DMP2021001 Z2021050 BOS REPORT_PART1.PDF

Maricopa County — Formal (2022-09-28)

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September 28, 2022
DMP2021001 & Z2021050
Page 1 of 10
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department

Board Hearing Date:
September 28, 2022 (Cont. from 6/8/22)

Case #s/Title:

DMP2021001 / Z2021050 – White Tank Foothills Phase 3

Supervisor District:
4

Applicant/Owner:
Brennan Ray, Burch & Cracchiolo, P.A / Citrus & Lower
Buckeye, LLC

Requests: 1)
Major Amendment to the White Tank Foothills Development
Master Plan (DMP) to change the land use designations from
Small Lot Residential (2 – 5 du/ac) and Rural (0-1 du/ac) to
Small Lot Residential (5 – 8 du/ac) and Transitional Lot (3 - 5
du/ac)

2) Zone Change from R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-18
RUPD and Rural-43 to R1-6 RUPD, R1-7 RUPD, R1-8 RUPD and
R1-10 RUPD

Site Location:
Generally located at the NWC of Citrus Rd. and Northern Ave.
in the Glendale area

Site Size:
Approximately 232.3 acres

County Island Status:
Yes (City of Glendale)
Additional
Comments:

The applicant is requesting to amend the DMP and rezone for an increased lot yield in Phase 3.
The previously approved DMP allowed for a maximum of 390 units in Phase 3, or 1.59 du/ac. The
amendment, as now modified, will increase the lot yield to 645 units on 244.74 gross acres at
2.647 du/ac. The subject site is the third and final phase of the White Tank Foothills Development.
These proposals have been modified from what was originally recommended from the
Commission on November 4, 2021, due to the large amount of opposition to Phase 3 of this
community. The table on the following page illustrates the changes from the Commission’s
November 4, 2021, recommendations compared with the Commission’s August 4, 2021,
recommendations.

September 28, 2022
DMP2021001 & Z2021050
Page 2 of 10
DMP2021001 & Z2021050 White Tank Foothills Phase 3 – P&Z
Recommendation Comparison
Phase 3 Amendment
Original 11/4/21
P&Z Recommendation
Current 8/4/22 P&Z
Recommendation
Total Number of Lots
770
645
Proposed Density
3.14 du/ac
2.63 du/ac
Overall White Tank Foothills total number
of lots
1,746
1,621
Overall White Tank Foothills total density
2.73 du/ac
2.53 du/ac
Proposed DMP Amendment
Small Lot Residential (5-
8 du/ac) & Transitional
Lot (3-5 du/ac)
Small Lot Residential (5-8
du/ac) & Transitional Lot (3-
5 du/ac)
Proposed Zoning Districts
R1-6 RUPD PAD; R1-7
RUPD PAD & R1-10
RUPD PAD
R1-6 RUPD; R1-7 RUPD; R1-
8 RUPD & R1-10 RUPD
Requested R1-8 RUPD Development
Standards
N/A
Min. Rear Yard from 20’ to
15’ and Max. Lot Area from
45% to 60%
Requested R1-6 RUPD min. lot widths
45’
50’
Requested Min. Lot Width in R1-10 RUPD
75’
90’
Restricting min. lot widths for lots adjacent
to Phase 1 in Parcels 3.17 & 3.19
N/A
65’
Restrict the min. lot widths for all lots of
Parcel 3.11 in the R1-8 RUPD zoning district
adjacent to Harmont Drive and Citrus Road
N/A
75’
Restricting the lots within the R1-10 RUPD
zoning district to a min. lot width
N/A
90’
Restricting the max. building height of 115
lots that are adjacent to White Tank
Foothills Phase 1, Citrus Road, and
Northern Avenue

N/A
24’
Access to Citrus Rd. from Phase 3
Round-About from
White Tank Foothills
Blvd. to Harmont Dr.
that allowed direct
access to Phase 1
Strait transition from White
Tank Foothills Blvd. to
Harmont Dr. with T-
Junction access to Phase 1
RV Garages
No Restrictions
RV garage cannot exceed
max. height of residence &
must be fully integrated
into the home
Open Space
51.43 acres
50.70 acres

September 28, 2022
DMP2021001 & Z2021050
Page 3 of 10
The table on the following page breaks down the amount of lots in each zoning district from
what the Commission recommended on November 4, 2021, compared to what the
Commission recommended on August 4, 2022.

Lot Comparison Table
Original November 4, 2021,
Commission Recommendation
Current August 4, 2022,
Commission Recommendation
R1-6 RUPD PAD
695
R1-6 RUPD
373
R1-7 RUPD PAD
67
R1-7 RUPD
195
R1-8 RUPD
N/A
R1-8 RUPD
42
R1-10 RUPD PAD
8
R1-10 RUPD
35
Total Lots
770
Total Lots
645

Previous November 4, 2021, Commission Recommended Development Standards Table

Current August 4, 2021, Commission Recommended Development standards table

September 28, 2022
DMP2021001 & Z2021050
Page 4 of 10

There are no outstanding concerns from reviewing agencies. The site is within Glendale’s
Municipal Planning Area. This proposal appears consistent with the Medium Density Residential
(3.5 – 5.0 du/ac) land use designation of the City’s General Plan. Glendale was notified of these
requests but as of the writing of this report has not commented. This request to change the land-
use designations of the DMP would create new land-use designations found in the White
Tank/Grand Ave. Area Plan.

To date staff has received 142 letters of opposition, an opposition petition with 206 signatures
and six support letters. During the August 4, 2022, Commission Hearing four individuals spoke in
opposition. The opposition is largely concerned with loss of community character due to
increased density, and associated access concerns with increased traffic.
The level of opposition has triggered a super-majority (four affirmative) vote requirement for the
Board to approve the zone changes. The trigger is when 20% or more of property owners within
a 300’ radius of the subject site, by number and area register opposition to the case. The
opposition received accounts for 152 property owners equating to:
30% opposed by acreage; and
45% opposed by number.
Since the August 4, 2022, Commission Hearing, the applicant has prepared a DMP / land use
plan exhibit that appropriately illustrates the Phase 3 Amendment superimposed upon the

September 28, 2022
DMP2021001 & Z2021050
Page 5 of 10
existing approved DMP where Phases 1 & 2 are already platted. Staff is recommending
DMP2021001, condition ‘a’ be updated to reflect this exhibit:
a.
Development shall be in substantial conformance with the Development Master Plan
Narrative Report entitled “White Tank Foothills”, dated May 10, 2022, and stamped
received May 16, 2022, including all exhibits, maps, and appendices, except as modified
by the following conditions. Within 30 days of Board approval the narrative shall be
revised to incorporate the land use plan exhibit entitled “White Tank Foothills Proposed
Phase 3 Exhibit” stamped received September 9, 2022.
The applicant has also discovered an error in the total amount of dwelling units for the entire
White Tank Foothills community once Phase 3 is approved. The amount listed in the Commission
Staff Report was 1,621 dwelling units; however, the true number will be 1,636 dwelling units once
Phase 3 is complete. The reason for this discrepancy was due to a miscount of the total units in
Phase 2 of White Tank Foothills, where 15 lots were not included in the overall community total,
see table below.

Approved DMP2013004
Revised Dwelling Unit Totals
WTF
Phase 3
WTF
Phase 3
1,381 du
2.16 du/ac
390 du
1.59 du/ac
1,636 du
2.56 du/ac
645
2.64 du/ac

It's important to note this typographical error in the applicant’s material was in regard to the
existing unit count of Phase 2 and not the subject amendment concerned with proposed Phase
3.

Thus, the applicant is requesting to change Condition ‘p’ of Z2021050 from the Commission’s
recommendation to reflect this error:

Condition ‘p’: The total number of residential dwelling units of White Tank Foothills Phase 3 shall
not exceed 645 dwelling units. Overall, the total number of residential dwelling units for the entire
White Tank Foothills master community shall not exceed 1,621 dwelling units. To help ensure
compliance, the cumulative number of dwelling units completed to date, in relation to the
identified limit, shall be identified on all plats. Development of all parcels in Phase 3 of the White
Tank Foothills DMP shall be limited to a total of 645 lots. All plats must contain a table tracking
total approved, platted, and remaining lot counts for the total of Phase 3.

