent with this rezoning application is a request for a Comprehensive Plan
Amendment to change the land use designation within the White Tank Grand Avenue
Area Plan from Mixed Use Employment to Medium Density Residential (5-15du/ac).
The total land area by ownership is 58.1 acres and comprises two parcels: 501-53-
004D and 501-53-005E. At the northwest corner of the property is an approximate 3.3
acre area that is located within a 65 LDN boundary established by Luke AFB. Land
uses within this designated military noise contour must be processed and entitled
separately and is therefore excluded from this application, which reduces the land area
within this rezoning application to 54.8 acres. Following the full dedication of a 65 right-
of-way for Glendale Avenue, the net developable area is 52.9 acres. A separate
application for a Use Compatibility and Consistency Determination'(UCCD) for this
defined area within the 65 Ldn area will be submitted to Maricopa County at a later date
when the homebuilder has defined the potential uses all of which are anticipated to be
supporting amenity uses for the residential project. Following the approval of the
UCCD, the homebuilder will then be required to file another application for a Military
Compatibility Permit (MCP). Refer to Exhibit 2 for the location of this 65 Ldn area
relative to the subject property.
GILMORE Planning & Landscape Architecture

LUKE LAND 58 Z2015002
Residential Unit Plan of Development
Project Narrative
February 19, 2015 Page 4
2.1 Existing Site Conditions
The Property is currently vacant and generally in its native condition with
scattered creosote and native trees. The site is relatively flat with a low ridgeline
separating the north and south halves of the property. There is an abandoned
well site near the center of the property. Towards the northwest corner of the
property are a series of capped test holes that were installed by Morton Salt to
monitor subsidence, which have since been abandoned. This is memorialized in
a recent ADEQ amendment of Morton Salt's Aquifer Protection Permit P-100176,
as it relates to the fissures on the subject property, Per ADEQ's Draft Significant
Amendment of Aquifer Protection Permit P-100176, it is our understanding that
past fissuring surrounding Morton Salt has occurred as a result of regional
subsidence and that in the last 15 years fissure growth has most likely stopped.
As a result, ADEQ will no longer require Morton Salt to monitor a network of
monitoring points for measuring horizontal movement across known fissure
zones on the subject property."
Please refer to the Existing Site Conditions & Surrounding Land Uses Map and
ALTA Survey with Topography attached as Exhibits 2 and 4.
2.2 Surrounding Land Uses
The following describes the adjacent surrounding land uses and zoning as
referenced on Exhibits 2 and 3:
North: The entire north side of the property aligns with the Dysart Drain, a 160'
wide corridor for a regional drainage system under the Bureau of Reclamation
ownership. The drain was built in 1996 to mitigate regional flooding and to
protect the flight operations at Luke Air Force Base. North of the Dysart Drain
and extending to the Northern Avenue Parkway and east to El Mirage Road is
vacant property recently acquired by Marbella Homes from the El Paso Natural
Gas Company. The area is divided by the 651dn contour which also divides the
existing zoning, R-5 RPUD outside the 651dn and RU-43 for the area within the
65Idn noise contour.
East: the area immediately east was also acquired by Marbella Homes. Their
ownership extends one half mile east to El Mirage Road. This entire quarter
section and the area north of the Dysart Drain outside the 651dn contour was part
of a recent Comprehensive Plan Amendment (CPA2014002) and Rezoning
Application (Z2014011) for Marbella Ranch, a master planned residential
GILMORE Planning & Landscape Architecture

