CPA2021012 Z2021074 BOS REPORT_PART2.PDF
Extracted text (via pymupdf)
166560 characters
From:
Cyd Manning
To:
Adam Cannon (PND)
Subject:
Opposition to Sunrise Ranch / Cases CPA2021012, Z2021074 & S2021020
Date:
Sunday, August 28, 2022 1:05:31 PM
Attachments:
image001.png
image002.png
Importance:
High
Mr. Cannon,
I am opposed to the subject Sunrise Ranch development and respectfully request that the Planning & Zoning Commission deny cases
CPA2021012, Z2021074 and S2021020 as filed. The applicant’s proposed plan of 101 lots on 58.04 acres at 1.74 du/a is incompatible
land use with the 1-acre plus properties in this very unique and special area of Laveen. I live in close proximity and can see this
property from my home, and will be directly affected by what is developed. I support responsible, compatible development and
growth. This plan is at a suburban density level that does not belong in a rural, open space area.
Density has been and is the number one issue. Laveen has been over-diversified with small lots, higher zoning districts and
apartments. Large acre lots are extremely under-represented in all of Laveen and THIS AREA IS THE PLACE FOR THEM!
The applicant completely ignores comparison to the vast number of the area’s existing 1+ acre properties and that border their parcel
to the north, east and south (see Area Map attached below). Instead they are narrowly focused on only comparing their plan to the
Carver Canyon project and Whispering Hills development.
The applicant’s comparison to Carver Canyon is disingenuous and unrealistic. I’ve been engaged in every one of the “quarry”
cases with this property since 2007. The City of Phoenix erred in approving high density on the 20-acre portion of the parcel in
2007, and failed in their responsibility to revert the zoning in 2011 as required by Stipulation 19 of Ordinance G-5020. The
community has worked tirelessly for years to rectify this situation and with Councilmember Garcia’s support, reduction to the
General Plan designation and zoning district are being proposed.
The Whispering Hills development is north of the Carver Foothills and is less dense at 1.1 du/a. This development serves as a
transition to the higher densities north towards Dobbins Road.
The City is NOT showing a trend away from 0-1 acre development in this area merely because the applicant claims it to be so in their
narrative (see General Plan map attached below). The applicant conveniently fails to compare their plan to the SEC of 35th Avenue
and Carver Road which is very compatible with the area at 1.08 du/a and zoning of RE-35. The applicant is also misrepresenting
density numbers by stating and using comparisons to a property’s “developable acreage”. The community, County and City are not
ignorant. We all know the standard density calculation is number of lots / gross acreage.
Claims by the applicant that Sunrise Ranch will “seamlessly fit into the existing fabric of the area” are not true. 76% of the lots are
small, suburban and essentially a bunch of patio homes (with 15 ft. front yard, 5 ft. side yard and 20 ft. backyard setbacks) in
comparison to the existing density of this special area. Their use of the SRP canal as a buffer to me and my neighbors to the south is
ridiculous.
All of this illustrates the applicant’s ignorance of compatible density, community engagement and careful planning/work with both
City and County to preserve low density that has been planned here for years and is woefully under-represented in Laveen.
The applicant’s initial notification letter was dated December 23, 2021 and their sole neighborhood meeting was held on January 6,
2022. During that meeting, I and others were very clear that this level of density was completely incompatible and unacceptable. We
asked them to address density and hold another neighborhood meeting prior to the public process. They agreed to do that but never
did. There is also no formal record of an LPC/LCRD recommendation or public input from that forum. In reviewing your Staff report,
the applicant failed to correctly describe the intense neighborhood opposition to their planned density. Simply put, density is the #1
concern and the applicant has ignored the community and refused to address it.
I last spoke to the applicant on 17 August and again provided the same feedback as in January, which was in summary:
This is a pretty plan but still way too dense and needs to be all acre homes or at a maximum level of 60 lots at 1 du/a to have a
compatible density with the area. More lots and higher density will negatively impact the livability for both existing and future
residents.
During that conversation, I specifically reminded the applicant that density has been and is the number one issue. Again, I
asked for density to be addressed and Mr. Anderson replied they were not interested in reducing any lots and planned to move
forward regardless of the community.
Sunrise Ranch could be a great addition to the area if the applicant was truly willing to work with the community, address density and
amend their plan. Instead, they have chosen to “check the box” and take the path of least resistance. Therefore I respectfully
request the Planning & Zoning Commission deny the three cases as filed and remand the applicant to work with the community on a
compatible zoning district and density that will meet the current Laveen Area Plan designation of Rural Densities (0-1 du/a) and Open
Space.
Thank you for including this in the record of cases CPA2021012, Z2021074 & S2021020.
Best regards,
Cyd Manning
3220 W. Ceton Drive
480-747-0769
sweetbeat@q.com
Map Detailing Sunrise Ranch is Incompatible Land Use
General Plan for Laveen – Area of Carver Foothills to South Mountain Park and 27th Avenue to 51st Avenue
1
Adam Cannon (PND)
From:
nancy harris <nharris526@yahoo.com>
Sent:
Wednesday, August 31, 2022 11:33 AM
To:
Adam Cannon (PND)
Subject:
Agendas number five and six
I have lived in Laveen since 1984 and have watched our rural Community go from rural To Semi rural With much input
from its citizens. This project is over the top. We ask that you reconsider This project and help the citizens of Laveen
remain semi rural . Thank you… Nancy Harris… 2910 W. Ceton Drive. nharris525@yahoo.com
Sent from Yahoo Mail for iPhone
2
Adam Cannon (PND)
From:
C Gunderson <carrsgun@gmail.com>
Sent:
Wednesday, August 31, 2022 11:51 AM
To:
Adam Cannon (PND)
Subject:
Case CPA2021012, Z2021074 and S2021020
County Planner Adam Cannon,
I respectfully request the Planning and Zoning Commission deny cases CPA2021012, Z2021074 and
S2021020 as filed. The applicant's proposed plan of 101 lots on 58.04 acres (1.74 du/a) is incompatible
with the surrounding 1-plus acre properties in this rural, unique and special area of Laveen.
Below are just a few reasons to deny the case as filed and have the applicant work with the community to
address density and amend their plan.
Density has been and is the number one issue. Laveen has been over‐diversified with small lots, higher zoning
districts and apartments. Large acre lots are extremely under‐represented in all of Laveen and THIS AREA IS THE
PLACE FOR THEM!
The applicant completely ignores comparison to the vast number of the area’s existing 1+ acre properties and
that border their parcel to the north, east and south.
The applicant’s comparison to Carver Canyon is disingenuous and unrealistic. The City of Phoenix erred in
approving high density on the 20‐acre portion of the parcel in 2007, and failed in their responsibility to revert
the zoning in 2011 as required by Stipulation 19 of Ordinance G‐5020. The community has worked tirelessly for
years to rectify this situation and with Councilmember Garcia’s support, reduction to the General Plan
designation and zoning district are being proposed.
The Whispering Hills development is north of the Carver Foothills and is less dense at 1.1 du/a. This
development serves as a transition to the higher densities north towards Dobbins Road.
The City is NOT showing a trend away from 0‐1 acre development in this area merely because the applicant
claims it to be so in their narrative. The applicant conveniently fails to compare their plan to the SEC of 35th
Avenue and Carver Road which is very compatible with the area at 1.08 du/a and zoning of RE‐35.
Claims by the applicant that Sunrise Ranch will “seamlessly fit into the existing fabric of the area” are not
true. 76% of the lots are small, suburban and essentially a bunch of patio homes (with 15 ft. front yard, 5 ft. side
yard and 20 ft. backyard setbacks) in comparison to the existing density of this special area.
Kind Regards,
Carolyn Gunderson
3514 W Cheyenne Dr.
Laveen AZ, 85339
From:
David Baker
To:
Adam Cannon (PND)
Subject:
case # CPA2021012
Date:
Wednesday, August 31, 2022 10:40:16 AM
Hello Adam,
I, and my whole family are STRONGLY opposed to this request. Below are points as to why.
I hope that you, and everyone with any decision making authority truly listen to the community
(those that live and have lived here for decades), as we DO not want the higher density back in this
area………it does not conform or make sense.
The applicant’s proposed plan of 101 lots on 58.04 acres at 1.74 du/a is incompatible land use
with the 1-acre plus properties in this very unique and special area of Laveen.
This plan is at a suburban density level that does not belong in a rural, open space area.
Density has been and is the number one issue. Laveen has been over-diversified with small
lots, higher zoning districts and apartments. Large acre lots are extremely under-represented
in all of Laveen and THIS AREA IS THE PLACE FOR THEM!
The applicant completely ignores comparison to the vast number of the area’s existing 1+
acre properties and that border their parcel to the north, east and south.
The applicant’s comparison to Carver Canyon is disingenuous and unrealistic. The City of
Phoenix erred in approving high density on the 20-acre portion of the parcel in 2007, and
failed in their responsibility to revert the zoning in 2011 as required by Stipulation 19 of
Ordinance G-5020. The community has worked tirelessly for years to rectify this situation and
with Councilmember Garcia’s support, reduction to the General Plan designation and zoning
district are being proposed.
The Whispering Hills development is north of the Carver Foothills and is less dense at 1.1
du/a. This development serves as a transition to the higher densities north towards Dobbins
Road.
The City is NOT showing a trend away from 0-1 acre development in this area merely because
the applicant claims it to be so in their narrative. The applicant conveniently fails to compare
their plan to the SEC of 35th Avenue and Carver Road which is very compatible with the area
at 1.08 du/a and zoning of RE-35.
Claims by the applicant that Sunrise Ranch will “seamlessly fit into the existing fabric of the
area” are not true. 76% of the lots are small, suburban and essentially a bunch of patio
homes (with 15 ft. front yard, 5 ft. side yard and 20 ft. backyard setbacks) in comparison to
the existing density of this special area.
Sunrise Ranch could be a great addition to the area if the applicant was truly willing to work
with the community, address density and amend their plan. Instead, they have chosen to
“check the box” and take the path of least resistance
I respectfully request the Planning & Zoning Commission deny the Cases CPA2021012,
Z2021074 & S2021020 as filed and remand the applicant to work with the community on a
compatible zoning district and density that will meet the current Laveen Area Plan designation
of Rural Densities (0-1 du/a) and Open Space.
David Baker
Keller Williams Realty Phoenix
Cell:602.373.6345
E-mail: david@beinPhoenix.com
Visit my websites at
http://www.PhoenixLaveenHomes.com
http://www.LaveenRealEstate.co
http://www.LaveenAz85339.com
http://www.CasasLaveen.com
http://www.Laveenhomesforsale.net
Subscribe today to my YOUTUBE Channel
https://www.youtube.com/user/dabaker2121
"Like" me on Facebook at Phoenix Residential Real Estate
From:
Steve Wene
To:
Adam Cannon (PND)
Subject:
Opposition to Sunrise Ranch Proposed Development
Date:
Wednesday, August 31, 2022 9:10:36 AM
Attachments:
image001.png
image002.png
Good morning Mr. Cannon,
I am writing to voice my opposition to the proposed Sunrise Ranch development in Laveen.
The reasons I’m opposed to this development are outlined below.
The applicant’s proposed plan of 101 lots on 58.04 acres at 1.74 du/a is incompatible land use
with the 1-acre plus properties in this very unique and special area of Laveen.
This plan is at a suburban density level that does not belong in a rural, open space area.
Density has been and is the number one issue. Laveen has been over-diversified with small
lots, higher zoning districts and apartments. Large acre lots are extremely under-represented
in all of Laveen and THIS AREA IS THE PLACE FOR THEM!
The applicant completely ignores comparison to the vast number of the area’s existing 1+
acre properties and that border their parcel to the north, east and south.
The applicant’s comparison to Carver Canyon is disingenuous and unrealistic. The City of
Phoenix erred in approving high density on the 20-acre portion of the parcel in 2007, and
failed in their responsibility to revert the zoning in 2011 as required by Stipulation 19 of
Ordinance G-5020. The community has worked tirelessly for years to rectify this situation and
with Councilmember Garcia’s support, reduction to the General Plan designation and zoning
district are being proposed.
