B.CPA2022011 Z022152 BOS REPORT.PDF
Extracted text (via pymupdf)
94171 characters
June 11, 2025 CPA2022011 & Z2022152 Page 1 of 3 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: June 11, 2025 Case #/Title: CPA2022011 & Z2022152 – Agua Fria Estates Supervisor District: 4 Applicant/Owner: Chris Webb, Rose Law Group pc / Stellers Sea Cow LLC Requests: General Comprehensive Plan Amendment (CPA) to change a land use designation in the White Tank/Grand Ave Area Plan from Mixed Use/Employment and Open Space to Single-family – Small Lot. CPA case approval is by Resolution Zone Change with Overlay from Rural-43 to R1-6 RUPD Site Location: Generally located 1,000’ SE of the SEC of 117th Ave & Hatfield Rd in the Peoria area Site Size: Approximately 33.54 acres County Island Status: N/A Additional Comments: The proposed CPA and R1-6 RUPD rezoning will enable the development of single-family residential subdivision (Agua Fria Estates). Much of the surrounding area is entitled and developed as single-family with base R1-6 zoning. The RUPD overlay is proposed to allow smaller and narrower lots with common open space consistent with much of the surrounding base R1-6 zoning. There are no outstanding concerns from reviewing agencies. There is no known opposition. CPA case approval is by Resolution, attached. Commission recommendation included the staff recommended conditions including the RUPD standards outlined in condition ‘c.1-6’ as listed below. June 11, 2025 CPA2022011 & Z2022152 Page 2 of 3 Commission Recommendations: On 5/8/25, the Commission voted 9-0 (motion by Whitney D3, seconded by Lawrence D1) to adopt a motion recommending the Board of Supervisors approve CPA20220111. On 5/8/25, the Commission voted 9-0 (motion by Whitney D3, seconded by Lawrence D1) to adopt a motion recommending the Board of Supervisors approve Z2022152 subject to conditions ‘a’ – ‘g’ with recommended change to condition ‘c.6’ as follows: a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Agua Fria Estates”, consisting of 1 full-size sheet, dated April 3, 2025, and stamped received April 4, 2025, except as modified by the following conditions and noting that a revised exhibit must be provided within the 30 days to correctly reflect the average lot area per dwelling unit of 6,000 SF. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Agua Fria Estates” consisting of 14 pages, dated March 14, 2025, and stamped received March 26, 2025, except as modified by the following conditions and noting that a revised exhibit must be provided within the 30 days to correctly reflect the average lot area per dwelling unit of 6,000 SF. c. The following R1-6 RUPD standards shall apply: 1. Minimum Front Yard Setback: 10’ 2. Minimum Lot Area: 4,950 sq. ft. 3. Average Lot Area Per D.U.: 6,000 sq. ft. 4. Minimum Lot Width: 45’ 5. Maximum Lot Coverage: 55% 6. Minimum Rear Yard Setback: 15’ d. The following Planning Engineering conditions shall apply: 1. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 2. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permits. Preliminary Grading & Drainage plan may be submitted for Pre-Plat approval e. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. f. 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. June 11, 2025 CPA2022011 & Z2022152 Page 3 of 3 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 to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Presented by: Paola Jaramillo, Planner Reviewed by: Darren Gérard, AICP, Planning Manager Attachments: 5/8/25 P&Z Packet (51 pages) Handout Memo (1 page) CPA2024001 Resolution (2 pages) Note: 5/8/25 Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. CPA2022011 and Z2022152 Page 1 of 11 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Cases: CPA2022011 & Z2022152 - Agua Fria Estates Hearing Date: May 8, 2025 Supervisor District: 4 Applicant: Chris Webb, Rose Law Group pc Owner: Stellers Sea Cow LLC Requests: 1. General Comprehensive Plan Amendment (CPA) to change a land use designation in the White Tank/Grand Ave Area Plan from “Mixed Use/Employment” and “Open Space” to “Single-family – Small Lot” 2. Zone Change with Overlay from Rural-43 to R1-6 RUPD Site Location: Generally located 1,000’ SE of the SEC of 117th Ave & Hatfield Rd in the Peoria area Site Size: Approximately 33.54 acres Density: 4.05 d.u./ac. County Island: No County Plan: White Tank/Grand Ave Area Plan – Mixed Use/Employment, and Open Space Municipal Plan: N/A Municipal Comments: N/A Support/Opposition: None Recommendations: 1. Approve (CPA2022011) 2. Approve with conditions (Z2022152) CPA2022011 and Z2022152 Page 2 of 11 Project Summary: 1. The applicant is requesting a General Comprehensive Amendment (CPA) of the White Tank/Grand Avenue Area Plan to change the land use designation from Mixed Use Employment and Open Space to Single Family – Small Lot (5 – 8 d.u./ac.); and a zone change from Rural-43 to R1-6 RUPD to accommodate a single-family residential subdivision known as Agua Fria Estates (S250001) that will be comprised of approximately 136 lots and 10 tracts. The site is located approximately 1,000’ SE of the SEC of 117th Avenue and Hatfield Rd in the Peoria area and is comprised of 33.54 acres. The site is currently undeveloped, it was previously used for mining activity, and a portion of the site is designated as an effective floodplain by FEMA. 2. Much of the surrounding area has been entitled and developed as single-family residences under the R1-6 zoning district. The site will be accessed through three (3) shared rights-of-way with the community to the south (Harish Estates) that connect to Pinnacle Peak Road and Deer Valley Parkway. 2025 Aerial Image CPA2022011 and Z2022152 Page 3 of 11 Context Aerial Image White Tank/Grand Ave Area Plan Land Use Map CPA2022011 and Z2022152 Page 4 of 11 Rural-43 Zoning Map 3. The following table depicts the base R1-6 RUPD zoning standards in bold text. Regulation Base Zoning District Regulations (R1-6) Proposed Zoning Regulations (R1-6 RUPD) Height 30’ 30’ Min. Front Yard Setback 20’ 10’ Min. Side Yard Setback 5’ 5’ Min. Street Side Yard Setback 10’ 10’ Min. Rear yard Setback 25’ 15’ Min. Lot Area 6,000 sq. ft. 4,950 sq. ft. Avg. Lot Area per Dwelling Unit 6,000 sq. ft. 6,000 sq. ft. Min. Lot Width 60’ 45’ Max. Lot Coverage 50% 55% Parking 2 spaces per dwelling unit 2 spaces per dwelling unit * *Any and all applicable ADA parking requirements will be met. 4. The RUPD will allow for smaller front and rear yard setbacks, smaller lot areas, narrower lot widths, and greater lot coverage. The applicant believes this is consistent and compatible with previously approved projects in the immediate area also with base R1-6 zoning. 5. The narrative asserts that the proposed development meets the Comprehensive Plan Amendment criteria in the following manner: CPA2022011 and Z2022152 Page 5 of 11 Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is not solely for the good or benefit of a particular landowner or owners at a particular point in time. The applicant states the proposed amendment Single Family – Small Lot constitutes an overall improvement to the comprehensive plan and the White Tank/Grand Ave Area Plan because the longstanding vacant infill parcel will be developed into a residential community that will sensitively conform to existing development and the adjacent Agua Fria River corridor. Whether the Amendment Will Adversely Impact All or a Portion of the Planning Area by: A. Altering acceptable land use patterns – The applicant states the proposed project will not alter any surrounding land uses or land use patterns as it seeks to unify and enhance the land use designations in the area. B. Requiring public expenditures for larger or more expensive infrastructure – The applicant states the proposed project will not require public expenditures as all infrastructure improvements will be financed and constructed by the developer. C. Requiring public improvements to roads, sewer, or water systems that are needed to support the planned land uses – The applicant states the proposed project will not require public expenditures for larger and more expensive infrastructure as those services will be the burden of the developer to provide. D. Adversely impacting planned uses because of increased traffic – The applicant indicates that a Traffic Impact Analysis has been prepared to ensure that traffic is not adversely impacted in the area. Much of the surrounding area is primary designated as Single Family – Transitional Lot or Single Family – Small Lot, therefor planned residential uses were already anticipated. E. Affect the livability of the area or health and safety – The applicant states the project will not have a negative effect to the health and safety of existing residents, but rather provide additional housing options for the area. It is anticipated the safety of the area will be improved as a result to new lighting, streets, and residential population. F. Adversely impacting the natural environment or scenic quality of the area – The applicant indicates the proposed project will have a minimal impact to the existing natural environments, as the site’s existing floodplain will be revised through the recently approved CLOMR application for the “Rose Estates (Harish Estates)” project immediately to the south (FEMA Case No. 22-09-1438R) Whether the amendment is consistent with the overall intent of the Comprehensive Plan. The applicant’s narrative states that the request is consistent with the overall intent of the Comprehensive Plan by addressing the Strategic Priorities for Maricopa County such as promoting stable economic growth, maintaining a healthy environment, and providing adequate community services. The Extent to which the amendment is consistent with the specific goals and policies contained within the Plan. CPA2022011 and Z2022152 Page 6 of 11 The applicant’s narrative contains a substantial list of goals and policies from the Vision 2030 Maricopa County Comprehensive Plan as well as the White Tank/Grand Ave Area Plan. This staff report identifies which goals, objectives, and policies the applicant’s narrative addressed. White Tank/Grand Ave Area Plan Land Use: Land Use Goal #1: Promote balanced, efficient, and compact land development patterns within the WTGA planning area with the appropriate level of services for water, wastewater, education, and public safety that is compatible with adjacent land uses, is well integrated with the transportation system, and is sensitive to the natural environment. Land Use Policy #2: Maricopa County supports development within the WTGA planning area with commensurate services or infrastructure and development that adequately mitigates negative impacts to surrounding lands or communities. Land Use Policy #3: Maricopa County supports increasing the housing stock in the WTGA planning area in areas that are supported by the appropriate levels of services and infrastructure. Land Use Policy #12: Maricopa County supports efforts to preserve major floodways as open space and/or in a natural state. Transportation: Transportation Goal #1: Coordinate land use decisions with transportation investments to maintain and expand the existing transportation network to responsibly accommodate growth. Transportation Goal #2: Promote and protect public health by improving roadway safety and mitigating traffic congestion. Transportation Policy #1: Maricopa County supports the preservation of the necessary right of way to maintain and extend the one mile grid system and the preservation of the scenic corridors outlined in the plan. Transportation Policy #2: Maricopa County supports the enforcement of minimum street standards and subdivision requirements to ensure adequate secondary or emergency access for emergency vehicles as well as applicable MCDOT standards for all new collector and arterial roads. Transportation Policy #3: Maricopa County supports developer(s) taking responsibility for the construction of new roads that provide access to new development. Upon completion of construction, roads that are of regional or communitywide significance should be dedicated to a local jurisdiction or Maricopa County, as appropriate. Environmental: Environment Goal #1: Encourage development practices that improve the natural and cultural environments and mitigate high risk hazard areas and natural hazards. CPA2022011 and Z2022152 Page 7 of 11 Environment Policy#2: Maricopa County supports development that considers adverse environmental impacts on the natural and cultural environment. Specifically, Maricopa County supports preserving the White Tank Mountains, Agua Fria River, Hassayampa River ecosystems, and wildlife corridors, as well as cultural heritage sites, artifacts, and traditions, and the interface with the surrounding region. Environment Policy #7: Maricopa County supports and encourages the preservation of floodplains and washes and the protection of viewsheds within scenic corridors. Economic Growth: Economic Growth Goal #2: Support an economic environment that nurtures locally based employment and economic opportunity. Economic Growth Policy #4: Maricopa County supports meeting the consumer needs of the area’s expanding population by encouraging additional retail and neighborhood commercial businesses. Open Space: Open Space Goal #3: Have quality neighborhood parks and open spaces with adequate and appropriate recreational amenities and access points to serve residential developments with connections to regional parks and trails. Open Space Goal #4: Protect scenic corridors, views, and open spaces and use open space buffers around established parks and rural neighborhoods. Open Space Policy #9: Maricopa County supports the natural treatment of drainageways and the preservation of floodways and special flood hazard zones in a natural state. Open Space Policy #10: Maricopa County supports provisions for open space, such as a minimum of 15% open space with 5% of the open space reserved for active recreation amenities. Water Resources: Water Resources Goal #1: Balance water availability with Growth. Water Resources Policy #3: Maricopa County supports appropriate fees, development requirements, and other funding mechanisms to ensure that new development pays its fair share of providing new services in potential growth areas, such as potable water, wastewater, and stormwater drainage. Energy, Utilities, & Public Facilities: Water Resources Goal #1: Balance water availability with Growth. Water Resources Policy #3: Maricopa County supports appropriate fees, development requirements, and other funding mechanisms to ensure that new development pays its fair share of providing new services in potential growth areas, such as potable water, wastewater, and stormwater drainage. CPA2022011 and Z2022152 Page 8 of 11 Energy, Utilities, & Public Facilities Goal #2: Ensure there are adequate public facilities, including police, fire, and educational coverage, before growth is permitted in unincorporated areas and encourage annexation into WTGA planning area jurisdictions. Energy, Utilities, & Public Facilities Goal #4: Ensure that development adjacent to electrical, gas, and other utility corridors is context appropriate and environmentally responsible. Energy, Utilities, & Public Facilities Policy #2: Maricopa County supports planning for residential, commercial, and employment land uses in potential growth areas that are proximate to each other rather than separated to reduce fuel usage, energy consumption, and wear and tear on roads. Cost of Development: Cost of Development Goal #1: Implement policies and procedures that require new development to pay its fair share of public infrastructure needs generated by the development. Cost of Development Policy #1: In the WTGA planning area, Maricopa County supports cooperative relationships with municipalities in the review of new development projects that may impact municipal facilities and services. Cost of Development Policy #2: Where feasible and effective, Maricopa County supports using all tools at the County’s disposal including development agreements, community improvement districts, intergovernmental agreements, and fee for service charges to ensure new development pays its fair share of infrastructure costs. Proposed White Tank/Grand Ave Area Plan Land Use Designation CPA2022011 and Z2022152 Page 9 of 11 Existing On-Site and Adjacent Zoning / Land Use: 6. On-site: Rural-43 / Vacant North: Rural-43 / Vacant South: R1-6 RUPD / Harish Estates East: Rural-43 / Agua Fria River West: R1-6 RUPD / Vacant Utilities and Services: 7. Water: EPCOR Wastewater: EPCOR School District: Peoria Unified School District Fire: Arizona Fire & Medical Authority Police: Maricopa County Sheriff’s Office Right-of-Way: 8. The following table includes existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. Local street 1 – 3 is proposed to be shared and improved with Harish Estates community to the south, Pinnacle Peak Road is also proposed to be improved with Harish Estates. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification Local Street 1 N/A 25’ Public Local Street Local Street 2 N/A 25’ Public Local Street Local Street 3 N/A 25’ Public Local Street Pinnacle Peak Road N/A 40’ Urban Major Collector Deer Valley Road 65’ 65’ Principal Arterial *Right-of-way dedications and preservations will be addressed at the time of construction permitting. 9. The applicant is seeking a 0’ dedication of ROW on the east-west mid-section line that exists on the south property line and along the 115th Avenue alignment on the west side of the Site. The application is requesting 0’ dedication, as the community will be accessed via the Harish Estates project to the south and the dedications are not necessary. The applicant will obtain ROW Waiver from MCDOT prior to obtaining Preliminary Plat/Final Plat approval. Adopted Plan: 10. White Tank / Grand Ave Area Plan (adopted 2021): This area plan currently designates the site as Mixed Use Employment and Open Space. Public Participation Summary: 11. The applicant complied with Maricopa County Citizen Review Process, with the required posting of the site and notification by first class mail to adjacent property owners within 300’ of the subject site and interested parties. The applicant submitted a Citizen Participation Results Report CPA2022011 and Z2022152 Page 10 of 11 12. The request was initially submitted August 2, 2022 for the development of multi-family, where staff received opposition. During the 5th submittal, January 6, 2025 the applicant revamped the request to single family – small lot and was required to update site postings and send new notifications with the new proposal; which staff has not received any opposition for. According to the Citizen Participation Results Report, the applicant has not received any comments. Outstanding Concerns from Reviewing Agencies: 13. N//A Staff Analysis: 14. Staff finds the proposed land use designation and zoning district are appropriate and consistent with the land use and development pattern of the surrounding area. Additionally, the proposed land use designations are also compatible to the land use designations of the surrounding and adjacent sites. Recommendations: 15. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve CPA2022011. 16. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z2022152 subject to the following conditions ‘a’ – ‘g’: a. Development of the site shall be in substantial conformance with the Zoning Exhibit entitled “Agua Fria Estates”, consisting of 1 full-size sheet, dated April 3, 2025, and stamped received April 4, 2025, except as modified by the following conditions and noting that a revised exhibit must be provided within the 30 days to correctly reflect the average lot area per dwelling unit of 6,000 SF. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Agua Fria Estates” consisting of 14 pages, dated March 14, 2025, and stamped received March 26, 2025, except as modified by the following conditions and noting that a revised exhibit must be provided within the 30 days to correctly reflect the average lot area per dwelling unit of 6,000 SF. c. The following R1-6 RUPD standards shall apply: 1. Minimum Front Yard Setback: 10’ 2. Minimum Lot Area: 4,950 sq. ft. 3. Average Lot Area Per D.U.: 6,000 sq. ft. 4. Minimum Lot Width: 45’ 5. Maximum Lot Coverage: 55% d. The following Planning Engineering conditions shall apply: 1. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current CPA2022011 and Z2022152 Page 11 of 11 engineering policies, standards and best practices at the time of application for construction. 2. Based on the conceptual design nature of the information submitted, changes to the site layout may be necessitated by the final engineering design of the site’s drainage infrastructure. 3. Detailed Grading and Drainage (Site Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permits. Preliminary Grading & Drainage plan may be submitted for Pre-Plat approval e. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. f. 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. 