LUKE LAND 58 Z2015002
Residential Unit Plan of Development
Project Narrative
February 19, 2015 Page 5
community zoned R-5 RUPD. This master planned community includes 252
acres with an approved average density of 5.0 du/ac.
South: Immediately south of the subject property is Hacienda Del Sol, a mobile
home park zoned RU-43. West of the mobile home park is vacant property with
R1-8 zoning with a RU PD. Southwest of the subject property is another RUPD
PD with a base zoning of R1-6. Southeast of the subject property is vacant
property with RU-43 zoning. The closest residential housing is situated still
further south, approximately 700' south of the subject property in the Capistrano
North subdivision, zoned R-2 RUPD.
West: the land area immediately west and continuing west to Dysart Road is the
Morton Salt facility all of which is zoned RU-43.
2.3 Existing and Proposed Zoning
The current zoning is RU-43 allowing residential development at one unit per
acre along with other agricultural related uses. The proposed rezoning will
request R-5 RUPD on 54.8 acres with a maximum density of 5.0 du/ac to match
Marbella Ranch. The legal description for 54.8 acres excluding the 65 Ldn area
is included as Exhibit 5.
2.4 General Plan Conformance
The property is currently under Maricopa County jurisdiction and included within
the White Tank Grand Avenue Area Plan and is designated as Mixed Use
Employment. The City of Glendale's General Plan has designated this same
area as Business Park. There is a concurrent application for a Minor CPA that
will amend the land use designation to Medium Density Residential (5-15 du/ac),
which is consistent with the recently approved designation for Marbella Ranch
2.5 Summary
The Owners are seeking to rezone the property so that they may market the
property to potential homebuilders. This rezoning is only the first step in the
effort to develop the property. As potential homebuilders establish their interest,
there will be subsequent RUPD applications for all or designated parcels of the
Property. Luke Land 58 is intended for development as a family oriented
community that offers a range of housing types, with architectural guidelines that
establishes quality control, and common area open space amenities that will
reinforce the neighborhood concept. The proposed residential product types
within the RUPD will promote a mix of single family unit types that may be
GILMORE Planning & Landscape Architecture

LUKE LAND 58 Z2015002
Residential Unit Plan of Development
Project Narrative
February 19, 2015 Page 6
developed as attached or detached units, such as: patio homes, zero lot line, Z-
lot, and/or townhouse clusters. With the requested density at 5.0 du/ac, the total
unit count for Luke Land 58 will be 274 residential units (54.8 acres x 5.0 du/ac).
The final master plan will include a common area open space network totaling at
least 12% of the net residential development area, or approximately 6.4 acres.
Considering the proposed community amenities associated with the 3.3 acres
within the 65 Ldn contour area, but processed under a separate Military
Compatible Permit, the total common area could exceed 16%.
Because the primary access will be oriented to the mid-section intersection at
Glendale Avenue and 127th Avenue, on-site circulation and parcel boundaries
will be oriented to facilitate efficient shared access, utility extensions, and
common area open spaces that reinforce this primary orientation. Depending on
the development schedule for Marbella Ranch, it is very likely that the 127 th
Avenue access and other east-west collectors might be shared along with utility
extensions.
The Property is approximately 1.5 miles east of Luke Air Force Base. The U.S.
Department of Defense created the Air Installation Compatible Use Zone
(AICUZ) Program to assist commutes adjacent to military airports in planning for
compatible land use. Elements of this program were integrated into the White
Tank Grand Avenue Area Plan that prescribes certain land uses within the
Accident Potential Zones (APZ) and Ldn Noise Contour Zones. The Property is
outside of the APZ, but there is a portion that is adjacent to the 65 Ldn noise
contour zone. The Owner and Applicant notified Luke AFB of these applications
to amend the White Tank Grand Avenue Area Plan and this proposed rezoning
requesting an increased density at 5.0 du/ac. Luke AFB is promoting a
Graduated Density Concept that recommends reducing residential densities to
2.0 du/ac within the first one-half mile of a 65 Ldn. The proposed density
exceeds the graduated density concept. Because of the site's position outside
the predominant alignment of flight operations, its position along Glendale
Avenue, and primarily reflecting the rationale that supported the Marbella Ranch
application, Luke AFB is initially indicating their support subject to the processing
of this application. The Applicant met with Barabara Plante on January 12 th to
review the application and supporting exhibits. As a part of the Citizen
Participation Plan, additional meetings will be scheduled with Luke AFB's
Community Initiatives Staff seeking a letter of support.
GILMORE Planning & Landscape Architecture