The Whispering Hills development is north of the Carver Foothills and is less dense at 1.1
du/a. This development serves as a transition to the higher densities north towards Dobbins
Road.
The City is NOT showing a trend away from 0-1 acre development in this area merely because
the applicant claims it to be so in their narrative. The applicant conveniently fails to compare
their plan to the SEC of 35th Avenue and Carver Road which is very compatible with the area
at 1.08 du/a and zoning of RE-35.
Claims by the applicant that Sunrise Ranch will “seamlessly fit into the existing fabric of the
area” are not true. 76% of the lots are small, suburban and essentially a bunch of patio
homes (with 15 ft. front yard, 5 ft. side yard and 20 ft. backyard setbacks) in comparison to
the existing density of this special area.
Sunrise Ranch could be a great addition to the area if the applicant was truly willing to work
with the community, address density and amend their plan. Instead, they have chosen to
“check the box” and take the path of least resistance
I respectfully request the Planning & Zoning Commission deny the Cases CPA2021012,
Z2021074 & S2021020 as filed and remand the applicant to work with the community on a
compatible zoning district and density that will meet the current Laveen Area Plan designation
of Rural Densities (0-1 du/a) and Open Space.
Steve Wene
Shareholder
1850 N. Central Avenue, Suite 1100
Phoenix, Arizona 85004-4541
Office (602) 604-2189
www.law-msh.com
NOTE: The information in this e-mail is confidential and may be legally privileged. If you are not the
intended recipient, you must not read, use or disseminate the information. Further, if you are not the
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damage arising in any way from the use of the e-mail or attachments thereto.
1
Adam Cannon (PND)
From:
Nicole Glasgow <nicole.glasgow821@gmail.com>
Sent:
Wednesday, August 31, 2022 3:00 PM
To:
Adam Cannon (PND)
Subject:
CPA2021012, Z2021074 and S20210
To Whom It May Concern:
We are in opposition of this case as it is proposed ‐ mostly due to the density. The proposed density is too high for our
area of 1 house per acre. There are not many areas in Laveen like ours and we will fight to preserve our rural feel and
large lot properties. We moved here 10 years ago for those exact features. A couple other reasons we oppose this site
plan and zoning case are:
The applicant’s proposed plan of 101 lots on 58.04 acres at 1.74 du/a is incompatible land use with the 1‐acre plus
properties in this very unique and special area of Laveen
The applicant completely ignores comparison to the vast number of the area’s existing 1+ acre properties and that
border their parcel to the north, east and south.
Claims by the applicant that Sunrise Ranch will “seamlessly fit into the existing fabric of the area” are not true. 76% of
the lots are small, suburban and essentially a bunch of patio homes (with 15 ft. front yard, 5 ft. side yard and 20 ft.
backyard setbacks) in comparison to the existing density of this special area.
For these reasons, we respectfully request the Planning & Zoning Commission deny the Cases CPA2021012, Z2021074 &
S2021020 as filed and remand the applicant to work with the community on a compatible zoning district and density
that will meet the current Laveen Area Plan designation of Rural Densities (0‐1 du/a) and Open Space.
Respectfully,
Thomas and Nicole Glasgow
3717 W Carver Rd
Laveen,AZ 85339
2
Adam Cannon (PND)
From:
Stephanie Hurd <hurdles10@gmail.com>
Sent:
Wednesday, August 31, 2022 6:18 PM
To:
Adam Cannon (PND); Rachel Applegate (PND)
Subject:
Case Numbers - CPA2021012, Z2021074 and S2021020, item #s 5 & 6
Hello,
Re: Case Numbers - CPA2021012, Z2021074 and S2021020, item #s 5 & 6
I strongly oppose the above mentioned cases. The density is completely incompatible with the adjacent
land. This special part of Laveen has has acre lots and any new properties coming in should compliment
that and definitely not be as dense as they're proposing. There are some great areas in Laveen to put
1.74 du but not here. This is a unique part of Laveen that demands respect.
To keep it short, I've been involved in the community for 15 years and have been fighting for great
development. we'd love to see it but it's not ok to accept less than great. This isn't even adequate. I
completely concur with Cyd Manning and she's welcome to use any of my time to speak. Not sure if I can
make the meeting but I will try.
Stephanie Hurd
Hurdles10@gmail.com
602-790-2205
3
Adam Cannon (PND)
From:
Chris <chris@candssweeping.com>
Sent:
Wednesday, August 31, 2022 7:50 PM
To:
Adam Cannon (PND)
Subject:
case # Z2021074
Site plan – case S2021020
Dear Mr. Cannon,
I viewed the proposed zoning exhibit for Sunrise Ranch at South Mountain. I am in opposition of high density housing in
the area of 35th Avenue and Carver. It is not in keeping with the area and I believe it will cause a dangerous traffic issue. I
would also like to add the following bullet points of opposition to the applicants plan:
The applicant’s proposed plan of 101 lots on 58.04 acres at 1.74 du/a is incompatible land use with the 1‐acre
plus properties in this very unique and special area of Laveen.
This plan is at a suburban density level that does not belong in a rural, open space area.
Density has been and is the number one issue. Laveen has been over‐diversified with small lots, higher zoning
districts and apartments. Large acre lots are extremely under‐represented in all of Laveen and THIS AREA IS THE
PLACE FOR THEM!
The applicant completely ignores comparison to the vast number of the area’s existing 1+ acre properties and
that border their parcel to the north, east and south.
The applicant’s comparison to Carver Canyon is disingenuous and unrealistic. The City of Phoenix erred in
approving high density on the 20‐acre portion of the parcel in 2007, and failed in their responsibility to revert
the zoning in 2011 as required by Stipulation 19 of Ordinance G‐5020. The community has worked tirelessly for
years to rectify this situation and with Councilmember Garcia’s support, reduction to the General Plan
designation and zoning district are being proposed.
The Whispering Hills development is north of the Carver Foothills and is less dense at 1.1 du/a. This
development serves as a transition to the higher densities north towards Dobbins Road.
The City is NOT showing a trend away from 0‐1 acre development in this area merely because the applicant
claims it to be so in their narrative. The applicant conveniently fails to compare their plan to the SEC of 35th
Avenue and Carver Road which is very compatible with the area at 1.08 du/a and zoning of RE‐35.
Claims by the applicant that Sunrise Ranch will “seamlessly fit into the existing fabric of the area” are not
true. 76% of the lots are small, suburban and essentially a bunch of patio homes (with 15 ft. front yard, 5 ft. side
yard and 20 ft. backyard setbacks) in comparison to the existing density of this special area.
Sunrise Ranch could be a great addition to the area if the applicant was truly willing to work with the
community, address density and amend their plan. Instead, they have chosen to “check the box” and take the
path of least resistance
I respectfully request the Planning & Zoning Commission deny the Cases CPA2021012, Z2021074 & S2021020 as
filed and remand the applicant to work with the community on a compatible zoning district and density that will
meet the current Laveen Area Plan designation of Rural Densities (0‐1 du/a) and Open Space.
Christine A Danielson
2943 W. Ceton Drive
Laveen, AZ 85339
(602) 499‐1693
Sent from Mail for Windows
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986
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\gisteam.maricopa.gov\workgroup\patrick.dongarra\PlanningandDevelopment\OppositionCases\Z2021074\Z2021074.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 9/6/2022
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280
0
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Opposition and Support
Z2021074
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 51
Supporting parcels: 0
Opposition parcels: 0
Supporting parcels sq ft: 0
Opposition parcels sq ft: 0
Subject parcels sq ft: 2,516,003
All area inside the 300' buffer:
4,895,270
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels: 2,379,267
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
0%
Super Majority opposed parcel number:
0%
CPA2021012 & Z2021074
Page 1 of 17
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases:
CPA2021012 & Z2021074 – Sunrise Ranch at South Mountain
Hearing Date:
September 1, 2022
Supervisor District:
5
Applicant:
Pew & Lake, PLC
Owner:
Sunrise Ranch Estates, LLC
Requests:
1) General Comprehensive Plan Amendment (CPA) to change the
land use designation in the Laveen Area Plan from Rural Densities
(0-1 d.u./acre) and Open Space to Large Lot Residential (1-2
d.u./acre)
2) Zone Change with Overlay from Rural-43 to R1-18 RUPD
Site Location:
Generally located at the SEC of 35th Ave. & Olney Ave. in the Laveen
area
Site Size:
Approx. 57.42 acres
Density:
Approx. 1.76 d.u./acre
County Island:
Yes, City of Phoenix
County Plan:
Laveen Area Plan – Rural Densities (0-1 d.u./acre) & Open Space
Municipal Plan:
City of Phoenix General Plan – Large Lot (0-1 d.u./acre)
Municipal Comments:
None received to date
Support/Opposition:
None received to date
Recommendations:
1) Approve with conditions
2) Approve with conditions
CPA2021012 & Z2021074
Page 2 of 17
Project Summary:
1.
The applicant is requesting a Comprehensive Plan Amendment (CPA) to change the
land use designation from Rural Densities (0-1 d.u./acre) and Open Space to Large Lot
Residential (1-2 d.u./acre) on approx. 57.42 acres. The subject property is located in the
Laveen Area Plan and is part of the City of Phoenix Municipal Planning Area. The City of
Phoenix General Plan designates the property as Large Lot. The City of Phoenix specifies
two categories of Large Lot based upon dwelling unit density. This site falls under the 0-1
d.u./acre category of the Large Lot land use.
2.
In addition to the CPA proposal, the applicant is requesting a Zone Change with Overlay
from Rural-43 to R1-18 RUPD. The R1-18 RUPD zoning is intended for development of the
Bela Flor residential community of 101 for-sale single-family dwelling units. The residential
community will be subsequently platted as part of the Preliminary Plat case S2021012 if
the zone change is approved, and development standards are in place.
3.
A legal description is provided for the proposed CPA and proposed zoning district. The
site features both hillside and flat topography and is currently used as agricultural/vacant
land with the exception of an existing home located at the highest area of the hill. If
approved, the developer plans to plat the area where the existing home is located and
demolish or refurbish the residence. Five lots are identified as “hillside” or lots with greater
than 15% slope with additional development standards that must be met prior to a permit
being received.
4.
Primary access is available to the site from 35th Ave. with a secondary access point
available also on 35th Ave. The owner or developer will be constructing improvements in
accordance with MCDOT requirements to expand 35th Ave. to accommodate additional
traffic. Streets within the proposed development will be privately maintained by the HOA.
Two required parking spaces on all lots will be provided within garages with a minimum
of 9’x18’ per space in addition to having two parking spaces available on driveways with
a minimum of 9’x18’ per parking space. In terms of facilities and services available, the
site is within close proximity to area schools and the developer plans to obtain a utility
services agreement or pre-annexation agreement from the City of Phoenix for water,
sewer, police and fire services.
5.
Approximately 46% or 26.6 acres of the site will be preserved for open space including a
large amount of the hillside area present along 35th Ave. Other open space includes
retention and a park including a tot lot, outdoor kitchen and barbeque area, outdoor
seating, fire pits and a cornhole attraction with turf areas. The site will be vegetated with
a variety of drought-tolerant plants and designed with open space areas that increase
the quality of the experience.
6.
The narrative provided for CPA2021012 asserts that the proposed development meets
the Comprehensive Plan Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive Plan
and is not solely for the good or benefit of a particular landowner or owners at a particular
point in time.
CPA2021012 & Z2021074
Page 3 of 17
The applicant outlines several key benefits of the proposed amendment including
maintaining the rural character of the Laveen area, improvement to adjacent streets,
additional revenue through taxes and fees and proper land use transitions from non-
residential uses. The narrative notes that there is a potential for the residential
development to create up to 290 full-time jobs and generate substantial government
revenue ($11.21 million) based upon projections from the 2020 NAHB National Impact of
Home Building and Remodeling report. Additionally, the developer expects these homes
to sell for prices up to $900,000 which would provide a benefit in the amount of property
tax revenue the County would eventually receive.
Whether the amendment will adversely impact all or a portion of the planning area.
A.
Altering acceptable land use patterns to the detriment to the plan.