Additionally, since the August 4, 2022, Commission Hearing staff has received an updated
Zoning Exhibit, attached, with a greater number of the Phase 3 dwelling units being restricted to
a maximum height of 24’ (essentially limiting those units to single-story). The amount of lots the
Commission recommended was 115 and the applicant is requesting to add nine more lots for a
total of 124 lots that will have a maximum height of 24’. Accordingly, Condition ‘a’ of Z2021050
is also to be changed from the Commission’s recommendation:

Condition ‘a’: Development of the site shall be in substantial conformance with the Zoning
Exhibit entitled “White Tank Foothills”, consisting of four full-size sheets, dated May 10, 2022
August 24, 2022, and stamped received May 16, 2022 August 25, 2022, except as modified by
the following conditions.

September 28, 2022
DMP2021001 & Z2021050
Page 6 of 10

Therefore, with regard to DMP2021001, staff recommend the Board motion for approval subject
to Commission recommended conditions ‘a’ – ‘c’ but with revised language to condition ‘a’ as
noted in this report.

Further, with regard to Z2021050, staff recommends the Board motion for approval subject to the
Commission recommended conditions ‘a’ – ‘aa’ but with revised language to conditions ‘a’ &
‘p’ as noted in this report.

Commission
Recommendation
(DMP2021001):
On 8/4/22, the Commission voted 9-0 to recommend
approval of DMP2021001 subject to conditions ‘a’ – ‘c’:

a.
Development shall be in substantial conformance with the Development Master
Plan Narrative Report entitled “White Tank Foothills”, dated May 10, 2022, and
stamped received May 16, 2022, including all exhibits, maps, and appendices,
except as modified by the following conditions.

b.
Changes regarding use and intensity, or changes to any of the approved
conditions shall be processed as a revised application with approval by the Board
of Supervisors upon recommendation by the Maricopa County Planning and
Zoning Commission. Revised applications shall be in accordance with the
applicable Development Master Plan Guidelines, subdivision regulations, and
zoning ordinance in effect at the time of application(s) submission. The Maricopa
County Planning and Development Department may approve minor changes as
outlined in the Maricopa County Development Master Plan Guidelines in effect at
the time of amendment. Non-compliance with the narrative report, maps, and
exhibits, or the conditions of approval will be treated as a violation in accordance
with Maricopa County Procedures.

c.
The Development Master Plan shall be developed sequentially as depicted on the
phasing diagram contained in the narrative report.

Commission
Recommendation
(Z2021050):
On 8/2/22, the Commission voted 9-0 to recommend
approval of Z2021050, subject to conditions ‘a’- ‘aa’:

a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “White Tank Foothills”, consisting of four full-size sheets, dated May 10,
2022, and stamped received May 16, 2022, except as modified by the following
conditions.

b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “White Tank Foothills”, consisting of 19 pages, dated May 10, 2022,
and stamped received May 16, 2021, except as modified by the following
conditions.

c.
The following Planning Engineering condition shall apply:

September 28, 2022
DMP2021001 & Z2021050
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1.
Engineering review of re-zone cases is conceptual in nature. 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 polices, standards and
best practices at the time of application for construction.

2.
Engineering review of these application is limited to the rezoning of the site
and does not include any aspects of future entitlement application(s) that
will be required for site development. No development approval is inferred
by this review, including, but not limited to drainage design, access,
roadway alignments and right-of-way dedication(s). These items will be
addressed as development plans progress and are submitted to the
County for additional entitlement (i.e. preliminary plat).

d.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
e.
The master developer shall notify future homeowners that they are located
within the state-defined “territory in the vicinity of a military airport” with the
following language:
“You are buying a home or property in the ‘vicinity of a military airport’ as described
by State of Arizona statute ARS §28-8481. Your house should include sound
attenuation measures as directed by State law. You will be subject to direct over
flights and noise by Luke Air Force Base jet aircraft in the vicinity.
Luke Air Force Base executes over 200,000 flight operations per year, at an
average of approximately 170 overflights per day. Although Luke's primary flight
paths are located within 20 miles from the base, jet noise will be apparent
throughout the area as aircraft transient to and from the Barry M. Goldwater
Gunnery Range and other flight training areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base's normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.”
Such notification shall be recorded on all Final Plats, be permanently posted on
not less than a three foot by five-foot sign in front of all home sales offices, be
permanently posted on the front door of all home sales offices on not less than an
8½ inch by 11-inch sign, and be included in all covenants, conditions, and
restrictions (CC&Rs) as well as the Public Report and conveyance documents.
Such notification shall be recorded on all Final Plats, be permanently posted on not
less than a 3 foot by 5-foot sign in front of all home sales offices, be permanently
posted on the front door of all home sales offices on not less than an 8½ inch by
11-inch sign, and be included in all covenants, conditions, and restrictions (CC&Rs)
as well as the Public Report and conveyance documents.

September 28, 2022
DMP2021001 & Z2021050
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f.
The following R1-6 RUPD development standards shall apply:

1.
Minimum rear yards of 15-feet.
2.
Maximum lot coverage of 60 percent.

g.
The following R1-7 RUPD development standards shall apply:

1.
Minimum rear yards of 15-feet.
2.
Maximum lot coverage of 60 percent.
3.
All lots in Parcel 3.17 and 3.19 zoned R1-7 RUPD shall have minimum lot
widths of 65-feet, all of which must be noted on each plat.

h.
The following R1-8 RUPD development standards shall apply:

1.
Minimum rear yard of 15-feet.
2.
Maximum lot coverage of 60 percent.

i.
The following R1-10 development standards shall apply:

1.
Minimum front yards of ten feet.
2.
Minimum side yards of five feet.
3.
Minimum street side yards of five feet.
4.
Minimum rear yards of 15 feet.
5.
Minimum lot width of 75 feet.
6.
Maximum lot coverage of 50 percent.
7.
Maximum height of 24-feet.
8.
Lots identified in the zoning exhibit in the R1-10 RUPD zoning district shall have
a minimum lot width of 90 feet.

j.
There shall be at minimum three-foot-high shielded bollard lighting in pocket parks,
trails, and amenity areas to minimize light pollution and maintain safety in these
areas of the subdivision.
k.
Those lots identified on the second page of the zoning exhibit entitled “Zoning
Exhibit” and fourth page of the zoning exhibit entitled “Single Story Restricted Lots”
shall be restricted to a single-story with a maximum height of 24-feet and the
developer shall ensure these restrictions match this exhibit and are identified on
each plat.
l.
Any RV garages, if constructed, shall be architecturally integrated into the design
of the home, and not exceed the height of the residence itself.
m.
Those lots identified on the zoning exhibits with typical lot widths and lot depths
shall be identified on each plat and shall match exactly as shown on the zoning
exhibits.

n.
Irregular shaped lots may be located at cul-de-sacs, street knuckles, and
eyebrows. The minimum front yard setback line for irregular or non-rectangular
shaped lots shall be established at the distance between the front property line
and a line parallel to the street chord at the point where said lot achieved the

September 28, 2022
DMP2021001 & Z2021050
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minimum lot width. But, in no case shall be less than the minimum prescribed front
yard for each zoning district and in no instance shall this measurement line be
greater than 60 feet from the street cord. The minimum front yard setback line for
all irregular or non-rectangular shaped lots must be illustrated on each plat.

o.
The master developer shall be responsible for the construction of all public and
private on-site roads within the Development Master Plan. Further, the applicable
homeowner’s association shall be responsible for the maintenance and upkeep
of all private roads, public open spaces and facilities, washes, parks, roadway
median landscaping, landscaping within public rights-of-way, and all pedestrian,
bicycle, and multi-use paths.
p.
The total number of residential dwelling units of White Tank Foothills Phase 3 shall
not exceed 645 dwelling units. Overall, the total number of residential dwelling
units for the entire White Tank Foothills master community shall not exceed 1,621
dwelling units. To help ensure compliance, the cumulative number of dwelling
units completed to date, in relation to the identified limit, shall be identified on all
plats.

q.
All park facilities shown on plats shall be completed concurrently with residential
development. Park facilities and amenities shall be identified on all applicable
plats.

r.
Not less than 50 acres shall be reserved for active and passive open space. Further,
the project shall have not less than five pocket parks and one off-site park as
depicted on the parks plan exhibit in the narrative. At the time of each preliminary
plat submission, the master developer shall include a description of the status of
the cumulative open space acreage and park numbers with respect to the
requirements of this condition.

s.
Unless otherwise agreed to in writing by the applicable school districts, not less
than 15-acre school site and a minimum of 15 acres shall be reserved within the
area of the overall planned community. Said school shall not front on to arterial
streets.

t.
Development phasing shall assure two access points are provided.
u.
Bike lanes shall be required on all arterial and collector streets as specified in the
Maricopa County Bicycle Transportation System Plan.
v.
Prior to approval of the final plat, a total half-width 65-foot right-of-way shall be
dedicated for Citrus Rd. and Northern Ave.
w.
There shall be a ten-foot-wide multi-use trail along Northern Ave. outside of the
ultimate right-of-way and public utility easement.
x.
Landscaping of all common areas and open spaces, except for identified
recreational areas shall consist of indigenous and or low water use species.