LUKE LAND 58 Z2015002
Residential Unit Plan of Development
Project Narrative
February 19, 2015 Page 7
This Property is situated with permanent barriers to the west (Morton Salt ponds),
to the north (Dysart Drain), and to the south (Glendale Avenue). The only
opportunity for this parcel to integrate into the local development pattern is to
rezone the property to transition into the surrounding predominant land use,
which will be medium density residential. Considering the recently approved
Marbella Ranch, we believe the highest and best land use is medium density
residential R-5 RUPD with a maximum density of 5.0 du/ac that will blend easily
with Marbella Ranch.
GILMORE Planning & Landscape Architecture

Planning & Development ONE
Department ST 4P
SHOP
DATE: January 26, 2015
TO: DISTRIBUTION NOTED BELOW
FROM: Farhad Tayassoli, Planner
RE: Luke Land 58 -1st Routing - CPA2015001 & Z2015002
Enclosed with this letter includes the following application materials relating to the
comprehensive plan amendment and zone change as noted above date stamped received
January 16, 2015:
Comprehensive Plan Amendment Zone Change
• Application • Application
• Narrative Report • Narrative Report
• Proposed Land Use Plan • Master Land Use Plan
The Technical Advisory Committee (TAC) will hold a meeting to discuss the above referenced
case on Tuesday, February 17, 2015 at 9:00 am - 10:30 a.m.., at the Maricopa County Planning
and Development Department, 1 ' t floor of 501 N. 44th Street, in Phoenix.
You, or your authorized representative, are invited to prepare and submit written
recommendations at the meeting. If you are unable to attend, please submit written
recommendations to our Department prior to the date of the meeting. Please call me at 602-
506-8358 or e-mail to farhadtavassoli@mail.maricoba.aov if you have any questions. Thank you.
COUNTY AGENCIES (Application materials routed via Distribution Center).j
Bill Baggenstoss MCESD
Bob Fedorka, Engineering Review (zoning application only)
Wendy Downing, Addressing (zoning application only)
EXTERNAL ROUTING:
US Bureau of Reclamation
City of Glendale jfroke@glendaleaz.com
City of El Mirage jrnacias@cityofelmirage.orq
Luke Air Force Base barbara.olante@us.af.mil
Maricopa Association of Governments swilken@azmackgov
Community for Responsible Development c4rd85340@cox.net
State of Arizona, Office of the Attorney General ken.nyman@azag.gov
Dysart Unified School District #89 auinn.kellis@dysart.orq
Rural Metro chuck fitzgerald@rmetro.com
Arizona State Historic Preservation Office jcogswell@azstateoarks.gov
Julie Syrmopoulos, MCDEM JulieSyrmopoulos@mail.maricopa,gov
Stella Sheridan, MCDEM Sheridans@mail.maricopa.gov
Ian Thompson, MCSO I thomoson@MCSO.maricooa.gov
Liberty Utilities custornerserviceovondale@libertvutilities.com
Valley Utilities boborince@vuwco.com
INFORMATIONAL PURPOSES ONLY (memo only via e-mail):
Jack Gilmore, Gilmore Planning and Landscape Architecture-jgilmore@getciilmore.com
501 N. 4411-, Street, Suite 200 • Phoenix, AZ 85008 • (602) 506-8358 • (602) 506-3711 fax
farhadtavassoli@mail.rnaricepa.gov
Internet: www.maricopa.gov/planning • www.mygreengovernment.corn