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 to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Presented by: Paola Jaramillo, Planner Reviewed by: Rachel Applegate, Planning Supervisor Attachments: Case Maps (2 pages) Narrative Report (CPA) (20 pages) Narrative Report (Zone Change) (14 pages) Zoning Exhibit (1 page) Engineering comments (2 pages) MCESD Comments (1 page) / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 33 approx. Generated April 10, 2025 10:58 AM Z2022152 Application Name: Legal Description Agua Fria Estates Applicant Case Address 4N 1E 7 CHRIS WEBB 24245 N 115TH Ave Applicant Phone/Email Parcel Primary:201-22-021A 4802405648 cwebb@roselawgroup.com SUN CITY, AZ 85373 Map scale 1:3,665 Supervisor District No. Zone Change from RU-43 to R-5 RUPD for development of new single-family for-rent residential community / Maricopa County Planning & Development - Phoenix, AZ 4 Gross Acres: 33 approx. Generated April 29, 2025 1:52 PM CPA2022011 Application Name: Legal Description Agua Fria Estates Applicant Case Address 4N 1E 7 CHRIS WEBB Applicant Phone/Email Parcel Primary:201-22-034A 4802405648 cwebb@roselawgroup.com Map scale 1:3,661 Supervisor District No. General Comprehensive Plan Amendment to change the property's land use designation from "Mixed Use Employment" & "Open Space" to “Single-Family - Transitional Lot" Agua Fria Estates A PLANNED SINGLE-FAMILY RESIDENTIAL COMMUNITY REQUEST FOR A GENERAL COMPREHENSIVE PLAN AMENDMENT FROM “MIXED USE EMPLOYMENT” AND “OPEN SPACE” ON 33.54 ACRES TO “SINGLE FAMILY – SMALL LOT” SOUTH OF THE SEC OF 115TH AVE & WEST HATFIELD ROAD CASE # CPA2022011 1st Submittal – September 28, 2022 2nd Submittal – June 19, 2023 3rd Submittal – December 13, 2023 4th Submittal – November 19, 2024 5th Submittal – January 13, 2025 6th Submittal – March 14, 2025 PROJECT TEAM PROPERTY OWNER Stellars Sea Cow, LLC Rohit Tripathi 1425 W. Elliott Road, Suite 201 Phoenix, AZ 85034 (480) 330-8107 rohit@rohittripathi.com DEVELOPER AroundTown Developers, LLC Rohit Tripathi 1425 W. Elliott Road, Suite 201 Phoenix, AZ 85034 (480) 330-8107 rohit@rohittripathi.com PROPERTY OWNER REPRESENTATIVE Chris Webb 7144 E. Stetson Dr. Suite 300 Scottsdale, AZ 85251 (480) 240-5648 cwebb@roselawgroup.com ENGINEER Lisa Nelson 5050 N. 40th Street, Suite 100 Phoenix, AZ 85018 (602) 252-8384 lnelson@huitt-zollars.com TABLE OF CONTENTS I. Executive Summary ........................................................................................................ 2 Background ............................................................................................................................................... 2 Purpose of Request ................................................................................................................................... 2 On Site and Regional Location .................................................................................................................. 3 Existing Conditions .................................................................................................................................... 4 Roads/Transportation Systems Serving the Proposed Project ................................................................. 4 Suitability with Surrounding Land Uses .................................................................................................... 5 II. Site & CPA Analysis ......................................................................................................... 5 The Amendment constitutes an overall improvement to the Comprehensive Plan. ............................... 5 The Amendment will NOT adversely impact all or a portion of the planning area by ............................. 5 The Amendment is consistent with the overall intent of the Comprehensive Plan. ................................ 7 Land Use Element ..................................................................................................................................... 7 Transportation Element ............................................................................................................................ 8 Environment Element ............................................................................................................................... 9 Growth Areas Element ............................................................................................................................ 10 Economic Growth Element ..................................................................................................................... 10 Open Space Element ............................................................................................................................... 11 Water Resources Element....................................................................................................................... 11 Energy, Utilities, & Public Facilities Element........................................................................................... 12 Cost of Development Element ................................................................................................................ 13 LIST OF TABLES Table 1: On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations .................... 4 ATTACHED EXHIBITS Exhibit A: Vicinity Map Exhibit B: Comprehensive Plan Land Use Map Exhibit C: Context Map Page 2 of 13 I. Executive Summary Background The subject property (APN 201-22-021A) is part of a former surface mine operation and has long standing RU-43 zoning within unincorporated Maricopa County. Exhibit A – Vicinity Map, attached hereto, depicts the subject property and surrounding area. The extension of the Loop 303 freeway in 2003 brought growth to the area, including the expansion of the City of Peoria’s jurisdictional boundary and development of County land. The Deer Valley Road extension, from 109th Avenue to 117th Avenue at the Williams Drive alignment, which has now been completed, will bring additional accessibility to this area and allow for growth. The Deer Valley extension has already influenced the rezoning of land immediately adjacent to the south of the subject property for a planned residential community called “Rose/Harish Estates”. Now that this property is located between residential communities of similar densities, it should transition to a type of development more compatible with the growing surrounding area. Purpose of Request Rose Law Group pc, on behalf of the property owner and developer, is requesting a Minor Comprehensive Plan Amendment (“CPA”) to the White Tank/Grand Avenue Area Plan (“WTGA”) for this 33.54-acre property located south of the southeast corner of the 115th Avenue alignment and Hatfield Road (the “Site”). See Exhibit A - Vicinity Map, attached hereto. The Site is currently designated as “Mixed-Use Employment” and “Open Space”. The requested amendment would change the Site’s designation to “Single Family – Small Lot” which allows single-family residential uses at a density of 5 – 8 DU/Acre. See Exhibit B – Comprehensive Plan Land Use Map, attached hereto. The proposed land use designation change will allow for the development of a new revitalized housing community of single-family residential homes known as “Agua Fria Estates”, consistent with the existing zoning and development in the surrounding area. A Zone Change with Overlay for the Site (Case No. Z2022152) is being requested concurrently. It should be noted that Agua Fria Estates will have a maximum density less than that allowed by the proposed “Single Family – Small Lot” designation, but this designation is required for the “R1-6 RUPD” zoning proposed for the project with Case No. Z2022152). Page 3 of 13 This CPA is being requested pursuant to Maricopa County’s Comprehensive Plan Appendix D, Category 3 Standard Comprehensive Plan Amendment which applies to “… changes of 640 acres or less… and are standard amendments…” The proposed community is envisioned to include up to a maximum of 150 single-family residential homes constructed on 33.54 acres to allow for a residential community with a maximum density of 4.50 dwelling units per acre, just below the densities allowed by the proposed “Single Family – Small Lot” designation. The development will include common, passive and active open spaces as a central design feature. The project highlights the surrounding landscape by placing circulation routes and homes accordingly. In addition, with the freeway and new Deer Valley Road connection being less than a half mile from the Site, this is an ideal location for additional housing product options. On Site and Regional Location The Site is approximately 33.54 acres in size and is part of a former surface mine operation. The Site is located southeast of W. Hatfield Rd. and the N. 115th Avenue alignment, and approximately 2,600 feet southeast of the Happy Valley Road/Loop303 interchange, as depicted in Exhibit A - Vicinity Map, attached hereto. Approximately 1.5 miles to the east of the Site is the City of Peoria jurisdictional boundary with Sun City and the City of Surprise incorporated limits located 2 miles to the west. The Agua Fria River runs along the eastern side of the Site with Arizona State Land adjacent to the western boundary. With the relatively recent addition of the Loop 303 freeway in the area, commercial and residential developments are beginning to make use of many surrounding infill locations. The new Rose/Harish Estates planned community, which is located directly south of this site and owned by the same property owner and developer (see Exhibit C – Context Map, attached hereto), was recently approved and employs many similar residential design concepts being proposed as part of this request. As the area grows even further, Agua Fria Estates hopes to offer additional housing options in a community that features amenities, open space and walkability as central design objectives. These proposed single-family residential homes will integrate well with the established residential communities and rural developments that are prominent throughout this area. This specific area Page 4 of 13 of Maricopa County is made up of existing, planned and developing single-family and multi-family residential communities, in addition to other Arizona State Land, Bureau of Land Management, open space, and other quarry sites. Table 1: On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations found below provides a summary of the land use found in the general area. Table 1: On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations Land Uses Comprehensive Plan/WTGA Zoning Site Inactive Mining Site Mixed Use Employment, Open Space RU-43 North Inactive Mining Site (future phase of Agua Fria Estates) Mixed Use Employment, Open Space RU-43 East Open Space/Aqua Fria River Open Space, Agricultural RU-43 South Rose/Harish Estates community Single Family – Small Lot, Open Space R1-6 RUPD West Arizona State Trust Land/Vacant Single Family – Small Lot, Mixed-Use Employment RU-43, R1-6 RUPD Existing Conditions The rectangular shaped Site is primarily vacant and undeveloped, apart from the past mining activity that took place on the Site. Portions of the Site are designated by