September 28, 2022
DMP2021001 & Z2021050
Page 10 of 10
y.
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.
z.
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.
aa.
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:

Martin Martell, Planner
Reviewed by:

Darren Gérard, AICP, Planning Manager

Attachments:

8/4/22 P&Z Packet (320 pages)

8/2/22 P&Z Handout (12 pages)

8/3/22 P&Z Handout (3 pages)

8/4/22 Support Letter (1 page)

8/25/22 Revised Zoning Exhibit (4 pages)

9/7/22 Opposition Letter (1page)

9/9/22 DMP Land Use Exhibit (1 page)

Note:
8/4/22 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.

DMP2021001 & Z2021050
Page 1 of 14
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department

Cases:
DMP2021001 & Z2021050 - White Tank Foothills Phase 3

Hearing Date:
August 4, 2022 (Remanded from the Board on June 8, 2022)

Supervisor District:
4

Applicant:
Brennan Ray, Burch & Cracchiolo, P.A.

Owner:
Citrus & Lower Buckeye, LLC

Requests: 1) Major Amendment of White Tank Foothills Development Master
Plan (DMP) to change the land use designations from Small Lot
Residential (2 – 5 du/ac) and Rural (0-1 du/ac) to Small Lot
Residential (5 – 8 du/ac) and Transitional Lot (3 -5 du/ac) for a
single-family residential subdivision

2)
Zone Change from R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD,
R1-18 RUPD PAD and Rural-43 PAD to R1-6 RUPD, R1-7 RUPD, R1-8
RUPD, and R1-10 RUPD accommodating a single-family residential
subdivision

Site Location:
Generally located at the NWC of Citrus Rd. and Northern Ave. in the
Glendale area

Site Size:
Approximately 232.3 acres

Density:
2.63 du/ac

County Island:
Yes (City of Glendale)

County Plan:
White Tank/ Grand Ave. Area Plan – Large Lot Residential (1 – 2
du/ac), superseded to Small Lot Residential (2 – 5 du/ac)/ Rural (0 –
1 du/ac) by DMP2000002

Municipal Plan:
Envision Glendale 2040 – Medium Density Residential (3.5 – 5.0
du/ac)

Municipal Comments:
None received to date

Support/Opposition:
Staff has received 137 opposition letters, opposition petition with 206

signatures and 14 opposition BOS appeal forms. Staff also received
three support letters (including one rescinding previous opposition).

Recommendations:
1) Approve with conditions

2) Approve with conditions

DMP2021001 & Z2021050
Page 2 of 14
Project Summary:

1.
The applicant is requesting a major amendment of the White Tank Foothills Development
Master Plan (DMP) to change the land-use designation from Small Lot Residential (2-5
du/ac) and Rural (0-1 du/ac) to Small Lot Residential (2-5 du/ac) and Transitional Lot (3-
5 du/ac). Thus, this request will modify the existing land use designations approved in the
White Tank Foothills DMP to land-use designations more aligned with the current
Maricopa County Comprehensive Plan for residential land-uses. These requests will
enable the developer to complete the third and final phase of the DMP. Phase 3 of White
Tank Foothills contains nine parcels numbered 3.11 through 3.19. The major amendment
of the White Tank Foothills DMP request will change land-uses on the following parcels of
the site:

a.
Parcel 3.11 through 3.14: From Small Lot Residential (2-5 du/ac) and Rural (0-1 du/ac)
to Small Lot Residential (5-8 du/ac) and Transitional Lot (3-5 du/ac)
b.
Parcel 3.15 through 3.19: From Small Lot Residential (2-5 du/ac) and Rural (0-1 du/ac)
to Small Lot Residential (5-8 du/ac) and,
c.
From Small Lot Residential (2-5 du/ac) and Rural to Transitional Lot (3-5 du/ac) on the
remainder of the site (excluding the water well site).

2.
Simultaneously, the applicant is requesting a zone change with overlay from R1-6 RUPD
PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, and Rural-43 PAD to R1-6 RUPD,
R1-7 RUPD, R1-8 RUPD, and R1-10 RUPD. This will accommodate a proposed 645-lot
residential subdivision in Phase 3 for a density of 2.63 du/ac. This will increase the overall
DMP to 1,621 lots at 2.53 du/ac. Currently the DMP is entitled to a maximum yield of 1,381
lots with an overall density of 2.16 du/ac. This zone change specifically will increase the
number of lots from the entitled 387 to 645 for Phase 3 which is an increase of 258 dwelling
units and will increase the overall density by 0.37 du/ac. The proposed zoning districts for
this site will create additional housing options in the area with a transition of densities
between the developed phases of White Tank Foothills and the adjacent residences in
Waddell south of Northern Ave.

3.
Additionally, the amount of open space for White Tank Foothills will be increasing from 45
acres to 50.7 acres to counterbalance the increase of density for Phase 3. This will
increase the amount of overall open space with White Tank Foothills to 103 acres. Within
the open space system for Phase 3 there will be five separate pocket parks and links to
the ten-acre neighborhood park located in Phase 1 of the DMP. Pocket parks will offer
amenities such as shade ramada and tot-lot with shaded seating and the residences will
be spaced within a ¼ mile radius of an amenity area. The adjacent off-site park will offer
pickle ball courts, turf area, volleyball court, ramada, and tot lot. Phase 3 is also adjacent
to a 15-acre elementary school site that has been dedicated to Dysart Unified School
District, where the development of Phase 3 may trigger the school’s development.

4.
The original White Tank Foothills DMP was approved by the Board of Supervisors on August
22, 2001(DMP200002) for a master-planned community with residential uses, open
spaces, and commercial parcels that encompasses 631.18 acres. This was followed by a
DMP major amendment (DMP2002006) with a zone change (Z2000136) from Rural-43 to
R1-18 RUPD PAD, R1-8 RUPD PAD, R1-7 RUPD PAD, R1-6 RUPD PAD, C-2 PD, and Rural-43
PAD, which was approved by the Board of Supervisors on July 2, 2003. DMP2002006
included 482 acres of single-family residences, a ten-acre neighborhood park, a 15-acre

DMP2021001 & Z2021050
Page 3 of 14
elementary school site, and 29 acres of commercial development. Another major
amendment of the White Tank Foothills DMP was approved by the Board of Supervisors
in September 2014 (DMP2013004). That amendment changed the Community Retail
Center on Parcel 1.1 and Neighborhood Retail Center on Parcel 1.4 of White Tank Foothills
community to Small Lot Residential (2 – 5 du/ac) to accommodate 95 residential units.
Moreover, DMP2013004 approved a total of 1,381 single-family dwelling units at a density
of 2.16 du/ac for all the White Tank Foothills community.

5.
On November 4, 2022, this case was heard by the Commission who recommended
approval. The applicant had the cases continued from the December 8, 2021, January
26, 2022, February 23, 2022, and March 8, 2022 Board hearings. The Board had instructed
the applicant to work with the neighborhood opposition on a modified project with lower
density. On June 8, 2022 the Board voted to remand these cases back to the Commission
for consideration of the modified project.