The applicant states that the land use patterns subject property provide an
appropriate transition from the 1-acre lots with a density of 0-1 d.u./acre located
to the east of the site to the City of Phoenix developments of similar or higher
density and equivalent zoning to the west of the subject site.
B.
Requiring public expenditures for larger and more expensive public improvements
to roads, sewer, or water systems that are needed to support planned land uses.
All costs associated with any larger or more expensive infrastructure required as a
result of the site shall be borne by the developer.
C.
Requiring public improvements to roads, sewer, or water systems that are needed
to support planned land uses.
All roads, water, sewer and other public infrastructure costs associated with the
development shall be borne by the developer.
D.
Adversely impacting planned uses because of increased traffic.
The narrative states that the developer will pay for any transportation
improvements required as a result of the site and the associated expansion of 35th
Avenue is required for the development of this project so that planned uses are
not impacted. The new right-of-way will accommodate planned area uses.
E.
Affecting the livability of the area or the health or safety of present and future
residents.
The applicant notes that their proposal will improve safety along 35th Avenue for
residents and emergency services. Additionally, the applicant notes that there is
a great deal of open space planned with passive and active amenities and a
variety of housing creating a livable and healthy community.
F.
Adversely impacting the natural environment or scenic quality of the area in
contradiction of the plan.
CPA2021012 & Z2021074
Page 4 of 17
According to the applicant, the site does not impact the natural environment or
scenic quality of the area. The applicant states that any existing native wildlife or
plants will be handled in accordance with state law and that the mountain area
will remain mostly undisturbed and that scenic views of nearby mountains will be
maintained.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The narrative notes consistency with the intent of both the Vision 2030 Comprehensive
Plan and Laveen Area Plan. Specifically, the narrative identifies how this proposal is
consistent with the County Vision in that the fiscal benefits such as the potential revenue
and potential jobs created contribute to the vision of being fiscally prudent. Additionally,
the narrative states that the proposal is consistent with the County Mission in that the
eventual development will assist in creating a healthy and safe community and
contribute to the housing stock. The narrative stresses that consistency with the Laveen
Area Plan is found through the applicant’s emphasis on public involvement.
The extent to which the amendment is consistent with the specific goals and policies
contained within the plan.
The narrative states that the subject site meets the following goals and policies of the
Vision 2030 Comprehensive Plan and Laveen Area Plan. The applicant’s narrative report
provides details about how this project intends to meet these goals and policies.
Vision 2030 Comprehensive Plan
Land Use Policy 4: To help limit impacts to taxpayers Maricopa County supports using
homeowner associations and related organizations and improvement districts to
manage and maintain services, infrastructure and amenities.
Land Use Policy 18: Maricopa County supports flexible design and zoning techniques
when used to establish balanced and efficient land use patterns, and when used to
protect important environmental and open space areas and connections.
Land Use Policy 25: Maricopa County supports land use buffers and land use transitions
in urban/rural interface areas, including near aggregate mining operations and the
county’s regional parks.
Land Use Policy 30: To promote active and healthy lifestyles, Maricopa County supports
interconnected trails, parks, preserves, open space, recreation centers and similar
features in new urban development.
Transportation Goal 2: Contribute to a safe, seamless, and effective transportation
system.
Open Space Goal 4: Have quality neighborhood parks and open space with adequate
and appropriate recreation amenities in urban residential development.
Water Resources Policy 7: Maricopa County supports low water use and drought tolerant
landscaping.
CPA2021012 & Z2021074
Page 5 of 17
Energy Goal 3: Have balanced and efficient development patterns.
Cost of Development Policy 2: Maricopa County supports using the preferred funding
methods identified in this plan to offset costs of new development.
Environmental Goal 2: To help improve air quality Maricopa County supports balanced
and efficient land use patterns where employment, retail and residential land uses are
proximate rather than separate.
Environmental Goal 8: Maricopa County supports flexible zoning techniques when used
to keep new development below the 15% hillside slope and to protect riparian areas.
Economic Growth Goal 2: Have a diverse and balanced economy to promote long-term
economic stability and economic resiliency.
Growth Areas Goal 2: Have urban growth that is consistent with the county’s urban
growth area, meets statutory requirements, and implements the Urban Solutions for Urban
Development strategy.
Laveen Area Plan
Land Use Policy A-2: Encourage the use of “planned developments” for suburban
development projects which incorporate quality and cluster development.
Land Use Policy A-5: Encourage land developers to cooperate with residents, and
homeowner’s associations during any development review process for construction near
the property holdings of those residents and homeowner’s associations.
Land Use Policy A-10: Residential development will be discouraged at greater than
suburban intensities along the proposed Southwest Loop Freeway, except at
interchanges of the Southwest Loop Freeway where a limit of urban intensities are
appropriate.
Transportation Policy B-1: Acknowledging that improvements to the regional
transportation system will benefit County residents by improving access and travel to and
throughout the metropolitan region, support Arizona Department of Transportation’s
efforts to improve existing regional transportation links and their planning and
construction of new regional freeways and expressways.
Transportation Policy C-2: Encourage the inclusion of private open space and
recreational opportunities to meet the needs of occupants in large and/or high-density
residential developments.
Natural Resources Policy B-5: Encourage the use of drought tolerant and low water use
landscape materials in the discretionary review of applications for land development.
Public Facilities and Utilities Policy C-2: Encourage the inclusion of private open space
and recreational opportunities to meet the needs of occupants in large and/or high-
density residential developments.
CPA2021012 & Z2021074
Page 6 of 17
7.
The subject property is currently zoned Rural-43. The applicant is proposing to vary the
development standards of the R1-18 zoning district. The existing and proposed
development standards for the R1-18 and proposed R1-18 RUPD zoning district are listed
below:
REGULATION
BASE ZONING DISTRICT
REGULATIONS (R1-18)
PROPOSED ZONING DISTRICT
REGULATIONS (R1-18 RUPD)
Max. Height
30’
30’
Min. Front Yard
30'
15’
Min. Side Yard
10’
5’
Min. Street-side Yard
15’
15’
Min. Rear Yard
30’
20’
Min. Lot Area
18,000 sq. ft.
8,750 sq. ft.
Min. Lot Width
120’
70’
Average Lot Area
per Dwelling Unit
18,000 sq. ft.
22,277 sq. ft.
Max. Lot Coverage
35%
50%
Min. Distance
Between Buildings
10’
10’
Min. Parking
Required
2 per dwelling unit
2 per dwelling unit
Max. Height of
Monument Sign
6’
6’
Max. Subdivision
Sign Area
32 sq. ft.
32 sq. ft.
Sight Visibility
Triangles
Required
1 SVT waived on the northeast
corner of Olney Ave. & 35th Ave., all
others required.
8.
The applicant is requesting several standards to be varied for the R1-18 RUPD zoning
district including front/side/rear setbacks, lot area, lot width, lot coverage, and one
required SVT. The applicant states that the requests pertaining to setbacks, lot area,
width and coverage will meet modern homebuyer preferences and help the community
maintain an open character while also allowing a large product on each lot. The SVT
waiver request pertains to Olney Ave. and safe visibility for turning onto 35th Ave. The
zoning ordinance requires a 25’ x 25’ SVT at all street corners (within which all structures
and landscaping are limited to a max. 2’ height). Staff noted during the review process
that the applicant cannot meet the 25’ x 25’ SVT requirement because the required SVT
would encumber an adjacent property. While Olney Ave. is not intended for interior
access to the subdivision, the subdivision regulations and MCDOT require improvements
to Olney Ave., a mid-section line, in order to maintain connectivity to 35th Ave. for owners
that access their properties using 35th Ave. and Olney Ave. The applicant agreed to
improving a portion of Olney Ave. in accordance with MCDOT requirements and
included this within the subdivision boundaries that the Sunrise Ranch HOA will maintain
for the future. To address the SVT safety concern the applicant will be restricting Olney
Ave. egress to right-out turns only. Further, if appropriate traffic safety or visibility cannot
be demonstrated in the interim design or full development of Olney Ave. the applicant
will install a splitter island.
CPA2021012 & Z2021074
Page 7 of 17
Exhibit 1 – 2022 Aerial Map
Exhibit 2 – Rural-43 Zoning District & Surrounding Districts
CPA2021012 & Z2021074
Page 8 of 17
Exhibit 3 – Land Use Exhibit
Exhibit 4 – Conceptual Site Plan
CPA2021012 & Z2021074
Page 9 of 17
Exhibit 5 – Lot Typical
Exhibit 6 - Legal Description*
* After dedications associated with the plat, the net site acreage will be 57.42 acres.
CPA2021012 & Z2021074
Page 10 of 17
Existing On-Site and Adjacent Zoning / Land Use:
9.
On-site:
Rural-43 / Agriculture & Single-Family Residential
North:
Rural-43 & City of Phoenix S-1 (Suburban Estate) / Single-Family
Residential
South:
Rural-43 / Single-Family Residential
East:
Rural-43 / Single-Family Residential
West:
City of Phoenix R1-18 & S-1 (Suburban Estate) / Single-Family
Residential
Utilities and Services:
10.
Water:
City of Phoenix
Wastewater:
City of Phoenix
Electric:
APS
Gas:
Southwest Gas Corporation
School Districts:
Laveen Elementary School District #59
Phoenix Union High School District #10
Fire:
City of Phoenix
Police:
City of Phoenix
Right-of-Way:
11.
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.
Street Name
Half-width Existing R/W
Half-width Future R/W*
Existing Classification
35th Avenue
33’ to Varies
55’ to Varies
Minor Collector
Olney Avenue
0’
25’ to Varies
Local Road
Adopted Plans:
12.
Laveen Area Plan (Adopted: 1992): This plan identifies the subject site as Rural Densities
(0-1 d.u./acre) and Open Space. The Rural land use category identifies areas that are
intended for residential development on no greater than one acre lots with limited
supporting nonresidential uses. The Open Space land use category identifies land, that
if preserved, will conserve and enhance natural or scenic resources, protects streams
and water supplies or preserves sites designated as historic pursuant to law.
13.
City of Phoenix General Plan (Revised: 2016): This plan identifies the subject site as Large
Lot. The Large Lot land use category provides for very low density residential uses to
protect and preserve low density areas in their present or desired character. There are
two categories of Large Lot land use including 0 – 1 du/acre and 1 – 2 du/acre. This
property falls under the 0 -1 du/acre Large Lot category.
CPA2021012 & Z2021074
Page 11 of 17
Public Participation Summary:
14.
The applicant has complied with the Maricopa County Citizen Review Process with the
required posting of the site and notification by first class mail to adjacent property owners
and HOA’s within 300’ of the subject parcel and notification to interested parties. Signs
were posted on site in accordance with applicable regulations. The applicant
advertised the CPA along with the Zone Change. Advertising the Comprehensive Plan
Amendment is not required; however, the applicant included the CPA request for public
participation purposes. Staff received a Public Participation Results Report in
accordance with County requirements.
15.
The applicant held a virtual public meeting on January 6, 2022. According to the Results
Report, thirty-five (35) residents from Laveen area attended the meeting. Some of the
issues
discussed
included
density,
lighting
intensity,
horse
amenities
and
recommendations of the Laveen Citizens for Responsible Development (LCRD) group.
According to the Results Report, the applicant revised the development to include
minimum R1-18 RUPD zoning, landscaping palette to match properties to west of 35th
Avenue, partial view fencing along canal, larger buffers against 35th Avenue, open and
setback entrances to the site, rural Laveen wall themes and entry monuments, planting
fruit trees as a neighborhood amenity, and sidewalks on both sides of street. The
applicant has stated all lighting will be in accordance with the Dark Sky Ordinance
(Chapter 11, Section 1112 of the MCZO).
16.
To date, staff has not received any letters or other communications in support or
opposition.
17.
Staff received no comments on the proposal from the City of Phoenix. The applicant’s
narrative did note that the applicant spoke with Alan Stephenson and Nicholas Yourgules
regarding annexing the site and receiving utilities following determination of the CPA,
Zone Change and Preliminary Plat. ADOT ROW Project Management noted no concerns
with the proposal. AZGFD provided comments related to wildlife protection as it relates
to construction processes that the applicant will need to address prior to any construction
permitting. AZSHPO did not indicate any concerns, but reminded the applicant of State
law related to the discovery of burial grounds during any group disturbing activities.