0,11:11.3.0", x# Maricopa County
11:0:021
41109 Planning & Development Department
QUO
Date: February 2, 2015
Robert Fedorlca, PE
Planning &Development
501 North 44th Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning &
Phoenix, Arizona 85008
Phone; (002) 506-7151 Development
Fax: (602) 506-8762
www,marieopa.gov/planning
email address; Attn: Farhad Tavassoli, AICP, Planner, Planning & Development Services
RoberFedorka@maii.madcooa.qov
CC: Michael Norris P.E., Drainage Engineering Manager, Planning and
Development
From: Robert Fedorka, P.E., Drainage Engineering Supervisor, Planning and
Development
Subject: Z2015002 - Rezoning for Luke Land 58
APN(s): 501-53-004D & 005E
I have reviewed the application materials date stamped 01/16/2015 for the above
referenced application.
RE-ZONE
1, Engineering Plan Review (Drainage, FCD & MCDOT) has no comment on the
re-zoning proposal.
2. Glendale Avenue along the front of the subject premises is under the
jurisdiction of the City of Glendale, and thus the City will address the need for
any future improvements or right-of-way dedications along Glendale Avenue.
FUTURE DEVELOPMENT STIPULATIONS
3. 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 & 712B (Final
Plat & Building Permit Phase) found at:
http://www.maricopa.gov/pla nni ng/BuildingServices/docs/pdf/Com mercial D
rainageClearancePacket.pdf
4. Any application for site development will require the submission of a Traffic
Impact Study prepared in accordance with MCDOT requirements. See
http://www.mcdot.maricopa.gov/technicalfeng-manuals/traff impact.pdf

Page 2 of 2
5. Any application for site development will require a 40 foot wide (half-width)
dedication along the 127 th Avenue alignment.
Please contact me with 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/reform ordinance/mcz
otpdfilpage=229
Maricopa County Drainage Policies and Standards Manual:
http://www.fcd.maricopa.gov/Pub/Ma nuals/downloads/DPSM Draft 011113.pdf
Maricopa County Drainage Design Manuals:
http://www.fcd.maricopa.gov/Puh/Manuals/downioads/HydrologyManual.pdf
http://www.fcd.maricopa.gov/Pub/Manuals/downloads/HydraulicsManualDraft.pdf
For Additional Drainage Information See:
http://www.maricopa.gov/planning/BuildingServices/DrainageReviewRequest.aspx
Flood Control District Review References:
Floodplain Regulations for Maricopa County
http://www.fcd.maricopa.gov/Permitting/downloads/Floodplain Reg Book.pdf
MCDOT Plan Review References:
MCDOT Roadway Design Manual:
http://www.mcdot.maricopa ,gov/techriical/eng-manuals/RdwyDesgn Manual-
112513.pcif
Traffic Impact Study
http://www.nncdot.maricopa.govitechnical/eng-manuals/traff impact.pdf

Maficopa County
Environmental Services Department
Water and Waste Management Division
Subdivision Infrastructure & DATE: February 2, 2015
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004 TO: Farhad Tavassoli, Planning & Development Dept.
Phone: (602) 506-1058
Fax: (602) 506-5813 Planner
TDD 602 506 6704
FROM: Bill Baggenstoss, P.E.
Civil Engineer
SUBJECT: Luke Land 58 CPA; CPA2015001
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 to
Comprehensive Plan Amedment (CPA) for the 54.8 acre parcels (501-53-004D and
005E) from consistent with the rezone request (Z2015002) for possible future
residential/commerical development.
According to the submitted documentation, Liberty Utilities would provide water and
wastewater services for any future residential development. MCESD has no concerns
for zoning purposes, but water and wastewater plans would have to be approved
before final plat approval. 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 Permits Plus on February 2, 2015 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 this
project. Final approval authority for this project rests with the Maricopa County
Board of Supervisors,