6.
The applicant made considerable changes to the proposed development in response
to community feedback which include the following:

•
Modify the street network to direct traffic onto the site’s internal collector street (White
Tank Foothills Blvd.) away from Phase 1 and directly towards Citrus Rd. via Harmont
Dr.;
•
Increase the sizes of certain lots in Phase 3;
•
Limit certain lots adjacent to Phase 1 and adjacent arterials to a maximum height of
24 feet; and
•
Ensure that any RV garages must be fully integrated into the design of the home and
not exceed the height of the residence.

These modifications have been incorporated into the conditions of approval for these
cases.

7.
The zone change request proposes to rezone the site from five different zoning districts to
four zoning districts with modifications to the approved/base development standards
(see table on the next page). In exchange for the proposed development standards
modification the developer will provide 50.7 acres of open space (20.7% of the site). This
open space will be a mix of active and passive recreational areas with access to the
adjacent off-site park to the north of the site. By incorporating this open space in Phase
3 it will add an overall amount of open space for the entire White Tank Foothills of 103
acres (16 %) of the community.

DMP2021001 & Z2021050
Page 4 of 14

DMP2021001 & Z2021050
Page 5 of 14

DMP2021001 & Z2021050
Page 6 of 14
Proposed Zoning Districts Exhibit

Phase 3 Parcel Map

DMP2021001 & Z2021050
Page 7 of 14
Conceptual Site Plan

Existing On-Site and Adjacent Zoning / Land Use:

8.
On-site:

R1-6 RUPD PAD; R1-7 RUPD PAD; R1-8 RUPD PAD; R1-18 RUPD PAD &
Rural-43 PAD/ vacant
North:
R1-8 RUPD PAD & Rural-43 PAD / Single-family residences & vacant
South:
Rural-43/ Single-family residences
East:
Rural-43 / Single-family residences
West:
R1-8 RUPD PAD/ Undisturbed desert

Utilities and Services:

9.
Water:

EPCOR
Wastewater:
City of Surprise
School District:
Dysart Unified School District
Fire:
Rural Metro Fire Department
Police:
MCSO

Right-of-Way:

10.
The table on the next page 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.

DMP2021001 & Z2021050
Page 8 of 14

Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Citrus Rd.
65’
65’
Principal Arterial
Northern Ave.
33’
65’
Principal Arterial

Adopted Plans:

11.
White Tank/Grand Ave. Area Plan (adopted December 6, 2000): The area plan is a way
to encourage planned community developments, while preserving a variety of lifestyles
and a high quality of life. The subject site is designated as Large Lot Residential (1 - 2
du/ac), which is intended to foster the development of less dense housing, agricultural
uses, and rural lifestyles. The White Tank Foothills DMP supersedes this area plan, which
modified the land use designations to Small Lot Residential (2 – 5 du/ac) and Rural (0 – 1
du/ac) to accommodate a single-family residential master planned community.

12.
Envision Glendale 2040 General Plan (Adopted April 26, 2016): The subject site is
designated as Medium Density Residential (3.5 – 5.0 du/ac), which provides for suburban
lifestyle with planned single-family residential communities. For larger planned
developments, these residential areas may also include open space, recreation, and
cultural opportunities.

Public Participation Summary:

13.
The applicant completed the requirement for notification to all the property owners
within 300-feet of the subject site and area stakeholders. Moreover, the applicant held a
neighborhood meeting with residents and stakeholders to discuss this planned
development. During the meeting there was concern by residents that there was only
one access point to the subdivision using White Tank Foothills Blvd. without a second
access point. The applicant has addressed this concern by adding a second access
point along Citrus Rd. The internal collector intersection was redesigned to promote
external access at this newly proposed second access point. Another concern at the
time was that if there will be 770 residences in the area how will this impact traffic. The
applicant stated that White Tank Foothills Blvd. joins 183rd Ave. and Sheldon Ln. through
Phase 1 of White Tank Foothills and these roadways are collector streets designed to
handle the extra traffic from the development. Moreover, with the added new access
to Citrus Rd. in this development via a new collector street it will alleviate any potential
traffic congestion into Phase 1 of White Tank Foothills. Still another concern was why there
was a need to increase the density of Phase 3. The applicant explained that significant
changes in homebuying since the original DMP was approved with preference for smaller
lots with less yard maintenance. Finally, there was a concern on how far the homes will
be adjacent to Northern Ave. and why there is no access to Northern Ave. from the
development. The applicant stated that the homes will be setback 155-feet from the
centerline of Northern Ave. and access to Northern Ave. from the development was
restricted in the original/amended DMPs.

14.
Prior to the November 4, 2021 Commission hearing, staff received 43 letters of opposition
and an opposition petition with 206 signatures. After the Commission Hearing staff
received an additional 94 opposition letters, 14 Board of Supervisors appeals, and four
support letters. The opposition is largely concern with loss of community character due to
increased density, and associated access concerns with increased traffic. Due to all of

DMP2021001 & Z2021050
Page 9 of 14
this opposition the applicant held a second neighborhood meeting and worked with
staff to modify the proposal prior to a scheduled June 8, 2022 Board of Supervisors
Hearing. Because of these numerous modifications, the Board remanded this case back
to the Commission for their new and additional analysis and recommendation. Based on
outreach to the neighboring property owners the applicant reduced the number of
proposed lots from 770 to 645 lots and made several modifications to the layout of the
site to address the numerous concerns. The support letters received were from neighbors
pleased with the project modifications.

Outstanding Concerns from Reviewing Agencies:

15.
There are no outstanding concerns from reviewing agencies. The City of Glendale has
been notified but has not commented to date. Luke Air Force Base (LAFB) was notified
about this request but has not commented to date. The site is located 2½ miles away
from LAFB’s 65 LDN high noise contour and within the LAFB’s Graduated Density Concept
for an area with densities no greater than 6.0 du/ac. The proposed density will be 2.63
du.ac., as modified.

Staff Analysis:

16.
Staff supports this request to change the land-use designations outlined in the current
DMP for this phase of White Tank Foothills. Furthermore, modifying the land use
designation of Small Lot Residential (5 – 8 du/ac) and changing the Rural (0 – 1 du/ac)
to Transitional Lot (3 – 5 du/ac) will be in alignment with the densities found in the
Maricopa County Comprehensive Plan. The original DMP approval and previous DMP
amendment that designed Phase 3 was developed over 18 years ago had has sat
undeveloped. Since that time, completion of the nearby Loop 303 Freeway and
intergovernmental agreements with the City of Surprise to provide public sewer to the
community makes the increased density of Phase 3 realistic. Moreover, homebuyer
preferences over the past 18 years have changed from larger lots with larger homes to a
desire for smaller lots with smaller homes. This DMP amendment would accommodate
smaller lot footprints with medium sized lots adjacent to Northern Ave. to act as a natural
transition to the existing rural residential lots to the south.

17.
Simultaneously, the RUPD zoning designations would be changed/amended in
accordance with the amended DMP for Phase 3. By placing the R1-6 RUPD/R1-7 RUPD
zoning district closer to Phase 1 to the north and having the R1-8 RUPD/R1-10 RUPD closer
to the existing rural residential area of Waddell to the south, it will allow for a natural
transition. The zone change will also vary the approved development standards of the
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD and R1-10 RUPD zoning districts. The design and theme
of Phase 3 will match the overall design of White Tank Foothills, completing the master-
planned community. The zoning narrative report does mention that there will be no
lighting in any of the active open space areas or trails. Staff has concerns about a lack
of lighting in these areas and is recommending a condition of approval that these areas
have shielded three-foot-high bollard lighting to be in harmony with the planning
principles of Crime Prevention Through Environmental Design (CEPTED) thus providing
enough lighting for safety and still remain dark sky compliant.

18.
During the public participation process staff received a large amount of opposition
concerning this request. The applicant has worked with the community opposition and

DMP2021001 & Z2021050
Page 10 of 14
made concessions to the original proposal that was presented to the Commission last
year. The modifications have addressed many of the residences concerns. All of the
modifications from the original proposal that the applicant now proposes will help ensure
that Phase 3 is fully integrated into the rest of White Tank Foothills community.