Outstanding Concerns from Reviewing Agencies
18.
N/A
Staff Analysis:
19.
Staff is supportive of the applicant’s requests for a comprehensive plan amendment and
zone change on the subject site. While the approximate 1.76 d.u./acre density and Large
Lot Residential (1-2 d.u./acre) land use does not adhere to the City of Phoenix land use
designation of Large Lot (0–1 d.u./acre), the surrounding developments adjacent to the
proposed development such as Carver Canyon and Whispering Hills located within the
City of Phoenix have densities similar or greater. The surrounding communities also have
similar zoning and a zone change within the City of Phoenix from an equivalent Rural
zoning to equivalent R1-18 zoning would not trigger a general plan amendment in the
City. This suggests, along with the availability of urban services and utilities, that the CPA
CPA2021012 & Z2021074
Page 12 of 17
request is appropriate. Additionally, the proposal as a whole is respectful of the original
Laveen Area Plan Open Space land use by preserving a great deal of open space in the
hillside portion of the site through the platting process as a tract. The applicant’s narrative
and documents associated with the Preliminary Plat suggests that the community will
maintain a rural character in keeping with the original Rural designation while allowing
for some additional density. There are some quality recreational amenities including an
outdoor lounge area, park with fruit trees and tot lot among other amenities.
20.
In regards to the Zone Change request, the applicant is requesting several standards to
be varied for the R1-18 RUPD zoning district including front/side/rear setbacks, lot area,
lot width, and lot coverage. Staff feels that the requests to vary the standards for the
purpose of accommodating a larger product are appropriate considering the amount
of open space being preserved on the site which is reflected by the large average lot
area. The applicant is also requesting to vary one sight visibility triangle that encumbers
an adjacent property to the north of Olney Avenue. Staff is supportive of the request to
vary the triangle as the applicant has agreed with MCDOT to ensure safe access and
visibility by limiting turning direction to right out only and to providing a splitter island in
the final plat construction documents if appropriate safety or visibility cannot be
demonstrated in the interim design or full development of Olney Ave.
21.
Additionally, based upon the applicant’s narrative, the applicant intends to secure City
of Phoenix utilities and services and has been in discussion with City officials regarding the
matter. Staff routed the proposal several times to the City of Phoenix and received no
comments or concerns. The applicant has agreed to a Staff condition to be applied to
the zone change and preliminary plat approval requiring either a utility services
agreement or pre-annexation agreement.
Recommendations (Two Motions – CPA2021012 & Z2021074):
22.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of CPA2021012, subject to conditions ‘a’ – ‘c’.
a.
Development and use of the site shall be in substantial conformance with the
Narrative Report entitled “Sunrise Ranch at South Mountain”, consisting of 14
pages, dated June 6, 2022, and stamped received June 28, 2022, except as
modified by the following conditions.
b.
Development and use of the site shall be in substantial conformance with the land
use exhibit entitled “Sunrise Ranch at South Mountain” dated January 4, 2022 and
stamped received January 25, 2022, except as modified by the following
conditions.
c.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property owner to enjoy uses in excess of those permitted by the land use
existing on the date of the application, subject to conditions. In the event of the
failure to comply with any condition of approval, the property shall change to the
land use designation that existed on the date of the application. It is, therefore,
stipulated and agreed that revocation due to the failure to comply with any
conditions does not reduce any rights that existed on the date of application to
CPA2021012 & Z2021074
Page 13 of 17
use, divide, sell or possess the property and that there would be no diminution in
the value of the property from the value it held on the date of application due to
such revocation. The Comprehensive Plan Amendment enhances the value of
the property above its value as of the date the Comprehensive Plan Amendment
is granted and changing to the prior land use designation results in the same value
of the property as if the Comprehensive Plan Amendment had never been
granted.
23.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of Z2021074, subject to conditions ‘a’ – ‘s’.
a.
Development of the site shall comply with the Legal Description entitled “Exhibit A
– Sunrise Ranch at South Mountain”, consisting of 3 pages, dated August 11, 2021,
and stamped received September 19, 2021, except as modified by the following
conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Sunrise Ranch at South Mountain”, consisting of 12 pages, dated
August 23, 2022, and stamped received August 23, 2022, except as modified by
the following conditions.
c.
The following R1-18 RUPD Zoning District standards shall apply:
1.
Min. Front Yard: 15’
2.
Min. Side Yard: 5’
3.
Min. Rear Yard: 20’
4.
Min. Lot Area: 8,750 sq. ft.
5.
Min. Lot Width: 70’
6.
Average Lot Area: 22,277 sq. ft.
7.
Max. Lot Coverage: 50%
8.
Max. Dwelling Units: 101 dwelling units
9.
Sight Visibility Triangles (SVT): 1 SVT waived on the northeast corner of
Olney Ave. & 35th Ave., all others required
d.
Concurrent with submittal of the initial Final Plat, Improvement Plans shall be
submitted to the Planning and Development Department.
e.
After Final Plat recordation and prior to any zoning clearance for building permits,
the applicant shall obtain a final Grading and Drainage and Infrastructure permit
from Maricopa County.
f.
Prior to Final Plat approval, Water and Wastewater Plans shall be submitted to and
approved by the Maricopa County Department of Environmental Services
(MCESD) subject to their procedures.
g.
The following Planning Engineering conditions shall apply:
1. Care shall be taken when aligning Olney Avenue on the east and west sides
of 35th Avenue. Final plans shall show improvements on the west side of 35th
CPA2021012 & Z2021074
Page 14 of 17
Avenue and demonstrate how the intersection will be aligned. This may require
coordination with the developer on the west side of 35th Avenue.
2. The final design shall include detailed plans for the widening of 35th Avenue to
a Minor Arterial section per Figure 5.9 of the Roadway Design Manual.
3. The Olney Avenue site frontage shall be developed to Rural Local Roadway
classification- reference cross section 5.6 MCDOT Roadway Design Manual.
Olney improvements are as indicated below:
a. Segment of Olney Avenue from 35th Avenue to approximately 616 east of
35th Avenue - 25 foot R/W half street local roadway dedication containing
20 feet of pavement with 2 ½ shoulders each side.
b. Segment east of first ±616’ from 35th Avenue - 25 foot R/W half street local
roadway dedication containing 26 feet of pavement width plus southern
shoulder per typical RDM cross section standard for local rural roadway. The
26 foot pavement will encroach on parcel to north. MCDOT will assist in
determining legal owner of this parcel and obtaining right to pave/improve
in this parcel. This roadways section shall taper from the western point of
new pavement to meet pavement the width of the west portion of existing
Olney Avenue.
c. Prior to final plat/infrastructure approval, a Design Exception will be required
from MCDOT for the substandard improvement of Olney Avenue.
4. To satisfy safe sight distance requirements at the southern road access to 35th
Avenue (Capistrano Drive), the roadway profile of Capistrano Drive east of 35th
Avenue must be designed such that Capistrano Drive is sloped towards 35th
Avenue for a distance of at least 20 feet.
5. Channel side slopes of 2:1 can only be stabilized with grouted rip rap or
concrete; side slopes of 1:1 or steeper can only be stabilized with concrete.
Channel grades and resultant velocities within the channels exceed those
which would allow for unlined systems. As noted in the Drainage Report, final
design will warrant stabilization. The use of vertically placed rip rap for scour
protection is prohibited. Subsurface scour protection must be placed at a
maximum 2:1 slope.
6. Final design plans shall indicate retention of the site’s half-width frontage of
35th Avenue.
7. Retention and spreader basins must drain within 36 hours.
8. Berms used for storm water retention, conveyance of storm water or a
combination of the two, must have a minimum top width of eight feet (8’).
9. A geotechnical analysis addressing the stability of cut slopes in excess of 2:1
must be submitted as part of the subdivision’s infrastructure permit application.
CPA2021012 & Z2021074
Page 15 of 17
10. The need to address erosion setback requirements from new drainage
infrastructure will be further evaluated as part of the final design, pending
channel stabilization requirements.
11. The need for drainage easements within HOA tracts must be further evaluated
as part of the final plat preparation.
12. A Storm Water Pollution Prevention Permit (SWPPP), issued by the County (PND),
will be required prior to issuance of any building/grading permits required for
site development.
13. Engineering review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle applicants
to future designs that are not in conformance with Section 1205 of the
Maricopa County Zoning Ordinance and Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; and the MCDOT Roadway
Design Manual.
14. 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.
15. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with
the application for Final Plat Approval and Building Permits.
h.
The final plat construction documents shall restrict traffic exiting from Olney
Avenue onto 35th Avenue to right out only movement until such time that Olney
Avenue is fully developed with half street improvements on the northern side of
the mid-section line or the interim design of the intersection allows for the
appropriate sight visibility triangle on the adjacent northern property. If the
developer cannot demonstrate appropriate safety or visibility with the design of
Olney Avenue, a splitter island shall be required in the final plat construction
documents to MCDOT specifications.
i.
The Owner or Developer shall address and respond to all recommendations of the
Arizona Game and Fish Department (AZGFD) included in the letter dated
November 10, 2021 at the time of final plat infrastructure permits. The response
shall be sent to AZGFD for review and consideration. The Zoning Inspector and/or
their designee shall review the applicant’s response, and any subsequent
comments received from AZGFD, to determine whether the response issued by
the Owner or Developer addresses AZGFD comments in good faith. Should the
Zoning Inspector and/or their designee decide that the Owner or Developer has
not substantially addressed AZGFD comments in good faith, the Owner or
Developer shall be required to propose and implement alternatives to the
recommendations made by AZGFD.
j.
Sunrise Ranch will be a “dark skies” community. Any county required outdoor
lighting shall be shielded so as not to direct or reflect light upon adjoining land,
CPA2021012 & Z2021074
Page 16 of 17
shall not be constructed within 20 feet of any adjoining property under other
ownership, and shall not exceed 18 feet in height.
k.
Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
l.
Two required parking spaces on all lots will be provided within garages with a
minimum of 9’x18’ per space in addition to having two parking spaces available
on driveways with a minimum of 9’x18’ per parking space
m.
Prior to approval of the initial Final Plat, the applicant shall provide the Maricopa
County Planning and Development Department with an executed pre-
annexation service agreement with the City of Phoenix that identifies when the
proposed project will be annexed and the provision of water, and sewer, police,
fire, and related services and infrastructure. In lieu of a pre-annexation service
agreement the developer must provide a ‘will serve’ letter from the City of Phoenix
for water, sewer, fire and police services. This information shall be included in the
narrative report for the Final Plat and the associated public report for the
subdivision. The Final Plat shall contain a note referencing the will serve letters or
pre-annexation service agreement.
n.
Prior to Final Plat approval, the property owner shall add a note on the plat that
discloses to tenants of the site or purchasers of property within the site, the
existence, proximity, and operational characteristics of active agricultural uses
and non-domesticated animal keeping.
o.
Prior to Final Plat approval, the property owner shall add a note on the plat that
discloses to tenants of the site or purchasers of property within the site, the
existence, proximity, and operational characteristics of active aviation uses in the
Hangar Haciendas Units One, Two, and Three subdivisions located approximately
750 feet to the east of the subject property in Maricopa County.
p.
Amendments to the zone change shall be processed as a revised application in
accordance with Maricopa County Zoning Ordinance Article 304.9.
q.
Noncompliance with the conditions of approval will be treated as a violation in
accordance
with
the
Maricopa
County
Zoning
Ordinance.
Further,
noncompliance of the conditions of approval may be grounds for the Planning
and Zoning Commission to take action in accordance with Chapter 3 (Conditional
Zoning).
r.
Non-compliance with the regulations administered by the Maricopa County
Environmental
Services
Department,
Maricopa
County
Department
of
Transportation,
Drainage
Review
Division,
Planning
and
Development
Department, or the Flood Control District of Maricopa County may be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
s.