FEMA as Effective Floodplain but will be removed via a recently approved CLOMR (FEMA Case No. 22-09-1438R). The Site falls within the WTGA and is designated as “Mixed Use Employment” and “Open Space” land use designations. As previously mentioned, the Site is zoned RU-43. It should be noted that the vacant parcel to the north (APN 201-22-032A) is owned by the same property owner as Agua Fria Estates and is anticipated to become a future phase of the project. Roads/Transportation Systems Serving the Proposed Project Agua Fria Estates will employ its own internal circulation system for automobiles and bicycle pathways. All circulation routes including vehicular roadway alignment and emergency vehicle turn around and access design, and parking alignments will be designed in accordance with Page 5 of 13 Maricopa County standards. The Site will have three points of access, all connecting to the planned Rose/Harish Estates community to the south, which again is owned by the same property owner and developer. By virtue of these three access points into Rose/Harish Estates, Agua Fria Estates will have ingress/egress via both the future extension of Pinnacle Peak Road west to 117th Avenue, and to Deer Valley Road. Suitability with Surrounding Land Uses As previously outlined above in Table 1: On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations, adjacent land is primarily vacant, therefore little impact is anticipated. The only surrounding land that would be impacted is the approved Rose/Harish Estates residential subdivision and existing residential homes further to the west, however, the proposed single- family residential use is fully compatible and would only enhance the surrounding residential uses. Specific attention to lot size, density, and open space has been analyzed in order to provide compatibility with existing development. II. Site & CPA Analysis The Amendment constitutes an overall improvement to the Comprehensive Plan and is not solely for the good or benefit of a particular landowner or owners at a particular point in time. The proposed CPA from “Mixed Use Employment” and “Open Space” to “Single Family – Small Lot” will serve as an overall improvement to the Comprehensive Plan and WTGA, by developing a longstanding vacant infill parcel into a residential community that sensitively conforms to existing development and the adjacent Agua Fria River corridor. The Amendment will NOT adversely impact all or a portion of the planning area by: i. Altering acceptable land use patterns to the detriment of the plan: The CPA does not anticipate altering acceptable land use patterns to the detriment of the plan, as it seeks to unify and enhance the land use designations in the area. Land uses surrounding the Site include vacant Arizona State Land Department and BLM, with larger surrounding uses being primarily residential in nature. An amendment from “Mixed Use Page 6 of 13 Employment” and “Open Space” to “Single Family – Small Lot” will facilitate an exciting new housing community that will be consistent and compatible with the greater area. ii. Requiring public expenditures for larger and more expensive infrastructure: Agua Fria Estates will not require any public expenditures for any onsite or access improvements. All infrastructure improvements will be financed and constructed by the developer. iii. Requiring public improvements to roads, sewer, or water systems that are needed to support the planned land uses: Given the infill nature of the proposed development, it will not require public expenditures for larger and more expensive infrastructure. Additionally, any services not already offered to the Site will be the burden of the developer to provide. iv. Adversely impacting planned uses because of increased traffic: A Traffic Impact Analysis has been prepared to ensure that the proposed CPA does not adversely impact traffic in the area. Much of the surrounding area is primarily designated as “Single Family – Transitional Lot” or “Single Family – Small Lot”, therefore planned residential uses were anticipated. As the residential uses have been expanding in the area, implementing a new community of residential homes will provide a use that is fully compatible with the surrounding area. Additionally, the Site and surrounding area benefit from regional connectivity due to their proximity to the Happy Valley Road/Loop 303 interchange and the connection to Deer Valley Road which will provide residents with multiple routes for travel. v. Affecting the livability of the area in terms of health and safety for current and future residents: Instead of negatively affecting the health and safety of existing residents, the proposed CPA will provide additional housing options for the area. Improved safety in the area is anticipated as a result of new lighting, streets, and resident population that will occupy the uninhabited area. Page 7 of 13 vi. Adversely impacting the natural environment or scenic quality of the area in contradiction to the plan: Minimal impact to the existing natural environment is anticipated. The Site’s existing floodplain will be revised through the recently approved CLOMR application for the “Rose Estates” project immediately to the south (FEMA Case No. 22-09-1438R). The Amendment is consistent with the overall intent of the Comprehensive Plan. The overall intent of the Maricopa County Comprehensive Plan – Vision 2030 is to maintain a high quality of life by: protecting public health and safety, promoting stable economic growth, maintaining a healthy environment, providing adequate community services, and ensuring that tax money is spent efficiently. This CPA envisions a planned residential community that meets all these standards through its commitment to simulate scale and density of surrounding development and utilize existing and planned infrastructure. Additionally, specific attention to the applicable goals and policies of the WTGA were analyzed to ensure conformance with the vision of the specific area. The CPA is consistent with the specific applicable goals and policies contained within the WTGA. This CPA seeks to amend the WTGA and is both consistent and compliant with its specific goals and policies. The WTGA contains nine Plan Elements, each of which describes the plan’s goals and policies in detail. Each of the elements is listed below, and an explanation of how this proposal is consistent with it follows. Land Use Element Land Use Goal #1: Promote balanced, efficient, and compact land development patterns within the WTGA planning area with the appropriate level of services for water, wastewater, education, and public safety that is compatible with adjacent land uses, is well integrated with the transportation system, and is sensitive to the natural environment. Land Use Policy #2: Maricopa County supports development within the WTGA planning area with commensurate services or infrastructure and development that adequately mitigates negative impacts to surrounding lands or communities. Page 8 of 13 Land Use Policy #3: Maricopa County supports increasing the housing stock in the WTGA planning area in areas that are supported by the appropriate levels of services and infrastructure. Land Use Policy #12: Maricopa County supports efforts to preserve major floodways as open space and/or in a natural state. Consistency with the Land Use Element The proposed CPA is fully consistent with the Land Use Element goals and policies by adding new housing stock to the surrounding residential area. The Agua Fria Estates project proposes transitioning a formerly inactive mining site into a planned residential community. The proposed CPA from “Mixed-Use Employment” and “Open Space” to “Single Family – Small Lot” will enable the creation of a housing development that is compatible with the adjacent Rose/Harish Estates residential community and other similar developments in the area. This will permit a cohesive land use pattern in close proximity to Loop 303 and Deer Valley Road allowing for the integration of existing infrastructure with new residential development. This methodical land use development will utilize the existing infrastructure with planned extensions including roadways, water, wastewater, and transportation services from the Rose/Harish Estates community which will add no additional cost to the County. Given the surroundings, the proposed housing community is appropriate because it is near existing urban services and infrastructure. This ultimately promotes efficient and appropriate land development. Additionally, this project will create new housing options for the area while populating land that was otherwise vacant and underutilized. Transportation Element Transportation Goal #1: Coordinate land use decisions with transportation investments to maintain and expand the existing transportation network to responsibly accommodate growth. Transportation Goal #2: Promote and protect public health by improving roadway safety and mitigating traffic congestion. Page 9 of 13 Transportation Policy #1: Maricopa County supports the preservation of the necessary right of way to maintain and extend the one mile grid system and the preservation of the scenic corridors outlined in the plan. Transportation Policy #2: Maricopa County supports the enforcement of minimum street standards and subdivision requirements to ensure adequate secondary or emergency access for emergency vehicles as well as applicable MCDOT standards for all new collector and arterial roads. Transportation Policy #3: Maricopa County supports developer(s) taking responsibility for the construction of new roads that provide access to new development. Upon completion of construction, roads that are of regional or communitywide significance should be dedicated to a local jurisdiction or Maricopa County, as appropriate. Consistency with the Transportation Element The CPA meets the goals and policies of the Transportation Element because the planned residential community will utilize existing and planned new roadways. Strategically located near the Loop 303 and the Deer Valley Road extension, Agua Fria Estates will improve access and enable efficient transportation. The increased population density may promote future transit service opportunities in the area and improve regional accessibility. Additionally, less than three miles northeast of Agua Fria Estates is the Happy Valley Parkway bus transit route that if extended due to the addition of a necessary residential community, would further support the Transportation Element goals and policies. The project also includes internal circulation systems and planned roadway connections with Rose/Harish Estates to the south, that will be financed and constructed by the developer to support the development’s