Recommendations: (DMP2021001 & Z2021050)

19.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of DMP2021001, subject to conditions ‘a’ – ‘c’:

c.
The Development Master Plan shall be developed sequentially as depicted on the
phasing diagram contained in the narrative report

20.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of Z2021050, subject to conditions ‘a’ – ‘aa’:

a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “White Tank Foothills“, consisting of four full-size sheets, dated May 10, 2022,
and stamped received May 16, 2022, except as modified by the following
conditions.

c.
The following Planning Engineering condition shall apply:

1.
Engineering review of re-zone cases is conceptual in nature. 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

DMP2021001 & Z2021050
Page 11 of 14
Manual; and current engineering polices, standards and best practices at
the time of application for construction.

2.
Engineering review of these application is limited to the rezoning of the site
and does not include any aspects of future entitlement application(s) that
will be required for site development. No development approval is inferred
by this review, including, but not limited to drainage design, access, roadway
alignments and right-of-way dedication(s). These items will be addressed as
development plans progress and are submitted to the County for additional
entitlement (i.e. preliminary plat).

d.
All buildings subject to noise attenuation as per ARS § 28-8482(B).

e.
The master developer shall notify future homeowners that they are located within
the state-defined “territory in the vicinity of a military airport” with the following
language:

“You are buying a home or property in the ‘vicinity of a military airport’ as described
by State of Arizona statute ARS §28-8481. Your house should include sound
attenuation measures as directed by State law. You will be subject to direct over
flights and noise by Luke Air Force Base jet aircraft in the vicinity.

Luke Air Force Base executes over 200,000 flight operations per year, at an average
of approximately 170 overflights per day. Although Luke's primary flight paths are
located within 20 miles from the base, jet noise will be apparent throughout the
area as aircraft transient to and from the Barry M. Goldwater Gunnery Range and
other flight training areas.

Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.

Luke Air Force Base's normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.”

Such notification shall be recorded on all Final Plats, be permanently posted on not
less than a three foot by five foot sign in front of all home sales offices, be
permanently posted on the front door of all home sales offices on not less than an
8½ inch by 11 inch sign, and be included in all covenants, conditions, and
restrictions (CC&Rs) as well as the Public Report and conveyance documents.

Such notification shall be recorded on all Final Plats, be permanently posted on not
less than a 3 foot by 5 foot sign in front of all home sales offices, be permanently
posted on the front door of all home sales offices on not less than an 8½ inch by 11
inch sign, and be included in all covenants, conditions, and restrictions (CC&Rs) as
well as the Public Report and conveyance documents.

DMP2021001 & Z2021050
Page 12 of 14
f.
The following R1-6 RUPD development standards shall apply:

1. Minimum rear yards of 15-feet.
2. Maximum lot coverage of 60 percent.

g.
The following R1-7 RUPD development standards shall apply:

1. Minimum rear yards of 15-feet.
2. Maximum lot coverage of 60 percent.
3. All lots in Parcel 3.17 and 3.19 zoned R1-7 RUPD shall have minimum lot widths
of 65-feet, all of which must be noted on each plat.

h.
The following R1-8 RUPD development standards shall apply:

1. Minimum rear yard of 15-feet.
2. Maximum lot coverage of 60 percent.

i.
The following R1-10 development standards shall apply:

1. Minimum front yards of ten feet.
2. Minimum side yards of five feet.
3. Minimum street side yards of five feet.
4. Minimum rear yards of 15 feet.
5. Minimum lot width of 75 feet.
6. Maximum lot coverage of 50 percent.
7. Maximum height of 24-feet.
8. Lots identified in the zoning exhibit in the R1-10 RUPD zoning district shall have a
minimum lot width of 90 feet.

j.
There shall be at minimum three-foot-high shielded bollard lighting in pocket parks,
trails, and amenity areas to minimize light pollution and maintain safety in these
areas of the subdivision.

k.
Those lots identified on the second page of the zoning exhibit entitled “Zoning
Exhibit” and fourth page of the zoning exhibit entitled “Single Story Restricted Lots”
shall be restricted to a single-story with a maximum height of 24-feet and the
developer shall ensure these restrictions match this exhibit and are identified on
each plat.

l.
Any RV garages, if constructed, shall be architecturally integrated into the design
of the home, and not exceed the height of the residence itself.

m.
Those lots identified on the zoning exhibits with typical lot widths and lot depths shall
be identified on each plat and shall match exactly as shown on the zoning exhibits.

DMP2021001 & Z2021050
Page 13 of 14
yard for each zoning district and in no instance shall this measurement line be
greater than 60 feet from the street cord. The minimum front yard setback line for
all irregular or non-rectangular shaped lots must be illustrated on each plat.

p.
The total number of residential dwelling units of White Tank Foothills Phase 3 shall
not exceed 645 dwelling units. Overall, the total number of residential dwelling units
for the entire White Tank Foothills master community shall not exceed 1,621 dwelling
units. To help ensure compliance, the cumulative number of dwelling units
completed to date, in relation to the identified limit, shall be identified on all plats.

q.
All park facilities shown on plats shall be completed concurrently with residential
development. Park facilities and amenities shall be identified on all applicable
plats.

s.
Unless otherwise agreed to in writing by the applicable school districts, not less than
15-acre school site and a minimum of 15 acres shall be reserved within the area of
the overall planned community. Said school shall not front on to arterial streets.

t.
Development phasing shall assure two access points are provided.

u.
Bike lanes shall be required on all arterial and collector streets as specified in the
Maricopa County Bicycle Transportation System Plan.

v.
Prior to approval of the final plat, a total half-width 65-foot right-of-way shall be
dedicated for Citrus Rd. and Northern Ave.

w.
There shall be a ten-foot-wide multi-use trail along Northern Ave. outside of the
ultimate right-of-way and public utility easement.

x.
Landscaping of all common areas and open spaces, except for identified
recreational areas shall consist of indigenous and or low water use species.

y.
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.

DMP2021001 & Z2021050
Page 14 of 14
z.
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.

aa.
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:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor

Attachments:
Case Maps (2 pages)

Zoning Exhibits (reduced 8.5”x11”, 4 pages)

DMP Narrative Report (9 pages)

Zoning Narrative Report (19 pages)

Zoning District Legal Descriptions (25 pages)

MCDOT comments (2 pages)

MCESD comments (1 page)

DPR comments (1 page)

Support Letters (8 pages)

Opposition Letters (176 pages)

Opposition Petition (19 pages)

Appeals of P&Z Recommendation (27 pages)

BOS Continuance Requests (2 pages)

Remand Request by the Applicant (1 page)

7-20-22 – Opposition Letter (3 pages)

Support/Opposition Maps (2 pages)

Notice of CC&Rs Challenge & Claim (6 pages)

M
ARICO
PA CO
UN
TY
/
M
aricopa County Planning & Developm
ent - Phoenix, AZ
4
G
ross Acres: 233 approx.
G
enerated July 20, 2022 16:23 PM
DM
P2021001
Application Nam
e:
Legal Description
W
hite Tank Foothills Phase 3
Applicant
Case Address
T03N R02W
034, TT3N RR2W
34
BRENNAN RAY
8020 N CITRUS Rd
Applicant Phone/Em
ail
Parcel Prim
ary:502-09-012P
602.234.8794
BRAY@
BCATTO
RNEYS.CO
M
W
ADDELL AZ 85355
M
ap scale 1:12,944
Supervisor District No.
502-09-012R, 502-09-012S, 502-09-014D+
SING
LE FAM
ILY DETACHED RESIDENTIAL CO
M
M
UNITY
5.3585 in

M
ARICO
PA CO
UN
TY
/
M
aricopa County Planning & Developm
ent - Phoenix, AZ
4
G
ross Acres: 233 approx.
G
enerated July 20, 2022 16:23 PM
Z2021050
Application Nam
e:
Legal Description
W
hite Tank Foothills Phase 3
Applicant
Case Address
T03N R02W
034, TT3N RR2W
34
BRENNAN RAY
8020 N CITRUS Rd
Applicant Phone/Em
ail
Parcel Prim
ary:502-09-012P
602.234.8794
BRAY@
BCATTO
RNEYS.CO
M
W
ADDELL AZ 85355
M
ap scale 1:12,944
Supervisor District No.
502-09-012R, 502-09-012S, 502-09-014D+
SING
LE FAM
ILY DETACHED RESIDENTIAL CO
M
M
UNITY
5.3585 in