The granting of this Zone Change has been at the request of the applicant, with
the consent of the landowner. The granting of this approval allows the property
CPA2021012 & Z2021074
Page 17 of 17
owner to enjoy uses in excess of those permitted by the land use existing on the
date of the application, subject to conditions. In the event of the failure to comply
with any condition of approval, the property shall change to the land use
designation that existed on the date of the application. It is, therefore, stipulated
and agreed that revocation due to the failure to comply with any conditions does
not reduce any rights that existed on the date of application to use, divide, sell or
possess the property and that there would be no diminution in the value of the
property from the value it held on the date of application due to such revocation.
The Zone Change enhances the value of the property above its value as of the
date the Zone Change is granted and changing to the prior land use designation
results in the same value of the property as if the Zone Change had never been
granted.
Presented by:
Adam Cannon, AICP, Senior Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Land Use Exhibit (1 page)
Legal Description (3 pages)
CPA2021012 Narrative Report (14 pages)
Z2021074 Narrative Report (12 pages)
Engineering Comments (3 pages)
MCESD Comments (2 pages)
ADOT ROW Project Management Comments (5 pages)
AZGFD Comments (22 pages)
SHPO Comments (4 pages)
MARICOPA COUNTY
Applicant: Pew & Lake PLC
Legal Description:
Pt. of Sec. 11, T1S, R2E
P&Z Hearing Date: September 1, 2022
MARICOPA COUNTY REGIONAL DEVELOPMENT SERVICES - PHOENIX, ARIZONA
CPA2021012
Z2021074
Aerial Date: 2022
Case Address: 10555 S 35th Ave.
Laveen, AZ 85339
Parcel: Multiple
SUPERVISORAL DISTRICT NO 5
1)
General Comprehensive Plan Amendment (CPA) to change the land use designation in the Laveen Area Plan from Rural
Densities (0-1 d.u./acre) and Open Space to Large Lot Residential (1-2 d.u./acre)
2)
Zone Change with Overlay from Rural-43 to R1-18 RUPD
Phone: 480-461-4670
CITY OF PHOENIX
LARGE LOT RESIDENTIAL
(0-1 DU/AC)
CITY OF PHOENIX
LARGE LOT RESIDENTIAL
(0-1 DU/AC)
CITY OF PHOENIX
LARGE LOT RESIDENTIAL
(0-1 DU/AC)
CITY OF PHOENIX
LARGE LOT RESIDENTIAL
(0-1 DU/AC)
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITIES
(0-1 DU/AC)
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITIES
(0-1 DU/AC)
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITIES
(0-1 DU/AC)
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITIES
(0-1 DU/AC)
CITY OF PHOENIX
LARGE LOT RESIDENTIAL
(0-1 DU/AC)
CITY OF PHOENIX
LARGE LOT RESIDENTIAL
(0-1 DU/AC)
CITY OF PHOENIX
LARGE LOT RESIDENTIAL
(0-1 DU/AC)
CITY OF PHOENIX
LARGE LOT RESIDENTIAL
(0-1 DU/AC)
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITIES
(0-1 DU/AC)
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITIES
(0-1 DU/AC)
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITIES
(0-1 DU/AC)
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITIES
(0-1 DU/AC)
LEGAL DESCRIPTION
1
GP01
LAND USE EXHIBIT
SITE SUMMARY
EXISTING SITE A.P.N.s:
300-15-010C, 300-15-011B, 300-15-010D
EXISTING LAND USE:
RURAL DENSITIES (0-1 DU/ACRE) / OPEN SPACE
PROPOSED LAND USE:
LARGE LOT RESIDENTIAL (1-2 DU/ACRE)
EXISTING ZONING:
RU-43
NET AREA (EXCLUDES 35TH
AVENUE RIGHT OF WAY):
± 57.42 ACRES (2,501,157 SF)
VICINITY MAP
PROJECT
SITE
N.T.S.
W. CETON DRIVE
W. DOBBINS ROAD
N. 27TH AVENUE
N. 35TH AVENUE
SEC. 11
T.1 S., R.2E.
PROJECT TEAM
PLANNER:
EPS GROUP, INC.
1130 N ALMA SCHOOL RD., SUITE 120
MESA, AZ 85201
TEL: (480)-503-2250
CONTACT: JOSH HANNON
josh.hannon@epsgroupinc.com
DEVELOPER:
BELA FLOR
1635 N . GREENFIELD RD., SUITE 115
MESA, AZ 85205
TEL: (602)-525-0000
CONTACT: HUDD HASSELL
hudd@belaflor.com
125
scale
250
feet
0
EXISTING LAND USE
PROPOSED LAND USE
SUBJECT SITE
MARICOPA COUNTY
LAVEEN AREA PLAN
OPEN SPACE
SUBJECT SITE
MARICOPA COUNTY
LAVEEN AREA PLAN
RURAL DENSITITES
(0-1 DU/AC)
SUBJECT SITE
MARICOPA COUNTY
LAVEEN AREA PLAN
LARGE LOT RESIDENTIAL
(1-2 DU/AC)
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
1130 N. Alma School Road, Suite120
|
Mesa, AZ 85201
20-1283
SUNRISE RANCH AT SOUTH MOUNTAIN
MARICOPA COUNTY, AZ
JH
NM
20-1283
of 1
AUGUST 20, 2021 - 1ST EXHIBIT REVISION
Case No. CPA2021012
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF MARICOPA, STATE
OF ARIZONA, AND IS DESCRIBED AS FOLLOWS:
PARCEL NO. 1:
A PARCEL OF LAND LOCATED IN SECTION 11, TOWNSHIP 1 SOUTH, RANGE 2 EAST OF THE
GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS
FOLLOWS:
THE WEST HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER AND THE
WEST 231 FEET OF THE EAST HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER AND THE NORTH 250 FEET OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF THE SOUTHWEST QUARTER AND THAT PART OF THE NORTHEAST QUARTER
OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF
THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 11;
THENCE EAST 231 FEET;
THENCE SOUTH 250 FEET;
THENCE EAST 231 FEET;
THENCE NORTH TO THE BEGINNING.
EXCEPTING THEREFROM, THE NORTH 17 FEET OF THE WEST HALF OF THE SOUTHWEST
QUARTER AS EXCEPTED IN DOCKET 7646, PAGE 252, RECORDS OF MARICOPA COUNTY,
ARIZONA.
AND EXCEPTING THEREFROM THE WEST 33 FEET THEREOF.
AND EXCEPTING THEREFROM THOSE PORTIONS TAKEN IN STIPULATED ORDER FOR
IMMEDIATE POSSESSION RECORDED APRIL 21, 2020 AS 2020-0341270 OF OFFICIAL RECORDS
AND AMENDED STIPULATED ORDER FOR IMMEDIATE POSSESSION RECORDED APRIL 23, 2020
AS 2020-0349152 OF OFFICIAL RECORDS.
PARCEL NO. 2:
A PARCEL OF LAND LOCATED IN SECTION 11, TOWNSHIP 1 SOUTH, RANGE 2 EAST OF THE
GILA AND SALT
RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
THE NORTH 17 FEET OF THE WEST HALF OF THE SOUTHWEST QUARTER AS EXCEPTED IN
DOCKET 7646, PAGE 252, MARICOPA COUNTY, RECORDS.
PARCEL NO. 3:
A PARCEL OF LAND LOCATED IN SECTION 11, TOWNSHIP 1 SOUTH, RANGE 2 EAST OF THE
GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS
FOLLOWS:
THE WEST HALF OF THE SOUTHWEST QUARTER LYING NORTH OF THE CANAL;
EXCEPT THE WEST 891 FEET OF THE NORTH 1570 FEET; AND
EXCEPT ROADWAYS; AND EXCEPT THE NORTH 17 FEET.
AND EXCEPTING THEREFROM THOSE PORTIONS TAKEN IN STIPULATED ORDER FOR
IMMEDIATE POSSESSION RECORDED APRIL 21, 2020 AS 2020-0341270 OF OFFICIAL RECORDS
AND AMENDED STIPULATED ORDER FOR IMMEDIATE POSSESSION RECORDED APRIL 23, 2020
AS 2020-0349152 OF OFFICIAL RECORDS.
LEGAL DESCRIPTION PER CLEAR TITLE AGENCY OF ARIZONA AS ISSUING AGENT FOR
FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE
WITH FILE NO. 10200490, HAVING AN EFFECTIVE DATE OF OCTOBER 13, 2020.
SEPTEMBER 7, 2021 - 2ND EXHIBIT REVISION
LEGEND
LARGE LOT RESIDENTIAL (1-2 DU/AC)
OPEN SPACE
RURAL DENSITIES (0-1 DU/AC)
JANUARY 14, 2022 - 3RD EXHIBIT REVISION
EPS Group, Inc. • 1130 N. Alma School Rd, Suite 120 • Mesa, AZ 85201
Tel (480) 503-2250 • Fax (480) 503-2258
Exhibit “A”
Sunrise Ranch at South Mountain
CPA & Zone Change
Job No. 20-1283
August 11, 2021
A portion of the Southwest quarter of Section 11, Township 1 South, Range 2 East
of the Gila and Salt River Meridian, Maricopa County, Arizona, more particularly
described as follows:
COMMENCING at a brass cap in hand hole at the West quarter corner of said Section
11, from which a brass cap in hand hole at the center of said Section 11 bears North
89 degrees 53 minutes 13 seconds East (Basis of Bearing), 2616.83 feet;
thence along the North line of said Southwest quarter of Section 11, North 89 degrees
53 minutes 13 seconds East, 40.00 feet to the POINT OF BEGINNING;
thence continuing along said North line of the Southwest quarter, North 89 degrees
53 minutes 13 seconds East, 1268.42 feet;
thence South 0 degrees 05 minutes 28 seconds West, 17.00 feet;
thence South 0 degrees 05 minutes 28 seconds West, 1629.03 feet;
thence South 61 degrees 16 minutes 25 seconds West, 854.30 feet to the beginning
of a non-tangent curve, concave Southeast, from which the radius point bears South
29 degrees 15 minutes 53 seconds East a distance of 778.92 feet;
thence Southwesterly 177.44 feet along the arc of said curve to the left through a
central angle of 13 degrees 03 minutes 09 seconds;
thence on a non-tangent line South 48 degrees 41 minutes 31 seconds West, 510.70
feet;
thence North 0 degrees 04 minutes 58 seconds East, 214.93 feet;
thence South 89 degrees 55 minutes 01 seconds East, 12.00 feet;
thence North 0 degrees 04 minutes 58 seconds East, 379.27 feet;
thence North 89 degrees 55 minutes 02 seconds West, 5.00 feet;
EPS Group, Inc. • 1130 N. Alma School Rd, Suite 120 • Mesa, AZ 85201
Tel (480) 503-2250 • Fax (480) 503-2258
thence North 0 degrees 04 minutes 58 seconds East, 209.85 feet;
thence South 89 degrees 55 minutes 02 seconds East, 10.00 feet;
thence North 8 degrees 30 minutes 10 seconds East, 122.11 feet;
thence North 8 degrees 30 minutes 35 seconds East, 14.46 feet;
thence North 0 degrees 04 minutes 58 seconds East, 380.00 feet;
thence North 10 degrees 42 minutes 05 seconds West, 106.89 feet;
thence North 89 degrees 55 minutes 02 seconds West, 10.00 feet;
thence North 0 degrees 04 minutes 56 seconds East, 95.00 feet;
thence South 89 degrees 55 minutes 02 seconds East, 10.00 feet;
thence North 14 degrees 33 minutes 11 seconds East, 160.08 feet;
thence North 0 degrees 04 minutes 58 seconds East, 90.00 feet;
thence North 9 degrees 34 minutes 37 seconds West, 238.38 feet;
thence North 89 degrees 55 minutes 02 seconds West, 10.00 feet;
thence North 0 degrees 04 minutes 58 seconds East, 478.65 feet;
thence North 0 degrees 04 minutes 58 seconds East, 17.00 feet to the POINT OF
BEGINNING.
Said overall portion of land contains 2,528,296 square feet or 58.0417 acres, more
or less, and being subject to any easements, restrictions, and/or rights-of-ways of
record or otherwise.
This description shown hereon is not to be used to
violate subdivision regulations of the state, county
and/or municipality or any other land division
restrictions.