needs. Environment Element Environment Goal #1: Encourage development practices that improve the natural and cultural environments and mitigate high risk hazard areas and natural hazards. Environment Policy#2: Maricopa County supports development that considers adverse environmental impacts on the natural and cultural environment. Specifically, Maricopa County supports preserving the White Tank Mountains, Agua Fria River, Hassayampa River ecosystems, and wildlife corridors, as well as cultural heritage sites, artifacts, and traditions, and the interface Page 10 of 13 with the surrounding region. Environment Policy#7: Maricopa County supports and encourages the preservation of floodplains and washes and the protection of viewsheds within scenic corridors. Consistency with the Environment Element The CPA seeks to make productive use of underutilized land by repurposing an inactive mining site for a future planned residential community. Properly re-delineating the floodplain through the FEMA CLOMR/LOMR process will allow the development to successfully coexist and maximize compatibility with the natural features of land while mitigating environmental risks by respecting natural features. The development will incorporate considerate techniques to preserve open space and associated viewsheds to create a residential community coexisting with the natural landscape of the surrounding region. Growth Areas Element The Site is not located within any of the “Potential Growth Areas” identified in the WTGA. Economic Growth Element Economic Growth Goal #2: Support an economic environment that nurtures locally based employment and economic opportunity. Economic Growth Policy #4: Maricopa County supports meeting the consumer needs of the area’s expanding population by encouraging additional retail and neighborhood commercial businesses. Consistency with the Economic Growth Element The CPA will facilitate a planned housing community of single-family residential homes that will increase residential occupancy, furthering the goals and policies of the Economic Development Element. Maricopa County strives to support the needs of an area’s expanding population. Agua Fria Estates will enhance the experience of both new and existing residents by benefiting from the integration of the area, as will businesses that depend on a growing community and locally based employment. The planned community will improve housing conditions by offering new Page 11 of 13 housing options that incorporate more modern housing design and improvement techniques that increase energy efficiency and encourage nearby commercial growth. Open Space Element Open Space Goal #3: Have quality neighborhood parks and open spaces with adequate and appropriate recreational amenities and access points to serve residential developments with connections to regional parks and trails. Open Space Goal #4: Protect scenic corridors, views, and open spaces and use open space buffers around established parks and rural neighborhoods. Open Space Policy #9: Maricopa County supports the natural treatment of drainageways and the preservation of floodways and special flood hazard zones in a natural state. Open Space Policy #10: Maricopa County supports provisions for open space, such as a minimum of 15% open space with 5% of the open space reserved for active recreation amenities. Consistency with Open Space Element Agua Fria Estates includes passive and active open spaces as central design features, ensuring that the community has access to quality recreational amenities. Open spaces such as these enhance the quality of life in the area and support the goal of integrating parks and green areas into residential spaces. The transformation of the longstanding vacant infill parcel into a residential community that conforms to existing and adjacent development, and the adjacent Agua Fria River corridor, aligns with the Open Space Element goals and objectives. This is accomplished by preserving scenic views, ensuring open space buffers, and integrating recreational amenities. This not only protects the natural environment but also enhances access to neighborhood parks and open spaces by contributing to the overall quality of life in this area. Water Resources Element Water Resources Goal #1: Balance water availability with growth. Page 12 of 13 Water Resources Policy #3: Maricopa County supports appropriate fees, development requirements, and other funding mechanisms to ensure that new development pays its fair share of providing new services in potential growth areas, such as potable water, wastewater, and stormwater drainage. Consistency with Water Resources Element The development is located within the existing water service area of EPCOR and will comply with the appropriate development fees and requirements as the foundation to support local water resource management standards. This ensures that the water needs of the new development are met without straining existing resources. This requirement will be met by the developer to extend and provide necessary water infrastructure from the adjacent Rose/Harish Estates development. By funding and expanding these infrastructure improvements, Agua Fria Estates will adhere to all water relevant Water Resources Element goals and policies. Energy, Utilities, & Public Facilities Element Energy, Utilities, & Public Facilities Goal #2: Ensure there are adequate public facilities, including police, fire, and educational coverage, before growth is permitted in unincorporated areas and encourage annexation into WTGA planning area jurisdictions. Energy, Utilities, & Public Facilities Goal #4: Ensure that development adjacent to electrical, gas, and other utility corridors is context appropriate and environmentally responsible. Energy, Utilities, & Public Facilities Policy #2: Maricopa County supports planning for residential, commercial, and employment land uses in potential growth areas that are proximate to each other rather than separated to reduce fuel usage, energy consumption, and wear and tear on roads. Consistency with Energy, Utilities, & Public Facilities Element Agua Fria Estates is located within an area that is already served by necessary public services including police, fire, and educational facilities. Additionally, the currently vacant infill parcel is located near Loop 303 and Deer Valley Road as well as adjacent residential developments bolstering the WTGA policy of planning for residential, commercial, and employment land uses in Page 13 of 13 close proximity to each other rather than separated, in turn meeting the policy to reduce fuel usage and energy consumption. Cost of Development Element Cost of Development Goal #1: Implement policies and procedures that require new development to pay its fair share of public infrastructure needs generated by the development. Cost of Development Policy #1: In the WTGA planning area, Maricopa County supports cooperative relationships with municipalities in the review of new development projects that may impact municipal facilities and services. Cost of Development Policy #2: Where feasible and effective, Maricopa County supports using all tools at the County’s disposal including development agreements, community improvement districts, intergovernmental agreements, and fee for service charges to ensure new development pays its fair share of infrastructure costs. Consistency with Cost of Development Element The developer will be responsible for all on-site infrastructure improvements generated by the development including roadways, utilities, and public services, ensuring fair contribution to the community’s infrastructure needs and not extending additional costs on public resources. Lastly, in accordance with the WTGA planning area for population growth, this development supports Maricopa County’s goal of cooperative relationships with local municipalities in reviewing new developments that may impact municipal facilities and services. Working in alignment with those collaborative efforts, the cost of development put forth from Agua Fria Estates will enhance the municipalities facilities by increasing housing stock options and designs within the planned community, while contributing thoughtfully to open space and growing nearby commercial service opportunities. Agua Fria Estates Exhibit “A” Vicinity Map SUBJECT PROPERTY APN’s 201-22-021A 117th Avenue 115th Avenue Agua Fria Estates (CPA2022011) Exhibit B - Existing Land Use Exhibit Happy Valley Rd Mixed Use Employment Floodways and Special Flood Hazard Area Single Family – Transitional Lot Single Family Transitional Lot Open Space 107th Ave Open Space REQUEST: GENERAL COMPREHENSIVE PLAN AMENDMENT FROM “MIXED USE EMPLOYMENT” & “OPEN SPACE” TO “SINGLE FAMILY – SMALL LOT” SITE: APN 201-22-021A (33.54 ACRES) SUBMITTALS: 1ST SUBMITTAL – SEPTEMBER 28, 2022 2ND SUBMITTAL – JUNE 19, 2023 3RD SUBMITTAL – DECEMBER 23, 2023 4TH SUBMITTAL – NOVEMBER 19, 2024 5TH SUBMITTAL – JANUARY 13, 2025 6TH SUBMITTAL – MARCH 14, 2025 Existing Mixed Use Employment & Open Space APN: 201-22-021A Single Family – Transitional Lot Single Family Small Lot NOT TO SCALE Agua Fria Estates (CPA2022011) Exhibit B - Proposed Land Use Exhibit Happy Valley Rd Mixed Use Employment Floodways and Special Flood Hazard Area Single Family – Transitional Lot Single Family Transitional Lot Open Space 107th Ave Open Space REQUEST: GENERAL COMPREHENSIVE PLAN AMENDMENT FROM “MIXED USE EMPLOYMENT” & “OPEN SPACE” TO “SINGLE FAMILY – SMALL LOT” SITE: APN 201-22-021A (33.54 ACRES) SUBMITTALS: 1ST SUBMITTAL – SEPTEMBER 28, 2022 2ND SUBMITTAL – JUNE 19, 2023 3RD SUBMITTAL – DECEMBER 23, 2023 4TH SUBMITTAL – NOVEMBER 19, 2024 5TH SUBMITTAL – JANUARY 13, 2025 6TH SUBMITTAL – MARCH 14, 2025 Proposed Single Family – Small Lot APN: 201-22-021A Single Family – Transitional Lot Single Family Small Lot NOT TO SCALE SITE Rose/Harish Estates HAPPY VALLEY PKWY PINNACLE PEAK RD Agua Fria Estates Exhibit C – Context Map Agua Fria Estates A PLANNED SINGLE-FAMILY RESIDENTIAL COMMUNITY REQUEST FOR A ZONE CHANGE WITH OVERLAY FOR A 33.54 ACRE PROPERTY FROM RU-43 TO R1-6 RUPD SOUTH OF THE SEC OF 115TH AVE & WEST HATFIELD RD CASE # Z2022152 1st Submittal - September 27, 2022 2nd Submittal – June 19, 2023 3rd Submittal – December 13, 2023 4th Submittal – November 22, 2024 5th Submittal – January 13, 2025 6th Submittal – March 14, 2025 PROJECT TEAM PROPERTY OWNER Stellars Sea Cow, LLC Rohit Tripathi 1425 W. Elliott Road, Suite 201 Phoenix, AZ 85034 (480) 330-8107 rohit@rohittripathi.com DEVELOPER AroundTown Developers, LLC Rohit Tripathi 1425 W. Elliott Road, Suite 201 Phoenix, AZ 85034 (480) 330-8107 rohit@rohittripathi.com PROPERTY OWNER REPRESENTATIVE Chris Webb 7144 E. Stetson Dr. Suite 300 Scottsdale, AZ 85251 (480) 240-5648 cwebb@roselawgroup.com ENGINEER Lisa Nelson 5050 N. 40th Street, Suite 100 Phoenix, AZ 85018 (602) 252-8384 lnelson@huitt-zollars.com TABLE OF CONTENTS I. Executive Summary ................................................................................................................. 