EXISTING SEWER
EASEMENT TO REMAIN
97'
5283'
1655'
PHASE 1
PHASE 2
PHASE 1
PHASE 2
PHASE 1
PHASE 2
PHASE 1
PHASE 2
30' TRAIL CORRIDOR
65' DRAINAGE CORRIDOR
90'
75'
95'
1049'
1
WHITE TANK FOOTHILLS
Zoning Exhibit
N.
WHITE
TANK
MOUNTAIN
BLVD
ABLASTUDIO.COM
N
Date:
Plan Scale
200'
400'
600'
200'
1:
05-10-2022
75'x75' HIGH
AND DRY AREA
FOR AMENITY
75'x75' HIGH
AND DRY AREA
FOR AMENITY
75'x75' HIGH
AND DRY AREA
FOR AMENITY
75'x75' HIGH
AND DRY AREA
FOR AMENITY
EXISTING MAPPED SEWER
STUB TO REMAIN
EXISTING MAPPED
SEWER STUB
EXISTING
MAPPED
SEWER STUB
PROPOSED
STORM DRAIN
PROPOSED
STORM DRAIN
EXISTING
MAPPED CURB
RETURN TO BE
REMOVED
EXISTING MAPPED CURB
RETURN TO BE REMOVED
EXISTING MAPPED CURB
RETURN TO REMAIN
EXISTING MAPPED
SEWER STUB TO
REMAIN
EXISTING MAPPED CURB
RETURN TO BE REMOVED
2
3
1
NORTHERN
AVENUE
CITRUS ROAD
FUTURE PERRYVILLE ROAD ALIGNMENT
A
B
EASEMENT
SHALL BE
MODIFIED
LIFT
STATION
OWNER:
CITY OF
SURPRISE
WELL SITE
OWNER: EPCOR WATER ARIZONA
HOA COMMON AREA
OWNER: WHITE TANK FOOTHILLS
COMMUNITY ASSOCIATION
PHASE 3 BOUNDARY
REZONE BOUNDARY
OFFSITE NEIGHBORHOOD
PARK
VICINITY MAP
PROJECT
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
N COTTON LN
AZ STATE ROUTE 303
N PERRYVILLE ROAD
CIVIL ENGINEER
CONSULTANT TEAM:
LANDSCAPE ARCHITECT
ANDY BARON
310 E. RIO SALADO PARKWAY
TEMPE, AZ 85281
480-530-0077
andy.baron@ablastudio.com
ABLA, LLC
JOEL SAUREY
1130 N ALMA SCHOOL ROAD, SUITE 120
MESA, AZ 85201
480-503-2250
joel.saurey@epsgroupinc.com
EPS GROUP
CLIENT/OWNER DEVELOPER:
NORTHERN CITRUS, LLP
PHIL DEANGELIS
8901 E PIMA CENTER PARKWAY, SUITE 225
SCOTTSDALE, AZ 85258
pdangelis@craltd.com
CLIENT/OWNER
LEGAL
ED BULL
1850 NORTH CENTRAL AVENUE, SUITE 1700
PHOENIX, AZ 85004
602-274-7611
ebull@bcattorneys.com
BURCH AND CRACCHIOLO
SITE:
SCHOOL DISTRICT
DYSART UNIFIED SCHOOL DISTRICT
LEGAL DESCRIPTION
A PORTION OF SECTION 34. TOWNSHIP
3 NORTH, RANGE 2 WEST OF THE GILA
AND SALT RIVER
REQUEST STATEMENT
AMENDMENT OF THE DEVELOPMENT
MASTER PLAN AND ZONE CHANGE TO
ACCOMMODATE A NEW RESIDENTIAL
SUBDIVISION
CASE NUMBER
Z2021050
DATE
05-10-2022
N
Plan Scale
200'
400'
600'
200'
1:
#
SEE EXHIBIT
NORTHERN AVENUE
CROSS SECTIONS
FOR REFERENCE
LEGEND
DESCRIPTION
SYMBOL
PHASE 3 BOUNDARY
REZONE BOUNDARY
PHASE LINE
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 10
SUBDIVISION:
CRYSTAL SPRING
ESTATES UNIT ONE
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 9
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 9
SUBDIVISION:
WHITE TANK FOOTHILLS
INFRASTRUCTURE
SUBDIVISION:
WHITE TANK FOOTHILLS
INFRASTRUCTURE
SUBDIVISION:
ROMOLA OF ARIZONA GRAPE FRUIT
UNIT NO. 42 RESUBDIVISION BLOCKS
4588 THRU 4603 4620 THRU 4635
SUBDIVISION:
ROMOLA OF ARIZONA GRAPE FRUIT
UNIT NO. 42 RESUBDIVISION BLOCKS
4588 THRU 4603 4620 THRU 4635
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 16
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 17
HARMONT DRIVE
PARCEL 3.17
PARCEL 3.19
PARCEL 3.11
PARCEL 3.12
PARCEL 3.14
PARCEL 3.13
PARCEL 3.15
PARCEL 3.16
PARCEL 3.18
4
SINGLE STORY
RESTRICTED LOTS
90' X 115' LOTS
PARCEL BOUNDARY
90' X 120' LOTS
90' X 150' LOTS
RIGHT-IN/ RIGHT-OUT ONLY
90'
75'

432'
300'
301'
309'
335'
330'
332'
449'
317'
406'
461'
304'
300'
300'
WHITE TANK FOOTHILLS
Single Story Restricted Lots
N.
WHITE
TANK
MOUNTAIN
BLVD
ABLASTUDIO.COM
N
Date:
Plan Scale
200'
400'
600'
200'
1:
05-10-2022
NORTHERN AVENUE
CITRUS ROAD
FUTURE PERRYVILLE ROAD ALIGNMENT
LIFT
STATION
OWNER:
CITY OF
SURPRISE
WELL SITE
OWNER: EPCOR WATER ARIZONA
HOA COMMON AREA
OWNER: WHITE TANK FOOTHILLS
COMMUNITY ASSOCIATION
PHASE 3 BOUNDARY
REZONE BOUNDARY
OFFSITE NEIGHBORHOOD
PARK
VICINITY MAP
PROJECT
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
N COTTON LN
AZ STATE ROUTE 303
N PERRYVILLE ROAD
LEGEND
DESCRIPTION
SYMBOL
PHASE 3 BOUNDARY
REZONE BOUNDARY
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 10
SUBDIVISION:
CRYSTAL SPRING
ESTATES UNIT ONE
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 9
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 9
SUBDIVISION:
WHITE TANK FOOTHILLS
INFRASTRUCTURE
SUBDIVISION:
WHITE TANK FOOTHILLS
INFRASTRUCTURE
SUBDIVISION:
ROMOLA OF ARIZONA GRAPE FRUIT
UNIT NO. 42 RESUBDIVISION BLOCKS
4588 THRU 4603 4620 THRU 4635
SUBDIVISION:
ROMOLA OF ARIZONA GRAPE FRUIT
UNIT NO. 42 RESUBDIVISION BLOCKS
4588 THRU 4603 4620 THRU 4635
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 16
SUBDIVISION:
WHITE TANK FOOTHILLS
PARCEL 17
HARMONT DRIVE
PARCEL 3.17
PARCEL 3.19
PARCEL 3.11
PARCEL 3.12
PARCEL 3.14
PARCEL 3.13
PARCEL 3.15
PARCEL 3.16
PARCEL 3.18
SINGLE STORY
RESTRICTED LOTS
PARCEL BOUNDARY
SINGLE STORY RESTRICTED
LOT BOUNDARY
300' BUFFER LINE
RIGHT-IN/ RIGHT-OUT ONLY

White Tank Foothills
White Tank Foothills
Project Narrative
DMP 2021001
DMP Amendment
Submitted to:
Maricopa County
Planning and Development Department
301 West Jefferson Street
Phoenix, AZ 85003
5th Submittal
May 10, 2022