CURVE TABLE
1130 N. Alma School Rd.
Ste. 120 Mesa, AZ 85201
T:480.503.2250 | F:480.503.2258
www.epsgroupinc.com
CPA & ZONE CHANGE EXHIBIT
20-1283
EXHIBIT "A"
SUNRISE RANCH
CPA & ZONE CHANGE
TOTAL LAND AREA:
2,528,296 Square Feet
58.0417± Acres, more or less
35TH AVENUE
NORTH
200
scale
400
feet
0
Sunrise Ranch at South Mountain
NEC 35th Avenue & Carver Road
Comprehensive Plan Amendment Request Narrative
Submitted by:
Pew & Lake, PLC
Reese L. Anderson
1744 S. Val Vista Drive, Suite 217
Mesa, AZ 85204
Phone: (480) 461-4670
Reese.Anderson@pewandlake.com
On behalf of:
Bela Flor Communities
Case #: CPA2021012
Revised: June 6, 2022
SUNRISE RANCH
2
Contents
I.
Executive Summary ................................................................................................................ 3
II.
Project Description and Justification ..................................................................................... 6
III.
Conclusion ............................................................................................................................ 13
List of Figures and Tables
Figure 1 – Site Aerial ....................................................................................................................... 3
Figure 2 – Conceptual Site Plan ...................................................................................................... 6
Table 1 – Existing and Surrounding Land Uses ............................................................................... 5
SUNRISE RANCH
3
I.
Executive Summary
Pew & Lake, PLC, on behalf of Bela Flor Communities, is pleased to submit this narrative and the
related exhibits in support of a General Comprehensive Plan Amendment request for the
approximately 57.42 net acres located at the northeast corner of 35th Avenue and Carver Road
in unincorporated Maricopa County (“the Property”). The request would allow for the
development of Sunrise Ranch, a single-family, detached, residential community that features
101 total lots (1.76 dwelling units per net acre) in a private gated neighborhood featuring
significant open space and superior site design.
Specifically, the request is a General Comprehensive Plan Amendment to change the land use
designation in the Laveen Area Plan from Rural Densities (0-1 d.u./acre) and Open Space to Large
Lot Residential (1-2 d.u./acre) on approx. 57.42 acres. This CPA request is accompanied with a
requested rezoning of the Property from RU-43 to R1-18 RUPD along with a Preliminary Plat.
a. On-Site and Regional Location
The Property is shown in Figure 1 below (outlined in red) and may be identified on the Maricopa
County Assessor’s map as parcels 300-15-010C, -010D & -011B. The Property is comprised of
three (3) unique parcels within the unincorporated area of Maricopa County. APN 300-15-010D
is a small sliver parcel located within the Olney Avenue ROW alignment. The overall site is
marked by two (2) hills where an existing residence is located and overlooks the surrounding
area. Surrounding these hills is farmland. There are also some unused rural equipment and
accessory buildings, minor irrigation canals, and dirt paths located on the existing Property. The
Property is classified on the Maricopa County Zoning Map as RU-43.
Figure 1 – Site Aerial
Subject Property
35th Avenue
Dobbins Road
SUNRISE RANCH
4
b. CPA Size and Description of Land Use Types by Acreages
As noted above, the Property is currently designated in the Laveen Area Plan for Rural Densities
(0-1 d.u./acre) and Open Space. This request is to develop the entire 58.04-acre property under
the Large Lot Residential (1-2 d.u./acre) designation. The proposed residential density is 1.74
dwelling units per gross acre du/ac. The open space for the site is intended to be rearranged
with approximately 27 acres of open space to be spread throughout the site and the hill to remain
as a focal open space element for the area with the exception that the existing home on the
eastern hill will remain and be remodeled to match the architecture and style of the new
neighborhood. The Land Use Exhibit, attached to this submittal, details the existing and proposed
comprehensive plan maps.
c. Road/Transportation Systems Serving the Proposed Project
Access to the site is provided via two (2) gated entrances off the 35th Avenue arterial. Public
improvements to 35th Avenue are currently being made by MCDOT, which the developer has
joined in so as to do some extra grading work on the east side to mitigate future impacts when
the road is again widened as part of this project to the ultimate right-of-way of 55 feet (half-
street). The road improvements currently underway by MCDOT and then later in conjunction
with the Sunrise Ranch development will greatly improve the safety and maneuverability
throughout this area of the Phoenix metro by increasing vehicular viewpoints, lessening the
steepness of the road, and widening the road.
d. Suitability with Surrounding Land Uses
The Property is bounded by various residential uses. To the north there are both City of Phoenix
and Maricopa County rural residential properties with primarily 1 acre lots. East of the Property
there is vacant land, 1 acre lot residential properties, and the Sanctuary at South Mountain, a
horse and dog boarding facility. South of the Property is an SRP Canal followed by 1-acre rural
residential lots. West of the site is 35th Avenue and City of Phoenix residential properties zoned
R1-18 PAD within the Whispering Hills subdivision. The Whispering Hills subdivision which is
currently being built northwest of the site yields an approximately 1.39 du/ac density with similar
sized lots to what is being proposed. The Carver Canyon subdivision approved southwest of the
site has a density of approximately 3.24 du/ac. This site’s proposal is for 1.74 du/ac in keeping
with the surrounding developments. The surrounding property uses, and their corresponding
zoning designations are set forth in the table on the next page.
SUNRISE RANCH
5
Table 1 – Existing and Surrounding Land Uses
Direction Jurisdiction
Comprehensive Plan
Designation
Existing Zoning
Existing Use
Project
Site
Maricopa
County
Rural Densities (0-1
d.u./acre) and Open
Space
RU-43
Single-family residence;
Vacant
North
Phoenix &
Maricopa
County
Rural Densities (0-1
d.u./acre) and Large Lot
Residential (0-1 d.u./ac)
Suburban S-1 Ranch or Farm
Residence (Phoenix); RU-43
Rural Residential
East
Maricopa
County
Rural Densities (0-1
d.u./acre)
RU-43
Single-family residential;
Vacant; Sanctuary at
South Mountain horse
and dog boarding facility
South
Maricopa
County
Rural Densities (0-1
d.u./acre)
RU-43
SRP Canal
West
Phoenix
Large Lot Residential (0-
1 d.u./ac)
R1-8 Single Family Residence
Planned Unit Development
PUD (Phoenix); R1-18 Single
Family Residence Planned
Residential Development PRD
(Phoenix); Suburban S-1 Ranch
or Farm Residence (Phoenix)
35th Avenue;
Whispering Hills
Residential Subdivision;
Carver Canyon
Residential Subdivision
The subject parcel and the proposed General CPA do not conflict with the City of Phoenix General
Plan designation for the site. The City of Phoenix General Plan designates this site as “0 to 1
du/acre - Large Lot”. However, the City is showing a trend away from 0 to 1 du/acre development
in this area as indicated by the approved Whispering Hills subdivision (approximately 1.37 du/ac)
and other nearby development (For reference, Sunrise Ranch is proposed at 1.74 dwelling units
per gross acre). As indicated on the City of Phoenix General Plan Map below, the property directly
west of the site has been designated “3.5 to 5 du/acre - Traditional Lot”. Development of Sunrise
Ranch under the proposed density, development standards and site design, will integrate with
the surrounding proposed development and achieves the City’s core value of producing “Diverse
Neighborhoods” with an “array of housing types and lifestyle options to meet the needs of an
array of residents.”
As shown with the Whispering Hills subdivision, a City of Phoenix General Plan Amendment
change is not needed when changing zoning from RE-43 (the zoning district which Phoenix would
apply to this site currently upon annexation) to R1-18 (the base zoning district which City of
Phoenix would apply upon annexation of this site after the proposed county rezoning to R1-18
RUPD). See PlanPHX 2015 Page 190. As such, the proposed rezoning conforms with the City of
Phoenix General Plan Designation.
At some point, this development is anticipated to be annexed into the City of Phoenix and the
Applicant has completed various discussions with City of Phoenix planning, development and
engineering leadership regarding existing City of Phoenix facilities and the proposed plan.
SUNRISE RANCH
6
II.
Project Description and Justification
The proposed single-family development envisions utilizing the unique topography of the site to
highlight both the excellent building architecture common to Bela Flor developments and to
provide Sunrise Ranch residents with the breathtaking views available between Carver Mountain,
South Mountain and the surrounding area.
The proposed Sunrise Ranch development consists of 101 single-family detached homes on 58.04
gross acres (57.42 net acres). Thus, a density of 1.74 dwelling units per gross acre (1.75 du/net
acre) is provided, which, when added to the existing and proposed buffers, is a compatible land
use with the adjacent properties. This density is also below the densities being provided at the
Carver Mountain and Whispering Hills developments to the west of the site. Twenty-seven acres
of open space are being preserved which equates to 47% of the site’s net acreage.
The homes are located along curvilinear streets in a manner which maximizes views of South
Mountain with streets run generally parallel to this iconic Phoenix-area mountain. On the next
page is a depiction of the proposed site plan submitted with this application.
Following the depiction of the site plan, we will discuss how this proposed change satisfies the
requirements for a general comprehensive plan amendment.
SUNRISE RANCH
7
Figure 2 – Conceptual Site Plan
a. 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.
This amendment complements the surrounding land uses by planning for an overall density
commensurate with surrounding development. By changing the Laveen Area Plan from Rural
Densities and Open Space to Large Lot Residential, the County will provide for a future use which
respects both the suburban growth of the County, the City of Phoenix and the existing larger lot
environment in the area.
The benefits of this change will have positive effects at the state, region, county and local area
levels by improving adjacent streets, providing a reasonable, balanced development of the
subject site and maintaining loyalty to the agrarian themes of the Laveen area.
SUNRISE RANCH
8
Relative to an economic impact, and according to the NAHB’s National Impact of Home Building
and Remodeling 2020 report, building 101 single-family homes creates up to 290 full-time jobs,
including construction jobs, and generates potentially $11.21 million in taxes and fees for all
levels of government to support police, firefighters and schools. Additionally, the homebuilder
of this project expects these homes to sell between $600,000 and $900,000 (and perhaps more)
with the associated primary property taxes allocated to the County.
b. The amendment will not alter acceptable land use patterns to the detriment
of the plan.
This request does not disturb land patterns in the area to the detriment of the Laveen Area Plan
and Vision 2030 Comprehensive Plan. Rather, the Project creates a natural transition from the
Whispering Hills and Carver Canyon developments west of 35th Avenue to the 1-acre residential
lots and boarding stable east of the site. The Whispering Hills subdivision which is currently being
built northwest of the site yields an approximately 1.37 du/ac density with similar sized lots to
what is being proposed. The yet-to-be-built Carver Mountain North development southwest of
the site has an approved density of 1.98 du/ac. The Carver Canyon subdivision recently proposed
southwest of the site had a density of approximately 3.24 du/ac. The Dobbins Village subdivision,
which is ½ mile from the subject site, has a density of 3.46 du/ac. Therefore, the proposed density
of 1.74 du/ac is consistent with the development patterns in the area.
c. The amendment will not require public expenditures for larger or more
expensive infrastructure.
Sunrise Ranch will bear its own infrastructure costs utilizing private developer funds and by
paying its proportionate share of development fees to the appropriate governmental services.
No larger or more expensive infrastructure needs will be added to the County or Cities already
existing budget. All costs or expenditures for larger or more expensive infrastructure required
due to Sunrise Ranch shall be borne by the developer
d. The amendment will not require public improvements to roads, sewer, or
water systems.
Sunrise Ranch will be making public improvements utilizing private developer funds including
providing more right-of-way on 35th Avenue and installing necessary utilities to serve the
community. The developer will be installing its required roadways on 35th Avenue and Olney
Avenue. The developer will also be paying its proportionate share of impact fees to the
appropriate governmental services with no additional water, sewer, or public infrastructure
needs being added to the County or Cities already existing budget. All expenditures associated
with the project shall be borne by the developer.
SUNRISE RANCH
9
e. The amendment will not adversely impact planned uses because of increased
traffic.