1 II. Purpose of Request ................................................................................................................. 2 Zone Change and RUPD Justification .......................................................................................... 2 III. Site Analysis ............................................................................................................................. 3 Property Location ........................................................................................................................ 3 Existing Conditions ...................................................................................................................... 3 IV. Description of Proposal ........................................................................................................... 3 Proposed Development Standards ............................................................................................. 4 Justification for Proposed Development Standard Deviations ................................................... 5 Relationship to Surrounding Properties ...................................................................................... 6 Location and Accessibility ........................................................................................................... 7 Circulation System ....................................................................................................................... 8 Vehicle and Bicycle Circulation ................................................................................................ 8 Pedestrian Circulation ............................................................................................................. 8 Parking ..................................................................................................................................... 8 Development Schedule ............................................................................................................... 8 Community Facilities and Services .............................................................................................. 9 Public Utilities and Services......................................................................................................... 9 LIST OF TABLES Table 1: Project Data ....................................................................................................................... 3 Table 2: R1-6 RUPD Amended Development Standards ................................................................ 5 Table 3: Existing On-Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations ....... 7 Table 4: Access Roadway Analysis .................................................................................................. 7 ATTACHED EXHIBITS Exhibit A: Vicinity Map Page 1 of 9 I. Executive Summary The subject property (APN 201-22-021A) is a portion of a former active surface mining operation. Currently, the subject property is zoned RU-43 (Rural - One Acre Per Dwelling Unit) within unincorporated Maricopa County. Exhibit A - Vicinity Map, attached hereto, depicts the subject property and the surrounding area. “Agua Fria Estates” (hereinafter referred to as the “Project”, “Site”, “Property”, or “Community”) is a proposed residential development comprised of detached single-family residential lots (also referred to as “Homesites”). This Community is located on approximately 33.54 gross acres. The Project area is south of the Hatfield Road alignment, adjacent to the 115th Ave alignment to the west, the Agua Fria River to the east and “Rose/Harish Estates”, a future single-family housing community, to the south. The Project consists of the construction of up to a maximum of 150 single-family lots (135 lots are currently contemplated), a community park area with various recreational amenities, and other passive open space areas. The Project will have a total maximum density of 4.50 dwelling units per acre. It should be noted that the Project details and description contained herein are conceptual only and subject to change during the Preliminary Plat and Final Plat process. The Agua Fria Estates development proposal mirrors current residential market trends and is intended to bolster housing supply for a diverse demographic. As new housing developments continue to emerge in the area, this Project will contribute to the exceptional quality of growth that is currently underway within this area of unincorporated Maricopa County. The Project is located within unincorporated Maricopa County and the City of Peoria Municipal Planning Area. The Maricopa County White Tanks / Grand Avenue Area Plan (“WTGA”) identifies the Site as “Mixed Use/ Employment” and “Open Space”. A Minor Comprehensive Plan Amendment application has been submitted in addition to this Zone Change request. The request to amend the WTGA land use element, in order to change the land use designation of the subject property to “Single Family – Small Lot”, is consistent and conforms to the density standards of the requested zoning classification (R1-6 RUPD). The Minor Comprehensive Plan Amendment application (Case # CPA2022011) filed in conjunction with this Zone Change request will further justify and demonstrate this Project’s consistency with the Comprehensive Plan goals, policies and principles. It should also be noted that a concurrent Preliminary Plat application for the Project has also been submitted (Case # S250001). Page 2 of 9 II. Purpose of Request Rose Law Group pc, on behalf of the property owner and developer, proposes a Zone Change with Overlay for the subject 33.54-acre Property: from RU-43 to R1-6 with a Residential Unit Plan of Development (“RUPD”) overlay. The Project will facilitate the construction of up to 150 detached single-family residential homes on 33.54 acres, with a maximum density of 4.50 dwelling units per gross acre. The Project contemplates a minimum lot size of 45’ x 110’ (4,950 SF), though many of the lots adjacent to the perimeter of the Site are larger. The Project features generous amounts of open space and recreational areas dispersed throughout the Community, with the large recreation fields and open space areas situated at the north end of the Site underneath the existing overhead powerlines. The Zone Change is being requested in order to create a new housing community with comparable density, product size, amenities and open space as found in the immediate area, very similar to the adjacent Rose/Harish Estates project to the south. The proposed Community design highlights and promotes the proximity and visual aesthetic of the Agua Fria River, by placing circulation routes and aligning Homesites accordingly. It should be noted that the Site has had an existing Mining Exemption in place for many years (LU20010064). As part of this application, the property owner is requesting the abandonment of this Mining Exemption for the Site. Zone Change and RUPD Justification The proposed R1-6 zoning district with RUPD overlay allows the developer to design a housing product and built environment that is both compatible with the current residential market trends and consistent with other land uses and residential development concepts found within the immediate area. The R1-6 RUPD zoning allows more flexible development standards that provide a more innovative approach to future residential development designs, including highlighting the natural environment and open space as a central design element, while increasing the allowable density of the Community. By amending certain development standards, such as reducing certain lot size and setback standards, we can incorporate these creative design features into the Community. Some nearby residential developments utilizing similar design concepts include Verrado, Dos Rios, Cross Rios, Village at Pleasant River, and the recently approved Rose/Harish Estates residential community. These housing developments are providing current and future residents with similar or compatible housing options and community design features as being proposed herein for Agua Fria Estates, which Page 3 of 9 continue to be a popular choice with many demographics moving to this area. As Maricopa County continues to develop and grow, as a result of significant infrastructure investments made by private investors of similar residential developments and adjacent Cities, it is important to draw on the successful implementation of these housing design concepts and therefore offer similar housing options within this area. Table 1: Project Data Current Land Use Vacant Land / Former Aggregate Mine Existing Comprehensive Plan Land Use Designation “Mixed Use / Employment” and “Open Space” Current Zoning District RU-43 Proposed Comprehensive Plan Land Use Designation “Single Family – Small Lot” Proposed Zoning District R1-6 RUPD Gross Acres 33.54 Gross Acres III. Site Analysis Property Location The subject Property is approximately 33.54 acres within unincorporated Maricopa County and is located South of Hatfield Road, immediately east of the 115th Avenue alignment, in between State Trust and Bureau of Land Management Land (see Exhibit A – Vicinity Map attached hereto). Existing Conditions The rectangular shaped Site is primarily vacant and undeveloped, apart from the past mining activity that took place. Further, portions of the Site are designated by FEMA as an effective floodplain. IV. Description of Proposal The Project is proposed to be developed south of the southeast corner of the Hatfield Road Alignment and the 115th Ave alignment. See Exhibit A - Vicinity Map, attached hereto for a visual depiction of the subject Site. Access to the Site will occur via local street connections to the Rose/Harish Estates project immediately to the south, which has outlets to both Pinnacle Peak Road and Deer Valley Page 4 of 9 Road/Williams Drive. Homesites are designed and aligned to maximize the visual benefits that are afforded by the adjacent proximity to the Agua Fria River. Each Homesite will utilize architectural design characteristics that are consistent and compatible with the character of the surrounding area. Deriving architectural inspiration from the desert environment of the southwest and the Agua Fria River. The architectural style of these Homesites is designed to explore the grandeur of the southwestern desert and compliment the surrounding natural environments. With each Homesite model exhibiting a unique architectural style that provides different