Page 2
White Tank Foothills: Project Narrative
Project Team
Overall Site Data
Rezone Site Data
Planner/ Landscape Architect:
Andy Baron
310 East Rio Salado Parkway
Tempe, Arizona 85281
P: 480) 530-0077
andy.baron@ablastudio.com
Legal:
Ed Bull
1850 North Central Avenue,
Suite 1700
Phoenix, Arizona 85004
P: (602) 274-7611
ebull@bcattorneys.com
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD
Existing Use:
Single-Family Residential and Undeveloped Land
Proposed Use:

No Change
Gross Area:
640.63 ac.
Maximum Proposed Dwelling Units: 1,621 Dwelling Units
Maximum Proposed Density:
2.53 D.U./ ac.
Approximate Open Space:
103 ac.
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-18 RUPD, and RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD,R1-8 RUPD, R1-10 RUPD
Existing Use:
Agricultural Land
Proposed Use:

Single Family Residential
Phase 3 Boundary:
245.18 ac.
Gross Area:
232.28 ac.
Net Area:
222.92 ac.
Maximum Proposed Dwelling Units: 645 Dwelling Units
Maximum Proposed Density:
2.63 D.U./ ac.
Approximate Open Space:
50.70 ac.
Client:
Phil DeAngelis
Northern Citrus, LLP
6201 E. Quartz Mountain Rd.
Paradise Valley, AZ 85253
pdangelis@craltd.com

Page 3
White Tank Foothills: Project Narrative
1. Executive Summary
The White Tank Foothills Development Master Plan (DMP) ("White Tank Foothills") is approximately
640 acres located in Maricopa County ("the County") This application from Northern Citrus, LLP is
requesting an amendment to the approved White Tank Foothills DMP land use designations from
Small Lot Residential and Rural to Small Lot Residential and Traditional Lots. The amendment
focuses on existing Phase 3 (Parcels 3.11, 3.12, 3.13, and 3.14). The proposed development is a
232.28 gross acre (222.92 net acre) single-family community located at the northwest corner
of Citrus Road and Northern Avenue in White Tank Foothills Phase 3, exclusive of the City of
Surprise lift station, EPCOR well site, or White Tank Foothills HOA property ("the Site"). The
Site is proposing 645 dwelling units (2.63 du/ac) within Phase 3, which will increase the overall
number of lots within White Tank Foothills to 1,621, an overall density of 2.53 du/ac. The current
White Tank Foothills entitlements (Phases 1, 2, and 3) are for 1,381 lots for an overall density
of 2.16 du/ac. In addition to the proposed changes the amount of open space in Phase 3 has
also increased from approximately 45 acres to 50+ acres. To achieve the revisions to this
single-family development, this application is requesting to amend the land use designations
for existing Phase 3 (Parcels 3.11, 3.12, 3.13, and 3.14). The proposed land use designations will
create additional housing options in the area and will transition densities between Phases 1 and
2 to the north and the adjacent properties south of the Northern Avenue. The requested DMP
amendment will be accompanied by an RUPD/PAD and development standards amendment
application, which will be submitted and processed concurrently.
Considerable changes have been made to the proposed development plans in response to
community feedback. Those changes include:
•
Eliminating 286, 45-foot wide lots.
•
Modifying the previously approved road network to provide a new road (Harmont Drive)
through Phase 3 from White Tank Mountain Boulevard to Citrus Road.
•
Increasing the lot size of certain parcels in Phase 3 to be more compatible with the Phase
1 lots that are immediately adjacent to Phase 3:
o
Parcel 3.11 – from 55-foot and 75-foot wide lots to 75- and 90-foot wide lots;
o
Parcel 3.17 – from 55-foot wide lots to 65-foot wide lots; and
o
Parcel 3.19 –from 45-foot wide lots to 65-foot wide lots.
•
Despite no specific building height restrictions under the current entitlements, agreeing
to limit certain lots adjacent to Phase 1 to single-story/24 feet only.
•
Despite no restriction on RV garages, agreeing that if RV garages are constructed, they
must be architecturally integrated into the design of the home and be of no greater
height than the home itself.
Approval of this request will allow the Site to continue to be developed as a high-quality residential
community, which will be an attractive presence in the area and better reflect current homeowner
needs and market conditions while mitigating impacts on the existing homes south of the Site.

Page 4
White Tank Foothills: Project Narrative
White Tank Foothills Comparison Table
Phase
Gross Acreage
Total Units
Gross Density
Open Space
Approved
Previously
Amended
Proposed
Approved
Previously
Amended
Proposed
Approved
Proposed
1
250.58
674 D.U.
N/A
N/A
2.69 D.U./AC.
N/A
N/A
19.50 AC.
N/A
2
144.86
311 D.U.
302 D.U.
N/A
2.15 D.U./AC.
2.08 D.U./AC.
N/A
32.80 AC.
N/A
3
245.18
396 D.U.
387 D.U.
645 D.U.
1.62 D.U./AC.
1.58 D.U./AC.
2.63 D.U./
AC.
45.00 AC.
50.70 AC.
Total
640.62
1,381 D.U.
1,363
D.U.
1,621 D.U.
2.16 D.U./AC.
2.13 D.U./AC.
2.53 D.U./
AC.
97.30 AC.
103.00 AC.
Careful consideration has gone into planning White Tank Foothills. Completion of this final phase
will create a superior community that is attractively designed, lushly landscaped with native and
desert adapted planting, significant amounts of open space and common areas, and provides
a new and diverse opportunity for home ownership in this area of the County.
2. Location Description
White Tank Foothills is located within western Maricopa County. The 232.28 gross acre Site is a
portion of the overall approximately 640-acre White Tank Foothills master-planned community.
The Site is currently undeveloped land being used for agricultural purposes. To the north and
northeast are Phases 1 and 2 of White Tank Foothills, which have been completed or are currently
under construction .
White Tank Foothills is located approximately 2.4 miles west of Arizona State Route 303 and 6.2
miles north of Interstate 10, both of which connect the Site to the greater Phoenix metropolitan
area. The primary access to the Site is through White Tank Mountain Boulevard within Phases 1
and 2, which connects to Seldon Lane and 183rd Avenue. From there, the roads connect to Olive
Avenue and Citrus Road. There are intentionally no access points into the White Tank Foothills
community from Northern Avenue, as was agreed to in the original RUPD/PAD zoning case
(Condition ‘g’ of DMP200002).

Page 5
White Tank Foothills: Project Narrative
3. Site Analysis
3.1 Existing Land Uses and Zoning
The White Tank Foothills Development Master
Plan (DMP200002) was approved by the Board of
Supervisors (BOS) on August 22, 2001. On July 2,
2003, the BOS approved a Major Amendment to the
DMP for White Tank Foothills (DMP2002006) and
Rezoning (Z2000136).
The 2003 DMP Amendment covered approximately
640 acres and included approximately 482 acres
of Small Lot Residential Use with a range of
zoning districts from R1-6 RUPD to R1-8 RUPD
and lot sizes ranging from 50’ x 120’ to 70’ x 150’;
approximately 101 acres of Rural Residential Use
with R1-18 RUPD zoning and lot sizes at 120’ x 150’;
a 10-acre park; a 15-acre school site; 21.59 acres of
Community Commercial (Parcel 1.1); and 8.45 acres
of Neighborhood Commercial (Parcel 1.4). The total
number of lots approved for White Tank Foothills
was 1,381 single-family residential units at a density
of 2.16 du/acre.
Another amendment to the DMP (DMP2013004) was
approved in 2014 by the BOS. The 2014 amendment
converted the commercial land use designation on
Phase 1 Parcels 1.1 and 1.4 to the Small Lot Residential
land use designation A concurrent zoning case for
Phase 1 Parcels 1.1 and 1.4 added approximately
ninety-five (95) 50’ x 120’ lots. The addition of ninety-
five (95) lots, along with various other minor yield
modification updates to other parcels, brought the
overall White Tank Foothills residential yield to 1,363
units, an approximate density of 2.13 du/acre. Since
the 2014 DMP approval, Phase 1 is mostly developed
with the exception of Parcels 1.1 and 1.4, Phase 2
is in the process of being developed, and Phase 3
remains undeveloped.
PROJECT
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
N COTTON LN
AZ STATE ROUTE 303
N PERRYVILLE ROAD