M aric op a County
Environmental Services Department
Water and Waste Management Division
Subdivision liffrastructure & DATE: February 2, 2015
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004 TO: Farhad Tavassoli, Planning St. Development Dept.
Phone: (602) 506-1058
Fax: (602) 506-5813 Planner
TDD 602 506 6704
FROM: Bill Baggenstoss, P.E.
Civil Engineer
SUBJECT: Luke Land 58 Rezone; Z2015002
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 to rezone the
54.8 acre parcels (501-53-004D and 005E) from R-43 to R-5 for possible future
residential development.
According to the submitted documentation, Liberty Utilities would provide water and
wastewater services for any future residential development. MCESD has no concerns
for zoning purposes, but water and wastewater plans would have to be approved
before final plat approval. 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 Bt. Development
Department in Permits Plus on February 2, 2015 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 this
project. Final approval authority for this project rests with the Maricopa County
Board of Supervisors.

Maricopa County
Department of Emergency Management
2035 N. 52"a Seteee DATE: January 29, 2015
Phoenix, Arizona 85008-3403
Phonet Fax: (602) (602) 275-1638 2731411 TO: Farhad Tavassoli, Planner
Tr: (602) 244-1638
Julie Syrmopoulos, Operations Manage
ff
FROM: Stella Sheridan, Emergency Planner
RE 2 Luke Land 58 CPA2015001 & Z2015002
The Maricopa County Department of Emergency Management has .reviewed
the documents provided for the rezoning application from RU-43 to R-5 RUPD
on 548 acres near the northwest corner of 127th Avenue & Glendale Avenue to
allow the development of 574 residential units.
We have no comments at this time.
If you have any questions, please do not hesitate to contact me, Stella
Sheridan, at (602) 273-1411.

DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
2 February 2015
Mr. James R. Mitchell
Director, Community Initiatives Team 'VE6
56th Fighter Wing
14185 W. Falcon Street
Luke AFB AZ 85309-1629
Mr. Farhad Tavassoli
M-aricopa County Planning & Development Department
501 North 44th Street, Suite 100
Phoenix, AZ 85008-6526
RE: Case #CPA201501 k;720.1.502Auke Land 58
Dear Mr. Tavassoli
Thank you for the opportunity to comment on the Comprehensive Plan Amendment
(CAP) and Rezoning Applications for Luke Land 58. The site consists of approximately 58.1
acres which is located at the northwest corner of Glendale and 127th Avenue in the
unincorporated area of Maricopa County. Parcel number: 501-53-004D is between 538 feet and
2,069.92 feet and parcel number: 501-53-005E is from 0 to 1,148.94 feet outside the Luke AFB
1988 JLUS, 65 bin, "high noise or accident potential zone," as identified by A.R.S. § 28-8461,
and all of the property is within the "territory in the vicinity of a military airport," also defined
by A.R.S. § 28-8461.
Note at the northwest corner of parcel 501-53-005E there is an approximate 3.3 acre area
which is located inside the Luke AFB 1988 JLUS, 65 Lin, "high noise or accident potential
zone," as identified by A.R.S. § 28-8461 and has been excluded from this application.
The request is to rezone the parcels listed above which are currently zoned as Rural-43,
with the exception of the 3.3 acres which is inside the 65 Ldn, to R-5 Residential Unit Plan of
Development. The Comprehensive Plan Amendment is requesting to change the land use
designation from Mixed Use Employment to Medium Density Residential (5-15 dwellings per
acres), again with the exception of the 3.3 acres which is inside the 65 Ldn.
The proposed rezoning and requested change to the CAP will increase the density with a
maximum number of 274 units on the 55 acres for a 5.0 du/ac. The residential product types
with in the RUPD will promote a mix of single family unit types that may be developed as
attached or detached units. The request for 5.0 du/ac will not meet the Luke AFB Graduated
Density Concept ("GDC") however, after careful review and consideration the development of
the Luke Land 58 as stated will not negatively impact the flying operations at Luke AFB.