design elements that brilliantly fit together to create a one-of-a-kind community identity. The Project will utilize perimeter walls and other fencing as well as landscape buffers (where appropriate) in an effort to create a unique and private community identity and experience. The common areas and amenities will be fully maintained by professional grounds keepers and landscapers. A large park at the north end of the Community provides a core of amenities that foster social interaction for the residents, including active and passive spaces that bolster the overall Community identity. A tot lot is also provided in an open space area in the middle of the Community. Additionally, a central pathway has been provided through the Community to allow all residents easy pedestrian access to the amenities at the north end. Additional passive open space areas are provided at the south end of the Community. Proposed Development Standards The base development standards for the R1-6 zoning district are proposed, with modifications through the RUPD overlay in order to create a set of development standards specific to the Project’s overall design concept. The proposed modifications to the base zoning standards, including deviations to the minimum lot size and building setbacks, are intended to create flexible development standards, which allow for variations in the housing product design concepts and meet today’s market trends and demands. Ultimately, the Community’s design, utilizing these varied standards, will facilitate housing opportunities that appeal to a greater range of buyers and provide additional housing options in the area. The following development standards will be used to modify the base R1-6 development standards: Refer to Table 2: R1-6 RUPD Amended Development Standards below for proposed development standards compared to the base zoning district (modifications are shown in bold): Page 5 of 9 Table 2: R1-6 RUPD Amended Development Standards Regulation Base Zoning District Regulations (R1-6) Proposed Zoning District Regulations (R1-6 RUPD) Maximum Height 30 feet 30 feet Front Yard (Min.) 20 feet For through lots, a front yard shall be provided along both front lot lines 10 feet Side Yard (Min.) 5 feet 5 feet Street-side Yard (Min.) Yards along each street side of corner lots shall have a width equal to not less than half the depth of the required front yard. Yards along each street side corner lots shall otherwise conform with regulations applicable to front yards (10 feet) 10 feet Rear Yard (Min.) 25 feet 15 feet Minimum Lot Area 6,000 square feet 4,950 square feet Lot Width (Min.) 60 feet 45 feet Minimum Lot Area per Dwelling Unit 6,000 square feet 4,950 square feet Maximum Lot Coverage 50% 55% Minimum Parking Spaces As provided in Chapter 11, Section 1102 (2 spaces per DU) 2 spaces per DU* East-West Mid-Section Line ROW Dedication** 40’ (Half-Street) 0’ 115th Avenue ROW Dedication** 80’ (Full-Street) 0’ *Any and all applicable ADA parking requirements will be met. ** Subject to ROW Waivers being granted by MCDOT. Justification for Proposed Development Standard Deviations The R1-6 zoning district has historically been used for all of the “smaller” single-family residential developments in the County, the majority of which tend to have smaller lot sizes than the minimums outlined in the R1-6 base development standards. Consequently, the requested deviations in Table 2 Page 6 of 9 above for Minimum Lot Area, Minimum Lot Width and Minimum Lot Area per Dwelling Unit are very typical of similar, previously approved residential projects and are necessary and justified given that the R1-6 zoning district is essentially the “smallest” lot single-family residential district. The requested deviations will result in lot sizes that are consistent and compatible with previously approved projects in the immediate area. The requested deviations in Table 2 for the Minimum Front Yard, Minium Rear Yard, and Maximum Lot Coverage are necessary in order to allow for more diverse housing product options, that may include both 1-story and 2-story homes, with a variety of porches, covered patios, and architectural projection. Again, these deviations will result in housing product that is consistent and compatible with previously approved projects in the immediate area. Table 2 also requests a deviation for the dedication of ROW on the east-west mid-section line that exists on the south property line of the Site. No ROW dedication is proposed here, consistent with the prior approval of the Rose/Harish Estates project to the south (on the south side of this mid-section line), where the County also did not require this ROW dedication. The County does not have plans for a roadway at this location and therefore the ROW dedication is unnecessary. A corresponding ROW Waiver will be secured from MCDOT. Finally, Table 2 requests a deviation for the dedication of ROW along the 115th Avenue alignment on the west side of the Site. No ROW dedication is proposed here, consistent with the prior approval of the Rose/Harish Estates project to the south (the County does not intend 115th Avenue to continue south of the Site). Additionally, because the Community will be accessed via the Rose/Harish Estates project to the south and does not require any roadway connections to the north, 115th Avenue is no longer necessary adjacent to the Site. A corresponding ROW Waiver will be secured from MCDOT. Relationship to Surrounding Properties Given the Site’s longstanding vacant status and prior mining operations, the proposed Project is envisioned to revitalize the Site and the surrounding area by ushering in much needed residential housing options to a growing area. Overall, the development of the proposed Community will result in an improvement to the area’s economic vitality and will continue the trend of development in the Page 7 of 9 area. The Project’s design concept is consistent with similar single-family developments found in the area and will certainly compliment other land uses recently developed in the vicinity. The Property and adjacent properties to the north, west, south and east are all within unincorporated Maricopa County and conform to similar development standards and guidelines being proposed as part of this request. We believe that Project’s design characteristics are compatible with, and will not adversely impact, the surrounding area and will contribute to the ongoing growth within this area of Maricopa County. Please see Exhibit A – Vicinity Map, attached hereto, and Table 3: Existing On-Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations below. Table 3: Existing On-Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations Land Uses Comprehensive Plan Zoning Site Inactive Mining Site Mixed-Use Employment, Open Space RU-43 North Inactive Mining Site (future phase of Agua Fria Estates) Mixed-Use Employment, Open Space RU-43 East Open Space, Aqua Fria River Open Space, Agricultural RU-43 and State Trust Land South Rose/Harish Estates community Single Family – Small Lot, Open Space R1-6 RUPD West Arizona State Trust Land/Vacant Multi-Family Intermediate (12-20 DU/AC), Mixed-Use Employment, Open Space RU-43, R1-6 RUPD Location and Accessibility The Project is located in the west valley, just west of the Peoria city limits. Access into the Community will be provided via three local street connections to the Rose/Harish Estates project immediately to the south, which has outlets to both Pinnacle Peak Road and Deer Valley Road/Williams Drive (see Table 4: Access Roadway Analysis below . The AZ Loop 303 is approximately 1.1 miles from the Site providing easy access to the greater Phoenix metropolitan area. Please see Exhibit A - Vicinity Map attached hereto for Project location and other depictions of adjacent circulation routes. Page 8 of 9 Table 4: Access Roadway Analysis Roadway Classification Existing Condition Proposed Condition Local Street 1 (Rose/Harish Estates) Public Local Street N/A To be improved with Rose/Harish Estates (50’ ROW) Local Street 2 (Rose/Harish Estates) Public Local Street N/A To be improved with Rose/Harish Estates (50’ ROW) Local Street 3 (Rose/Harish Estates) Public Local Street N/A To be improved with Rose/Harish Estates (50’ ROW) Pinnacle Peak Road Urban Major Collector N/A To be Improved with Rose/Harish Estates (80’ ROW, 3 Lanes) Deer Valley Road Principal Arterial Existing & Fully Improved (130’ ROW, 5 Lanes) Existing & Fully Improved (130’ ROW, 5 Lanes) Circulation System Vehicle and Bicycle Circulation Agua Fria Estates will employ its own internal circulation system for automobiles and bicycle pathways. All circulation routes will be designed in accordance with Maricopa County Design Standards and Safety Policy. The Site will have three points of access through the Rose/Harish Estates project to the south as noted above, providing connections to both Pinnacle Peak Road and Deer Valley Road/Williams Drive. Pedestrian Circulation Internal pedestrian circulation will include walking paths with access to the Site amenities. Parking The Maricopa County Zoning Ordinance (“MCZO”) requires 2 parking spaces per unit, which will be provided within the garage of each home. Additional parking spaces are provided near the large amenity areas at the north end of the Community. Development Schedule Project development is anticipated to begin in 2026, with expected completion in 2027. Page 9 of 9 Community Facilities and Services The Site is within the Peoria Unified School District boundary and specifically designates Zuni Hills Elementary and Liberty High School as the applicable schools within the district. Nearby public parks include Alta Vista Park located about one mile east of the Site. The Project will also offer both passive and active recreational areas. Sun City West, Lake Pleasant Towne Center and Camino a Lago Marketplace are all within proximity of the Site and offer commercial resources. Public Utilities and Services All necessary utilities to serve the Project are currently available or will be brought to the Site during development. Utilities and services for the Project will be provided by the following providers: Water: EPCOR Natural Gas: Southwest Gas Wastewater: EPCOR Refuse: Waste Management of Arizona or other similar refuse provider Electrical: APS Police: Maricopa County Sheriff Department Telephone: Century Link Fire: Arizona Fire and Medical Authority Cable: Cox Internet: Cox Agua Fria Estates Exhibit “A” Vicinity Map SUBJECT PROPERTY APN’s 201-22-021A 117th Avenue 115th Avenue HARISH ESTATES APN 201-22-022A AROUNDTOWN AGUA FRIA LLC (R1-6 RUPD) APN 201-22-034A LESSEL YOUNG FRANK E/ BAYHAM JANE A (RU-43) APN 201-22-032A WOOLY RHINOCEROS, LLC (RU-43) BUREAU OF LAND MANAGEMENT (RU-43) AZ STATE TRUST LAND (R1-6) BUREAU OF LAND MANAGEMENT (RU-43) AGUA FRIA ESTATES APN 201-22-021A STELLAR SEA COW, LLC R e g i s t e r e d P r o f es s i o n a l E n gi n e e r ( C i v i l ) C E R T I F I C A T E N O . D a t e S i g n e d . . . . . . . A R I Z O N A U . S . A . 