Page 6
White Tank Foothills: Project Narrative
3.2 Relationship to Surrounding Properties
To the north and east of White Tank Foothills Phase 3 are White Tank Foothills Phases 1 and 2
which consist of existing single-family homes as well as homes still under construction that
are zoned R1-6 RUPD PAD and R1-7 RUPD PAD. To the south and the southeast, across Northern
Avenue, are single-family homes zoned RU-43. West of the Site, across the Perryville Road
Alignment, is Zanjero Trails which is currently undeveloped and zoned R1-6 RUPD PAD and
R1-8 RUPD PAD. The General Plan Land Use classifications, approved DMP Land Uses, existing
zoning and uses for the adjacent parcels, are listed in the “Surrounding Land Use Table” below.
The Site will benefit the community by providing product types and open space amenities based
on current needs and homebuyer desire while meeting the White Tank and Grand Avenue Area
Plan’s vision.
Table 1: Existing Conditions Summary
Surrounding Land Use Table
Direction
General Plan Land
Use Category
Approved DMP
Land Use Category
Existing Zoning
Existing Use
Site/Phase 3
Large Lot Residential
(1-2 D.U./AC.)
Small Lot
Residential, Rural
R1-6 RUPD PAD, R1-7 RUPD PAD,
R1-8 RUPD PAD, R1-18 RUPD PAD,
RU-43 PAD
Undeveloped Land
North
Large Lot Residential
(1-2 D.U./AC.)
Small Lot
Residential, Rural
R1-6 RUPD PAD, R1-7 RUPD PAD,
R1-8 RUPD PAD, RU-43 PAD
Single-family
homes (Phases 1
and 2)
South, across
Northern Avenue
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
East, across Citrus
Road
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
West, across
Perryville Road
Alignment
Small Lot Residential
(2-5 D.U./AC.)
N/A
R1-6 RUPD PAD, R1-8 RUPD PAD
Undeveloped Land
(Zanjero Trails)

Page 7
White Tank Foothills: Project Narrative
4. Plan Description
4.1 Proposed Land Use
This amendment seeks to change the land uses for the Site, which includes Parcels 3.11 through
3.14. The current proposal breaks up the Site into nine (9) development parcels (Parcels 3.11
through 3.19). Parcels 3.15 through 3.19, located internal to the Site, consist of the Small Lot
Residential land use. Parcels 3.11 through 3.14 are located at the southern boundary of the Site
and will consist of the Small Lot Residential and Transitional Lot land uses. The Transitional Lot
land use designation was developed as a designation within the Comprehensive Plan after the
most recent DMP amendment occurred. The Transitional Lot land use designation allows for
density and intensity transitions between Small Lot Residential and Suburban land uses. The
proposed changes are necessary to provide a wider variety of lot sizes and housing
choices, including 5,750 square feet, 6,325 square feet, 7,900 square feet, 7,475 square feet,
9,000 square feet, and 10,350 square feet. The Transitional Lot land use is proposed
adjacent to Northern Avenue and Citrus Road to continue to ensure an appropriate density
transition is provided adjacent to the existing large lot single-family residences.
As indicated in the following table, this application does not propose any changes to the land use
designations or zoning for Phases 1 and 2 of White Tank Foothills. This application only proposes
modifications to the Phase 3 land use categories, updating them to reflect Small Lot Residential
and/or Transitional Lot land use categories. Phase 1 and Phase 2 will continue to reflect the
approved land use categories as currently shown. The Small Lot Residential and Transitional
Lot land use categories will create additional housing options in the area and improve density
transitions within the local context.

Page 8
White Tank Foothills: Project Narrative
PHASE
PARCEL
LAND USE CATEGORY
GROSS
ACREAGE
MAX.
UNITS
ALLOWED
TOTAL UNITS
PREVIOUSLY
APPROVED
TOTAL
UNITS
PROPOSED
GROSS
DENSITY
PROPOSED
ZONING
1
PARCEL 1.1
SMALL LOT
RESIDENTIAL
21.58 AC.
108 D.U.
72 D.U.
N/A
3.34 D.U./AC.
R1-6 RUPD
1
PARCEL 1.3
SMALL LOT
RESIDENTIAL
31.03 AC.
155 D.U.
105 D.U.
N/A
3.38 D.U./AC.
R1- 6 RUPD
1
PARCEL 1.4
SMALL LOT
RESIDENTIAL
8.44 AC.
42 D.U.
23 D.U.
N/A
2.73 D.U./AC.
R1-6 RUPD
1
PARCEL 1.5
SMALL LOT
RESIDENTIAL
34.23 AC.
171 D.U.
80 D.U.
N/A
2.34 D.U./AC.
R1-8 RUPD
1
PARCEL 1.6
SMALL LOT
RESIDENTIAL
26.39 AC.
132 D.U.
85 D.U.
N/A
3.22 D.U./AC.
R1-7 RUPD
1
PARCEL 1.7
SMALL LOT
RESIDENTIAL
28.52 AC.
132 D.U.
95 D.U.
N/A
3.33 D.U./AC.
R1-6 RUPD
1
PARCEL 1.8
PARK
9.96 AC.
N/A
RURAL 43
1
PARCEL 1.9
SMALL LOT
RESIDENTIAL
45.28 AC.
226 D.U.
106 D.U.
N/A
2.34 D.U./AC.
R1-7 RUPD
1
PARCEL 1.10
SMALL LOT
RESIDENTIAL
45.15 AC.
224 D.U.
108 D.U.
N/A
2.39 D.U./AC.
R1-8 RUPD
2
PARCEL 2.15
SCHOOL
15.01 AC.
N/A
R1-8 RUPD
2
PARCEL 2.16
SMALL LOT
RESIDENTIAL
42.27 AC.
208 D.U.
80 D.U.
N/A
1.89 D.U./AC.
R1-8 RUPD
2
PARCEL 2.17
SMALL LOT
RESIDENTIAL
45.29 AC.
228 D.U.
104 D.U.
N/A
2.30 D.U./AC.
R1-7 RUPD
2
PARCEL 2.18
SMALL LOT
RESIDENTIAL
42.29 AC.
215 D.U.
118 D.U.
N/A
2.79 D.U./AC.
R1-6 RUPD
3
PARCEL 3.11
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
38.53 AC.
99 D.U.
81 D.U.
54 D.U.
1.40 D.U./AC.
R1-8 RUPD/
R1-10 RUPD
3
PARCEL 3.12
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.62 AC.
85 D.U.
86 D.U.
59 D.U.
2.14 D.U./AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL 3.13
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
23.76 AC.
86 D.U.
105 D.U.
63 D.U.
2.65 D.U./AC.
R1-7 RUPD/
R1-10 RUPD
3
PARCEL 3.14
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.06 AC.
135 D.U.
115 D.U.
88 D.U.
3.25 D.U./AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL 3.15
SMALL LOT
RESIDENTIAL
25.44 AC.
126 D.U.
85 D.U.
3.34 D.U./AC.
R1-6 RUPD
3
PARCEL 3.16
SMALL LOT
RESIDENTIAL
21.06 AC.
110 D.U.
73 D.U.
3.47 D.U./AC.
R1-6 RUPD
3
PARCEL 3.17
SMALL LOT
RESIDENTIAL
29.02 AC.
118 D.U.
77 D.U.
2.65 D.U./AC.
R1-7 RUPD
3
PARCEL 3.18
SMALL LOT
RESIDENTIAL
21.24 AC.
111 D.U.
86 D.U.
4.05 D.U./AC.
R1-6 RUPD
3
PARCEL 3.19
SMALL LOT
RESIDENTIAL
31.45 AC.
120 D.U.
60 D.U.
1.91 D.U./AC.
R1-7 RUPD
PHASE 3 TOTAL
645 D.U.
2.63 D.U./
AC.
WHITE TANKS OVERALL TOTAL
640.63
AC.
2,831 D.U.
1,363 D.U.
1,621 D.U.
2.53 D.U./
AC.
EXISTING, REFER TO APPROVED LAND USE PLAN
NO PROPOSED CHANGES