Since the site is located within the "territory in the vicinity of a military airport," it will
be subjected to noise from approximately 165 flights per day, we recommend you review the
sound attenuation requirements found in A.R.S. §28-8482. We also encourage an aggressive
notification program on the part of the applicant to inform potential residents about Luke AFB
operations. Additionally we recommend a review of the Luke AFB web site at
http://www.luke.af.mil , Community Interests and Community Initiatives links, for further
information.
If you have any questions, please contact my Community Planner, Barbara Plante, at
(623) 856-9981.
Sincerely
JAMES R. MITCHELL
cc:
Colonel Jeremy Sloane, Vice Commander, 56th Fighter Wing
Ms. Cindy L. Calderon, GS43, General and Environmental Law Attorney, 56th Fighter Wing

Farhad Tavassoli PLAN DEVX
From: Katz, Paul <Paul.Katz@azag.gov >
Sent: Friday, February 06, 2015 9:40 AM
To: Farhad Tavassoli - PLAN DEVX
Cc: Craig, Theresa; Hernbrode, Joy
Subject: Luke Land 58 - 1st Routing - CPA2015001 & Z2015002
Mr. Tavassoli,
It was nice speaking with you this morning regarding the pending zoning and general plan amendments being
requested by Luke Land 58, LLC as regards Marabella Ranch property, Luke Land 58 - 1st Routing - CPA2015001 &
Z2015002. I understand that things are only in the early discussion changes, but want to confirm that it has been the
consistent position of the Arizona Attorney General, that pursuant to A.R.S. § 28-8481 that no new residential
development is allowed within the High Noise and Accident Potential Zone ("HNAPZ") of a Military Airport, which would
include Luke Air Force Base. Maricopa County recognized this restriction in its Settlement Agreement with the State
dated February 4, 2010. Maricopa County has an excellent track record in precluding residential development within
the HNAPZ surrounding Luke Air Force Base.
From my initial review of the documents you forwarded to our office and our discussions, it is unclear to me as
to whether a portion of the subject property is actually in or just adjacent to the 65dB High Noise Zone—it appears
wholly outside of the Accident Potential Zone. If outside of the High Noise Zone our office will take no position as
regards any zoning and planning amendments the County may consider. If a portion of the property is within the High
Noise Zone we will object to allowing any residential development within said zone unless the County reaches a mutual
agreement with Luke Air Force Base that such residential use is compatible and consistent with the high noise and
accident potential of the military airport pursuant to A.R.S. 28-8481(J).
If Maricopa should decide to amend its general plan to allow residential development within the HNAPZ
surrounding Luke Air Force on this or any other project written notice by certified mail must be sent to the Arizona
Attorney General within 3 days of any approval or adoption of such amendment. Please confirm whether or not the
planned development by Luke Land 58, LLC includes any land within the High Noise Zone or whether a portion of their
property is adjacent to, but not in the 65 dB High Noise Zone.
Thanks!
PaaM /ratz
Assistant Attorney General
Arizona Attorney General's Office
1275 West Washington
Phoenix, AZ 85007
Direct: (602) 542-7785
Fax: (602) 542-4084
Email: paul.katzPazag.gov
1