There will be no adverse impacts to the area due to increased traffic. The community will access
directly to 35th Avenue in two (2) MCDOT approved locations. 35th Avenue is a principal arterial
which can accommodate the traffic generated by the residential development, particularly with
the MCDOT plans for expansion of 35th Avenue and the required expansion to accompany the
development of this project. We note that Carver Road is planned to provide a connection to the
Loop 202 freeway network within 3 miles of the site. Thus, there is a plan in place for the existing
uses and development in this area to connect with the greater Phoenix metropolitan area.
f. The amendment will not adversely affect the livability of the area or health
or safety of present and future residents.
The proposed development and CPA will have no negative effects on livability, health, or safety
of present and future residents. In fact, the project will only improve the safety of 35th Avenue
and will provide for significant designated open spaces, passive and active amenities, and varied,
quality housing, creating a livable and healthy community. Additionally, the site will only be
accessible from 35th Avenue which serves to keep the northern, eastern and southern neighbors
insulated from additional vehicular movements. The improvement of Olney Avenue on the north
will provide additional connections for other residents in the area to use and will improve access
for police and fire.
g. The amendment will not adversely impact the natural environment or scenic
quality of the area in contradiction to the plan.
This proposed development poses no adverse impact to the scenic qualities of the area. The
property was previously utilized for farming operations; however, preservation of any protected
native plants will be accomplished where applicable. Any existing native wildlife or plants will be
handled in accordance with state law. Cultivated farm field will be redeveloped and the hillside
mountain area will remain undisturbed with certain areas re-seeded to enhance native
vegetation. No natural water systems currently exist on the site. A walking path is provided on
site, but that path does not traverse the private Lot 101 hillside area.
The overall scenic quality and aesthetic will be greatly improved with drought tolerant flora
integrated with agrarian themes such as rail fencing. The important community viewpoints of
Carver Mountain and South Mountain will not be abridged.
h. The amendment is consistent with the overall intent of the Comprehensive
Plan.
The Comprehensive Plan requires that amendments improve the county’s overall condition and
not undermine the plan’s core principles. This amendment helps implement Maricopa County’s
Mission, Vision, and Strategic Priorities as detailed below.
SUNRISE RANCH
10
Maricopa County Vision: Citizens serving citizens by working collaboratively, innovatively,
efficiently and effectively. We will be responsive to our customers while being fiscally prudent.
Response: The proposed 101-lot residential development will contribute fiscally to the current
and future citizens of Maricopa County. As discussed in this narrative, the property developer will
bear the costs of its own development and support an influx of short-term construction related
jobs with the ultimate achievement being additional housing population to support and grow the
Maricopa County economy. These efforts result in sales tax revenue from construction materials
and future Sunrise Ranch resident’s commercial impact. Property taxes will be the primary source
of on-going revenue for the County. In conjunction with the proposed development, significant
public outreach is being conducted with local interest groups and property owners including in-
person meetings and a neighborhood meeting.
Maricopa County Mission: The mission of Maricopa County is to provide regional leadership
and fiscally responsible, necessary public services so that residents can enjoy living in a healthy
and safe community.
Response: The Maricopa County Staff, Planning Commission and Board of Supervisors are tasked
with viewing the proposal within the context of the overall needs of Maricopa County. The
residential development will provide a healthy and safe addition to the area with larger lots
attracting productive citizens and providing desired home ownership in a time where there is
extremely high demand for home ownership.
The Laveen Area Plan emphasizes public involvement and incorporates citizens comments, ideas,
and recommendations. We have already reached out to known interested neighbors and will
continue this outreach by conducting a neighborhood meeting and continuing to resolve possible
concerns.
The requested CPA is consistent with the overall intent of both the Vision 2030 Comprehensive
Plan and the Laveen Area Plan which are planning documents focused on ensuring that
development is commensurate with overall development patterns in the area.
i. The amendment is consistent with the specific goals and policies contained
within the Comprehensive Plan and Laveen Area Plan.
The proposed CPA supports the specific goals and policies for both the Vision 2030
Comprehensive Plan and the Laveen Area Plan as outlined below.
Comprehensive Plan Land Use Policy #4: To help limit impacts to taxpayers Maricopa County
supports using homeowner associations and related organizations and improvement districts
to manage and maintain services, infrastructure and amenities.
Response: This gated community will be professionally managed with a Homeowners Association
guiding community development and ongoing operations.
SUNRISE RANCH
11
Comprehensive Plan Land Use Policy #18: Maricopa County supports flexible design and zoning
techniques when used to establish balanced and efficient land use patterns, and when used to
protect important environmental and open space areas and connections.
Response: The Sunrise Ranch RUPD development established a balanced and efficient community
which preserves mountain views and existing hillside open space areas. Developing in this manner
will ensure that this area maintains its open space and larger lot characteristics while still
facilitating appropriate growth.
Comprehensive Plan Land Use Policy #25: Maricopa County supports land use buffers and land
use transitions in urban/rural interface areas, including near aggregate mining operations and
the county's regional parks.
Response: The lot sizes and density proposed are consistent with the area. With adjacent Rural
Density to the north, east and south and Large Lot Residential to the north and west. The project
creates a natural transition among these communities with the proposed Large Lot Residential
designation. Additionally, the project will feature ample neighborhood open space and internal
amenities. The companion zoning case for the residential zoning provides for an RUPD that will
clearly delineate the development standards and residential uses.
Comprehensive Plan Land Use Policy #30: To promote active and healthy lifestyles, Maricopa
County supports interconnected trails, parks, preserves, open space, recreation centers and
similar features in new urban development.
Response: Sunrise Ranch provides an internal path system, dedicated amenity areas including
amenity areas and tot lots, and very generous open space throughout the development. This
creates open space areas for future residents to enjoy active and healthy lifestyles. The sites
“mountain” will not be an active public amenity but instead will remain largely in its native
condition and contribute passive aesthetic benefits to residents and the surrounding area.
Comprehensive Plan Transportation Goal #2: Contribute to a safe, seamless, and effective
transportation system.
Response: Additional improvements to 35th Avenue and Olney Avenue will occur with
development of the property. Additionally, with nearby access to Loop 202, future homeowners
can easily access the greater Phoenix and Chandler areas. Public sidewalks will be constructed
along 35th Avenue and connect to the site internal private sidewalk network. This network
includes 33’ wide streets with 5’ sidewalks on both sides facilitating on-street parking, bicycle
passage and safe pedestrian movement. An additional paved walking and bike path is provided
within the projects open space area.
Comprehensive Plan Open Space Goal #4: Have quality neighborhood parks and active and
passive open space with adequate and appropriate recreation amenities in urban residential
development.
Response: Although technically not an urban project, Sunrise Ranch features neighborhood
amenity areas serving as central gathering places and connected to the featured nature path
which loops within the community. The large open space tracts and drainage areas ranging from
SUNRISE RANCH
12
40 to 80 feet in width internally and along the perimeter boundary, which serve a dual purpose of
providing a passive open space as a buffer to neighboring property, and conveying storm water
to the appropriate location(s). Additional, non-retention, active recreational spaces are also
provided including tot-lot and lounge areas. The target market for this neighborhood includes
active individuals and families who prioritize aesthetic views and open space. Homes will support
both the “work-from home” lifestyle and also those necessitating a short commute to Phoenix
area employment centers.
Comprehensive Plan Water Resources Policy #7: Maricopa County supports low water use and
drought tolerant landscaping.
Response: This site will be landscaped with drought tolerant landscaping to minimize use of water
in a sustainable manner while still providing an attractive landscaping plan.
Comprehensive Plan Energy Goal #3: Have balanced and efficient development patterns.
Response: Development of the subject property with Large Lot Residential (1-2 d.u./acre) uses
represents an efficient and balanced approach to development. The subject property is consistent
with the surrounding area while also being located within driving distance of commercial services
such as Wal-Mart (+/- 2 miles) and Fry’s (+/- 3 miles) and within +/- 1 mile from public parks and
schools.
Comprehensive Plan Cost of Development Policy #2: Maricopa County supports using the
preferred funding methods identified in this plan to offset costs of new development.
Response: All expenditures associated with the project will be borne by the developer as part of
the development. 35th Avenue will be improved with the development of this project. Utility
infrastructure is available to the property and will be extended and sized to provide services for
the project at no cost to the County or public.
Comprehensive Plan Environmental Goal #2: To help improve air quality Maricopa County
supports balanced and efficient land use patterns where employment, retail and residential
land uses are proximate rather than separate.
Response: Development of this site ensures that residential development is located
approximately 1 mile from commercial services, public parks and public schools. This serves to
help air quality because it decreases the miles driven to obtain these basic needs.
Comprehensive Plan Environmental Goal #8: Maricopa County supports flexible zoning
techniques when used to keep new development below the 15% hillside slope and to protect
riparian areas.
Response: Developers of the subject property are cognizant of the potential impacts to disturbing
hillside areas on site. As such, the proposed community design incorporates close attention to
stormwater runoff along with preservation of the hills scenic quality and native plants.
Comprehensive Plan Economic Growth Goal #2: Have a diverse and balanced economy to
promote long-term economic stability and economic resiliency.
SUNRISE RANCH
13
Response: Long-term economic stability includes a sustainable housing climate. This is a key
component to the Phoenix metro’s ability to attract knowledge workers and businesses. This is
particularly true in light of the global pandemic’s effect on human movement to desired climates
such as Arizona where persons can work from home and enjoy the sunny weather. By placing this
residential development in an area consistent with the land use pattern, the proposed community
contributes to the County’s economic resilience.
Increased housing supply assists in delivering residential options to County residents. The housing
product offered for this project will contribute to the variety of housing options offered in
Maricopa County by providing a housing product commensurate with the area. The lot sizes
proposed for the Project will contribute to a diverse mix of housing options for Laveen residents.
Comprehensive Plan Growth Areas Goal #2: Have urban growth that is consistent with the
county’s urban growth area, meets statutory requirements, and implements the Urban
Solutions for Urban Development strategy.
Response: This property has readily available infrastructure and services including water, sewer,
electricity, emergency response, libraries schools, recreational facilities and roads. For example,
the Cesar Chavez park and school area is within 1-mile of the site and includes the public high
school, multiple charter schools, the library, and recreational facilities.
Laveen Area Plan Natural Resources Policy #B-5: Encourage the use of drought tolerant and
low water use landscape materials in the discretionary review of applications for land
development.
Response: The Sunrise Ranch landscape plan envisions utilizing rural desert landscaping themes
and drought-tolerant plantings, keeping with the existing area landscape and desert themes.
Laveen Area Plan Land Use Policy #A-2: Encourage the use of “planned developments” for
suburban development projects which incorporate quality and cluster development.
Response: Proposed for this site is an RUPD which provides superior site planning and
architectural detail. The proposed project is located in an area which is adjacent to the
Whispering Hills and Carver Canyon developments in Phoenix.
Laveen Area Plan Land Use Policy #A-5: Encourage land developers to cooperate with residents,
and homeowner's associations during any development review process for construction near
the property holdings of those residents and homeowner's associations.
Response: The developer is committed to early and continuous neighborhood and stakeholder
outreach. The results of this outreach will be summarized in the Public Participation Report.
Laveen Area Plan Land Use Policy #A-10: Residential development will be discouraged at
greater than suburban intensities along the proposed Southwest Loop Freeway, except at
interchanges of the Southwest Loop Freeway where a limit of urban intensities are
appropriate.
Response: This residential development is for 1.74 du/ac which is below the suburban intensity
threshold and seamlessly fits in the existing fabric of the area.
SUNRISE RANCH
14
Laveen Area Plan Transportation Policy #B-1: Acknowledging that improvements to the
regional transportation system will benefit County residents by improving access and travel to
and throughout the metropolitan region, support the Arizona Department of Transportation's
efforts to improve existing regional transportation links and their planning and construction of
new regional freeways and expressways.
Response: The developer’s coordination with MCDOT improvement plans for 35th Avenue public
improvements illustrates how the proposal is contributing to improving access and travel options
for County residents both directly adjacent to the site and in the greater Laveen area.
Laveen Area Plan Public Facilities and Utilities Policy #C-2: Encourage the inclusion of private
open space and recreational opportunities to meet the needs of occupants in large and/or high-
density residential developments.