41715 LISA NELSON Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602) 263-1100 Call at least two full working days before you begin excavation. Arizona Blue Stake, Inc. ® PROJECT NO. SHEET OF DATE 5050 N. 40th Street Suite #100 | Phoenix, Arizona 85018 Office (602) 252-8384 | Fax (602) 252-8385 www.huitt-zollars.com DRAWN BY: REVIEWED BY: APPROVED BY: REVIEW #: Z2022178 & CPA2022011 & S250001 4/03/2025 R317380.01 1 1 ZONING EXHIBIT AGUA FRIA ESTATES ICB LMN LMN PLOT DATE:4/3/2025 5:05 PM FILE:g:\projects\r317380.01 - agua fria estates\10 cadd & bim\10.1 autocad\exhibits\31738001-exh-zoning.dwg USER:brunetti, isabel 04/03/2025 ZONING EXHIBIT FOR AGUA FRIA ESTATES ZONING CASE: Z2022178 & CPA2022011 REQUEST: ZONE CHANGE FROM RU-43 TO R1-6 RUPD SITE DATA APN: 201-22-021A GROSS AREA: 33.54 AC (1,461,033 SF) NET AREA: 33.54 AC (1,461,033 SF) PLAN AREA: WHITE TANKS/GRAND AVE EX ZONING: RU-43 (RURAL ZONING DISTRICT) EX LAND USE: MIXED-USE EMPLOYMENT & OPEN SPACE PROP ZONING: R1-6 RUPD PROP LAND USE:SINGLE-FAMILY - SMALL LOT UTILITY & SERVICE PROVIDERS WATER: EPCOR UTILITIES, INC. WASTEWATER: EPCOR UTILITIES, INC. ELECTRICAL: ARIZONA PUBLIC SERVICE (APS) TELEPHONE: CENTURYLINK CABLE/INTERNET:COX COMMUNICATIONS NATURAL GAS: SOUTHWEST GAS CORPORATION REFUSE: WASTE MANAGEMENT OF ARIZONA OR OTHER SIMILAR PROVIDER POLICE: MARICOPA COUNTY SHERIFF DEPARTMENT FIRE: ARIZONA FIRE & MEDICAL AUTHORITY STATION 104 SCHOOL: PEORIA UNIFIED SCHOOL DISTRICT LEGAL DESCRIPTION (FROM TITLE REPORT) PARCEL NO. 1: THE EAST HALF OF LOT 15, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT TO SAID LAND. PARCEL NO. 2: LOT 16, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA. EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT TO SAID LAND. PARCEL NO. 3: LOT 13, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPTING ALL COAL, OIL, GAS AND OTHER MINERAL DEPOSITS, AS RESERVED TO THE UNITED STATES OF AMERICA, IN THE PATENT OF SAID LAND. PARCEL NO. 4: LOT 14, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPTING ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT FROM THE UNITED STATES OF AMERICA. PARCEL NO. 5: LOT 17, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT RECORDED AS DOCKET 2948, PAGE 527, RECORDS OF MARICOPA COUNTY, ARIZONA. PARCEL NO. 6: LOT 18, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT RECORDED AS DOCKET 2948, PAGE 530, RECORDS OF MARICOPA COUNTY, ARIZONA. PARCEL NO. 7: LOT 19, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT RECORDED AS DOCKET 3133, PAGE 252, RECORDS OF MARICOPA COUNTY, ARIZONA. PARCEL NO. 8: LOTS 20 AND 21, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT RECORDED AS DOCKET 3022, PAGE 259 AND RECORDED AS DOCKET 3022, PAGE 260, RECORDS OF MARICOPA COUNTY, ARIZONA. PARCEL NO. 9: LOT 22, SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA; EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS AS RESERVED IN THE PATENT RECORDED AS DOCKET 3036, PAGE 539 AND RECORDED AS DOCKET 3036, PAGE 537, RECORDS OF MARICOPA COUNTY, ARIZONA. HAPPY VALLEY PKWY AZ STATE ROUTE 303 HATFIELD RD 117TH AVE 107TH AVE VICINITY MAP NTS PROJECT 0 SCALE: 1" = HORIZ. 80' 40 80 160 DEVELOPMENT STANDARDS TABLE BASE ZONING (R1-6) R1-6 RUPD MAX BLDG HEIGHT 30 FT 30 FT MIN FRONT YARD SETBACK 20 FT 10 FT MIN SIDE YARD SETBACK 5 FT 5 FT MIN REAR YARD SETBACK 25 FT 15 FT MIN STREET SIDE YARD 10 FT 10 FT MIN LOT AREA PER DU 6,000 SF 4,950 SF MIN LOT WIDTH 60 FT 45 FT MAX LOT COVERAGE 50% 55% MIN PARKING SPACES 2 SPACES/DU 2 SPACES/DU* DEVELOPER AROUNDTOWN DEVELOPERS, LLC 4600 E WASHINGTON ST, STE 300 PHOENIX, AZ 85034 PHONE: (480) 828-3874 CONTACT: ROHIT TRIPATHI EMAIL: ROHIT@ROHITTRIPATHI.COM CIVIL ENGINEER HUITT-ZOLLARS, INC. 5050 N 40TH STREET, SUITE #100 PHOENIX, AZ 85018 PHONE: (602) 252-8384 CONTACT: LISA NELSON, P.E. EMAIL: LNELSON@HUITT-ZOLLARS.COM PROPERTY OWNER STELLAR SEA COW, LLC 1425 W ELLIOT RD, STE 201 GILBERT, AZ 85233 PHONE: (480) 828-3874 CONTACT: ROHIT TRIPATHI EMAIL: ROHIT@ROHITTRIPATHI.COM *ANY AND ALL APPLICABLE ADA PARKING REQUIREMENTS WILL BE MET Doug Jones, P.E., CFM Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-0790 Fax: (602) 506-8762 www.maricopa.gov/planning Email address: Doug.Jones@maricopa.gov Planning & Development Engineering Plan Review Date: December 19, 2024 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Paola Jaramillo Quintero, Planner, Planning & Development Services cc: Bob Fedorka, PE, Engineering Manager, Planning & Development From: Doug Jones, PE, CFM, Engineering Supervisor, Planning & Development Subject: Z2022152 – Agua Fria Estates APN(s): 201-22-021A Engineering Review has reviewed the 4th plan and report routed for review on 11/27/2024, for the subject application and has no objections to the re-zoning application: Based on the new submittal of this project reflecting a subdivision instead of a Build- to-Rent community there are different entitlement requirements that must be adhered to. Refer to the planning comments for requirements to move forward with site entitlement (either a TAC meeting, or pre-application meeting). No technical review of the design of the project was done with this submittal since it is now for a re-zone without a Plan of Development. Technical review will be done with the pre-plat review that is required for a subdivision. Please note that our Subdivision Regulations have recently been updated. This subdivision is subject to these revised regulations, including the requirement to provide two points of access. The current design shows only a single intersection providing access to this subdivision. See revised Subdivision Regulations at: https://www.maricopa.gov/2271/Ordinances-Regulations-and-Codes. Below are notes from the previous Plan of Development review that still apply to the site and must be addressed. Many are already in progress, such as the erosion protection and CLOMR. Patent easement abandonment currently shows lapsed status. 1. Livable structures must be adequately protected from scour. A District Study (Agua Fria River WMP (CN 99-24)) shows the lateral erosion zone extending some 50-60 feet west of the delineated floodplain. This erosion protection appears to be provided by a retaining wall along the eastern property line. This retaining wall must be designed to provide the required scour protection. NOTE: Design of scour walls will be reviewed with infrastructure permits, no comments on design at this time. FLOOD CONTROL DISTRICT REVIEW Page 2 of 4 1. Encroachment into the floodplain requires a Floodplain Use Permit. Any buildings within the effective floodplain limits constructed prior to the LOMR effective date must be elevated at least to the regulatory flood elevation. Once the LOMR becomes effective, this requirement no longer applies. 2. A CLOMR has been approved by the Flood Control District, which will alter the floodplain on this lot. This CLOMR must be approved by FEMA before the issuance of any building permits, or all buildings within the effective floodplain must be elevated above the Regulatory Flood Elevation. PND TRANSPORTATION PLAN REVIEW 3. The proposed development is located in a Federal Patent Easement Area. Applicant will be required to go through Federal Patent Easement Abandonment Process prior to issuance of any building permits (abandonment lapsed). No encroachments allowed within the patent easements unless abandoned. 4. Comments on the submitted Traffic Study are included and must be addressed prior to approval of the TIS. The following stipulations will apply: 1. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 2. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of building lots may be necessitated by the final engineering design of the subdivision drainage infrastructure. 3. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permits. Preliminary Grading & Drainage plan may be submitted for Pre-Plat approval. Please contact me with any questions. Page | 1 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 S u b d i vi s io n @ m a ri co p a .go v e s d .m a r i c o pa .g o v The Maricopa County Environmental Services Department (MCESD) has completed review for the Agua Fria Estates planning case(s). Please note the following MCESD requirements for site development: Subdivision Infrastructure and Planning – An Approval to Construct application is required and must be submitted to MCESD’s Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system infrastructure. A Water Service Agreement signed by the Utility is required and must be submitted to MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility is required to MCESD’s Subdivision & Infrastructure Program if the site/development wastewater service is being provided by a Utility. An Approval of Sanitary Facilities (Subdivision) application is required to the MCESD’s Subdivision & Infrastructure Program for Subdivisions with Single Family Residences and for Condominiums/Town Homes. For subdivision related questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov. Additional Notes – *It should be noted that this document does not approve the referenced project. Comments are provided for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County Planning and Development Department. Other Maricopa County agencies may have additional requirements. Final review and approval will be made through Planning and Development Department procedures. Applicant may need to submit separate applications to the Maricopa County Environmental Services Department for approval of proposed facilities regulated by the Department. Review of any such application will be based on current regulations at the time of application. Project Name: Agua Fria Estates Primary Contact Name: Chris Webb Planning Application Type: Preliminary Plat APN(s): 201-22-021A Reviewer: Elliott Wheaton, P.E. Email: Elliott.Wheaton@maricopa.gov Phone: 602-376-6035 Planner Name: Paola Jaramillo Quintero Planning Case #: S250001 Date: February 4, 2025 Water and Waste Management Division DATE: May 8, 2025 TO: Planning & Zoning Commission From: Paola Jaramillo, Planner SUBJECT: Z2022152 – Agua Fria Estates Agenda Item: 2 Condition ‘c.6’ was inadvertently omitted from the staff report recommendation, as shown below in legislative edit format with new language in bold and underlined.. c. The following R1-6 RUPD standards shall apply: 1. Minimum Front Yard Setback: 10’ 2. Minimum Lot Area: 4,950 sq. ft. 3. Average Lot Area Per D.U.: 6,000 sq. ft. 4. Minimum Lot Width: 45’ 5. Maximum Lot Coverage: 55% 6. Minimum Rear Yard Setback: 15’