PP% Planning
GLENp Memorandum
DATE: January 30, 2015
TO: Farhad Tavassoli, A1CP, CFM, Planner
Maricopa County Planning and Development
FROM: Jon M. Fr 1CP, Planning Director
SUBJECT; Luke Land 58 I CPA2014002 & Z2014011
Farhad:
Thank you for the opportunity to review the application for Luke Land 58 which is located at the NWC of
Glendale Avenue and 127th Avenue. The site is located in the Glendale Municipal Planning Area
The City of Glendale met with the property owner and applicant last year and expressed an interest in the
annexation of this site into the Glendale City Limits.
We have the following comments on these two applications:
1) A half street right-of-way dedication of 65 feet on Glendale Avenue should be provided adjacent
to the site.
2) Environmental Site Assessment Phase 1 report must be approved by the City of Glendale prior to
ROW dedication.
3) Half street stormwater runoff in Glendale Avenue shall be conveyed on site.
4) All work in City R.O.W. shall follow the 2015 Engineering Design and Construction Standards.
5) Street lights and landscaping along Glendale Avenue shall follow city requirements.
6) With our current standards, we would like the 3rd westbound lane on Glendale Avenue to be built
with Phase 1. It will likely be striped in a hashed manner for the most part and will serve as a turn
lane for the Morton Salt operations to the west.
7) A Traffic signal is warranted at Glendale Avenue and 125th Avenue. Between this development
and Marbella Ranch, 50% of the signal cost should be shared.
8) A raised landscape median should be constructed in Glendale Avenue in conjunction with Phase 1.
9) Mobile home parks and mobile home subdivisions should not be a permitted land use with any
zoning approval on this site.
Please contact me if you have any questions. I can be reached at (623) 930-2585 or
jfroke@glendaleaz.com . Thank you.
Jon
cc: Mark Ivan ich, P.E.„ Land Development Engineer
Kiran Guntupalli, P.E., Acting Principal Engineer
Thomas Ritz, AICP, Senior Planner
el City of Glendale ma 5850 West Glendale Avenue si Glendale Arizona II 85301-2599 ei 623-930-2800 m

Farhad Tavassoli - PLANDEVX
From: Jose Macias <jmacias@cityofelmirage.org >
Sent: Thursday, February 05, 2015 3:14 PM
To: Farhad Tavassoli - PLANDEVX
Subject: RE: Luke Land 58 - 1st Routing - CPA2015001 &Z2015002
Farhad,
Thank you for the opportunity to review the Luke Land 58 Rezoning Application. At this time the City of El
Mirage has no comments regarding the proposal.
Regards,
Jose A. Macias - Development Services Coordinator / GIS
Development & Community Services, Planning-GIS
12145 NW Grand Avenue, El Mirage, AZ 85335
P: 623.876.2996 I F: 623.876.4605 I E: jmacias@cityofehnirage.org
From: Farhad Tavassoli PLAN DEVX [mailto:FarhadTavassoli(amail.maricopa.gov ]
Sent: Monday, January 26, 2015 3:53 PM
To: jfroke©glendaleaz.com ; Jose Macias; barbara.planteOus.af.mil ; swilken0azmag.gov; c4rd85340@cox.net;
ken.nyman@azag.gov ; quinn.kellis(adysart.orq; chuck fitzgeraldOrmetro.com ; jcogswellPazstateparks.gov ; Julie
Syrmopoulos - EMERMGTX; Stella Sheridan - EMERMGTX; Ian Thompson - SHERIFFX;
customerserviceavondaleOlibertyutilities.com ; bobprince(avuwco.com ; Bill Baggenstoss - ENVX; Wendy Downing -
PLANDEVX; Bob Fedorka - PLANDEVX
Cc: Jack Gilmore
Subject: Luke Land 58 - 1st Routing - CPA2015001 & Z2015002
Greetings TAC members,
Attached are the materials for the Technical Advisory Committee meeting for the above case, currently scheduled for
Tuesday, February 17, 2015 from 9:00am to 10:30am.
Should you have any questions or comments, please contact me at the information below.
Regards,
Farhad Tavassoli, AICP, CFM
Planner
Maricopa County
Planning & Development Department
farhadtavassolipmail.maricopa.gov
Tel: 602.506.8358
Fax: 602.506.3711
www.maricopa.gov/planninq
501 N. 44th St., Suite 200, Phoenix, AZ 85008
Your feedback is important - Click HERE to let us know!

Farhad Tavassoli PLANDEVX
From: Metzner, Tammy <TMetzner@jsslaw.com > on behalf of May, Bruce
<BMay@jsslaw.com >
Sent: Wednesday, April 08, 2015 11:10 AM
To: Farhad Tavassoli - PLANDEVX
Subject: Opposition to Rezoning requested in Case No12015002
I represent (Morton Salt) Glendale Salt Development Facility, LLC, the Salt Extraction Facility to the immediate west of
the (Luke Land 58) property to be rezoned pursuant to the above referenced case. Morton Salt opposes the
rezoning. The reason is simple. An industrial use of that nature should not abut a residential use. Morton Salt has been
the victim of many nuisance lawsuits alleging a variety a causes, including, among other things, noise, dust and
vibrations--- none with merit. Morton Salt wishes to avoid more. The Luke Lank 58 would be better put as a complete
buffer.
website I bio vCarci I map errail
BRUCE B. MAY
-Chairmon, Rog! Estate Department
JeTirtinp'5 Jennings, Stouss & Salmon, PLC
. . One Last Washington Eimer
OtrOUSS Suite 1900
Ac r Law Phonix„ AZ 6,5004-25.54
P; 602.262.592g
F: 602495.260'4
binoyaisslaw.corr
This electronic mail is intended to be received and read only by certain individuals. It may contain
information that is attorney-client privileged or protected from disclosure by law. If it has been
misdirected, or if you suspect you have received this in error, please notify me by replying and then delete
both the message and reply. Thank you.

lie Land 85
ional Stips
(Proposed by Applicant)
w. Luke Land 58 and successors shall notify future occupants/tenant in
subdivision public reports, property conveyance documents and/or
lease agreements as may be appropriate, that they are located
adjacent to a salt extraction operation. Such notice shall state:
"You are locating a residential home next to a salt extraction
operation that operates heavy machinery that produces noise and
dust."
Such notification shall be provided in writing to all future occupants
/ tenants on a separate sheet of paper (not incorporated into form
document) of no less than 12 font print.
x. There will be a minimum 50' landscape setback along the west
property line of the property. The landscape setback shall include a
row of trees setback, planted at a minimum of 45 feet east of the
property line and planted 25 feet on-center.
Any residential unit placed on lots along the west side of the
property that only abuts the 50 foot landscaped setback shall be
limited to one story.

RESOLUTION OF A;41ZiNDMENT
Maricopa County Board of Supervisors
Eye to the Future 2020, Maricopa County Comprehensive Plan
Resolution Amending the Maricopa County Comprehensive Plan —
- White Tank/Grand Avenue Area Plan
Case Number: CPA2015001
June 10, 2015
BE IT RESOLVED by the Maricopa County Board of Supervisors as follows:
WHEREAS, Maricopa County adopted its Comprehensive Plan and
White Tank/Grand Avenue Area Plan in accordance with Arizona
Revised Statutes to help bring about coordinated physical
development consistent with the present and future needs of
Maricopa County; and
WHEREAS, Maricopa County recognizes the importance of having a
comprehensive plan amendment process so that this plan can be
responsive and flexible to meet the changing conditions of Maricopa
County; and
WHEREAS, Maricopa County has procedures to determine when
comprehensive plan amendments are necessary, how comprehensive
plan amendments are processed, and at what point comprehensive
plan amendments can be presented at a public hearing by the Board
of Supervisors, upon recommendation by the Planning and Zoning
Commission; and
WHEREAS, Arizona Revised Statutes requires that amendments to the
Comprehensive Plan be approved by resolution of the Board of
Supervisors; and
WHEREAS, the Maricopa County Board of Supervisors has carefully
considered this comprehensive plan amendment, has held a public
hearing regarding this comprehensive plan amendment, and finds
that this comprehensive plan amendment constitutes an overall
improvement to the Maricopa County Comprehensive Plan, the White
Tank/Grand Avenue Area Plan, and to Maricopa County in general.

NOW, THEREFORE BE IT RESOLVED that the comprehensive plan amendment for
case number CPA2015001, is hereby approved this 10th day of June 2015.
Chairman Date
Clerk of the Board Date
Director, — date
Planning and Development Department
/74,e/t4A.
Api5roved as to form Date