Response: Although technically not a high-density project, the development has been designed
to preserve a significant amount of open space areas with +/- 27 acres of open space remaining
(48% of net site acreage). A key feature of the lot layout is that no lot shares a rear wall with any
other lot. This component ensures that usable open space areas and buffers are maintained.
Recreational amenities are designed on a level appropriate to subdivision of this size including by
providing a tot-lot, nature path, and outdoor BBQ lounge areas.
III.
Conclusion
Bela Flor Communities is proposing a signature residential community in a growing area of
Maricopa County. The requested Large Lot Residential designation will serve as a transition
between the Rural Density land uses and the higher density categories west of 35th Avenue. The
residential land use designation will be compatible with the like uses and developments in the
area. The residential designation is designed to meet today’s and the near future’s residential
market by providing low overall density, attractive lot design and significant open space. The
quality of the subdivision will benefit the future and surrounding residents by creating a livable
and market-ready project. We look forward to working with County staff and surrounding
neighbors during all aspects of development to bring this community to reality.
Sunrise Ranch at South
Mountain
NEC 35th Avenue & Carver Road
Rezoning and Preliminary Plat Project Narrative
Submitted by:
Pew & Lake, PLC
Reese L. Anderson
1744 S. Val Vista Drive, Suite 217
Mesa, AZ 85204
Phone: (480) 461-4670
Reese.Anderson@pewandlake.com
On behalf of:
Bela Flor Communities
Case #: Z2021074 & S2021020
Submitted: August 23, 2022
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Contents
I.
Purpose of Request .......................................................................................................... 3
II.
Description of Proposal .................................................................................................... 3
III.
Conceptual Landscaping and Amenities Plan .................................................................. 5
IV. Relationship to Surrounding Properties .......................................................................... 6
V.
Location and Accessibility ................................................................................................ 8
VI.
Circulation System ............................................................................................................ 8
VII. Development Schedule .................................................................................................... 9
VIII. Community Facilities and Services ................................................................................... 9
IX.
Public Utilities and Services ........................................................................................... 10
X.
Development Standards ................................................................................................. 10
RUPD Deviation Justifications ............................................................................................. 11
XI.
Conclusion ...................................................................................................................... 12
List of Figures and Tables
Figure 1 – Site Aerial ................................................................................................................. 3
Figure 2 – Conceptual Site Plan ................................................................................................ 4
Figure 3 – Existing City of Phoenix General Plan Map .............................................................. 8
Table 1 – Existing and Surrounding Land Uses ......................................................................... 7
Table 2 – Nearby Community Facilities and Services ............................................................... 9
Table 3 – Utilities and Services ............................................................................................... 10
Table 4 – List of Modified Development Standards ............................................................... 10
SUNRISE RANCH
3
I.
Purpose of Request
Pew & Lake, PLC, on behalf of Bela Flor Communities, is pleased to submit this narrative and
related exhibits in support of a Rezoning and Preliminary Plat request for a proposed residential
development on approximately 57.42 net acres (58.04 gross) located at the northeast corner of
35th Avenue and Carver Road in unincorporated Maricopa County (“the Property”). The Property
is shown below (outlined in red) and may be identified on the Maricopa County Assessor’s map
as parcels 300-15-010C, -010D & -011B. The request would allow for the development of the
Sunrise Ranch single-family detached residential community which features 101 total lots (1.76
dwelling units per net acre) in a private gated community featuring significant open space and
superior site design. Specifically, the request is to rezone the Property from RU-43 to R1-18
RUPD. Approval of this request would allow for a single-family residential, gated community.
Figure 1 – Site Aerial
II.
Description of Proposal
The proposed single-family development envisions utilizing the unique topography to highlight
both the excellent building architecture common to Bela Flor developments and to provide
Sunrise Ranch residents with the breathtaking views available between Carver Mountain, South
Mountain and the surrounding area. The existing home built on the central hill will be renovated
to preserve the history of this site while integrating it into the new community and provide a
unique homesite for this future resident (the original construction of the home was at least 60
years ago according to historic aerial photos of the site).
The proposed Sunrise Ranch development consists of 101 single-family detached homes on 58.04
gross acres. Thus, a density of 1.74 dwelling units per gross acre (1.76 du/net acre) is provided,
Subject Property
35th Avenue
Dobbins Road
SUNRISE RANCH
4
which, when added to the existing and proposed open space and buffers, is a compatible land
use with the adjacent properties and development patterns in the area. This density is also below
the densities being provided at the Carver Mountain and Whispering Hills developments, located
to the west of the site. In fact, 26.6 acres of open space are being preserved which equates to
46% of the sites net acreage.
The homes are located along curvilinear streets in a manner which provides a more appealing
overall aesthetic, helps to maintain a more agrarian theme, and maximizes views of South
Mountain with streets run generally parallel to this iconic Phoenix Mountain. On Figure 2, below,
is a depiction of the proposed site plan submitted with this application.
Figure 2 – Conceptual Site Plan
The buildings will be designed with upscale architectural features with a sophisticated building
form complimentary to the area.
The community features comfortable lot sizes commensurate with planned developments west
of 35th Avenue in the City of Phoenix including the under construction Whispering Hills and
SUNRISE RANCH
5
approved Carver Canyon subdivisions. Seventy-seven (77) of the proposed 101 lots will be 8,750
SF lots (70’x125’) and located on the north of the Property. Twenty-three (23) lots will be larger
with approximately 11,875 SF (95’x125’) and primarily located on the southern portion of the
property to assist with the transition to the south and the canal. The renovated home on the hill
will be a 16,250 SF lot (130’x125’).
Every lot in the development benefits from having no shared rear walls (meaning each lot backs
up to an open space area), enhancing the privacy and rural feel of the community.
The minimum front setback on lots will be 15-feet. Design features and setbacks will vary from
home to home with some home’s setback over 15-feet and others maintaining side loaded
garages. The larger 11,875 SF lots will also feature an RV sized garage. Two required parking
spaces on all lots will be provided within garages with a minimum of 9’x18’ per space in addition
to having two parking spaces available on driveways with a minimum of 9’x18’ per parking space.
Entry monumentation is proposed at both site entrances with agrarian features including rail
fencing and stone walls. The signage area will be 13’ wide by 7’ high. Sign font is expected to be
1 foot tall. Monument signage will feature halo illuminated letters with appropriate light
screening to limit light trespass while promoting safety and readability.
Lighting for the site will be fully shielded and light will not trespass onto adjacent parcels.
Streetlights will not exceed 18 feet in height on the community’s private streets. Lighting will
conform to dark sky principles.
Utility equipment will be screened with landscape materials where possible.
III.
Conceptual Landscaping and Amenities Plan
Sunrise Ranch’s preliminary development plan incorporates an exceptional landscape and open
space plan with key features being common open space and lounge areas and a nature path.
Notably, the landscape and open space plan creates a unique characteristic where no two (2) lots
share a rear wall.
A primary lounge area is located at the end of Pearce Rd. on the north. This area features various
attractions including covered outdoor seating, fire pits, cornhole with turf areas, a tot lot and a
BBQ with sink. These amenities are anticipated to appeal to various age groups and interests.
In addition to the terraced landscaping described above, Sunrise Ranch utilizes strategically
placed view fencing to capture views of surrounding mountains and not “cut-off” the community
to the surrounding existing environment. The view fencing placement is primarily intended to
preserve views to the south. The wall plan envisions a desirable combination of view fencing,
decorative theme walls, and rail fencing to enhance the rural nature of the development.
A significant landscape and drainage easement buffer is proposed adjacent to 35th Avenue to
keep the rural feel of the area and provide an attractive streetscape.
SUNRISE RANCH
6
Open space amenities are provided at site entrances and the ends of the internal drives which
accomplish an inviting entry and relaxing streetscapes. Open space areas and a tot lot mark the
common amenities with individual lots being sufficiently sized to permit private pools.
Perimeter drainage and open space areas provide important buffers to surrounding uses. An 80-
foot drainage area runs along the northern bounds with a 60-foot area tapering into a 40-foot
area on the east. The western and southern bounds are marked by retention areas spanning
from 30 feet to 75 feet. We note that this northern boundary may be adjusted some to satisfy
the requirement for Olney Road to be installed as a minor rural local street.
IV.
Relationship to Surrounding Properties
The Property is comprised of three unique parcels within the unincorporated area of Maricopa
County. It is marked by a centrally located hill where an existing residence overlooks the
surrounding area. Surrounding the hill is primarily farmland that slopes to the northwest. There
are also some unused rural equipment, buildings, canals, and dirt paths. The private irrigation
canals on-site are not part of any recorded easement utilized by the Property Owner or
surrounding properties and the applicant is currently processing abandonments of these facilities
with SRP and the United States Bureau of Reclamation (BOR). The Property is classified on the
Maricopa County Zoning Map as RU-43.
The Property is bounded by various residential uses. To the north there are both City of Phoenix
and Maricopa County rural residential properties. East of the Property there is vacant land,
residential properties, and the Sanctuary at South Mountain horse and dog boarding facility. An
SRP/BOR irrigation ditch is shared with two eastern neighbors and abandonment procedures for
the ditch is underway with Salt River Project and the Bureau of Reclamation. There is also an
easement within the Olney Ave. alignment on the north which is being extinguished.
The proposed development will benefit the area by contributing to the improvement of utility
and road infrastructure. It will also ensure that a use which is compatible and not detrimental is
established on the property.
South of the Property is an SRP Canal. Several properties in the area gain their site access using
the SRP Canal ROW, which will not be affected by this development. West of the site is a two-
lane road, known as 35th Avenue, followed by City of Phoenix residential properties zoned R1-
18 PAD, but with lots of similar sizes being proposed here.
35th Avenue is being improved significantly by the County and on-going coordination is occurring
between MCDOT and the property owner regarding anticipated off-site improvements and the
public improvements.
Sunrise Ranch will benefit the immediate area by ensuring a well-planned development which
provides nearly 50% open space, a well-conceived lot layout including no shared rear yards
between lots, use of view fencing, and high-quality building materials on homes. More generally,
the County will benefit from expanded housing opportunities for residents, an expanded tax
base, and ROW and utility improvements.
SUNRISE RANCH
7
The surrounding property uses, and their corresponding zoning designations are set forth in the
table on the next page.
Table 1 – Existing and Surrounding Land Uses
Direction Jurisdiction
Comprehensive
Plan Designation
Existing Zoning
Existing Use
Project
Site
Maricopa
County
Rural Densities
(0-1 d.u./acre) and
Open Space
RU-43
Single-family residence;
Vacant
North
Phoenix &
Maricopa
County
Rural Densities
(0-1 d.u./acre) and
Large Lot Residential
(0-1 d.u./ac)
Suburban S-1 Ranch or Farm
Residence (Phoenix); RU-43
Rural Residential
East
Maricopa
County
Rural Densities
(0-1 d.u./acre)
RU-43
Single-family residential;
Vacant; Sanctuary at
South Mountain horse
and dog boarding facility
South
Maricopa
County
Rural Densities
(0-1 d.u./acre)
RU-43
SRP Canal
West
Phoenix
Large Lot Residential
(0-1 d.u./ac)
R1-8 Single Family Residence
Planned Unit Development
PUD (Phoenix); R1-18 Single
Family Residence Planned
Residential Development PRD
(Phoenix); Suburban S-1 Ranch
or Farm Residence (Phoenix)
35th Avenue;
Whispering Hills
Residential Subdivision;
Carver Canyon
Residential Subdivision
City of Phoenix Land Use Goals, Objectives, Policies and General Plan Designation
This development is anticipated to be annexed into the City of Phoenix at a later date. The
Applicant has completed discussions with the City of Phoenix Planning and Development
Department (Alan Stephenson) and City of Phoenix Water Services Department (Nicholas
Yourgules) regarding existing City of Phoenix facilities, the proposed development plan, and the
future annexation into the City. These discussions have been positive and are continuing.
The City of Phoenix General Plan designates this site as “0 to 1 du/acre - Large Lot”. However,
the City is showing a trend away from 0 to 1 du/acre development in this area as indicated by the
approved Whispering Hills subdivision (approximately 1.37 du/ac) and other nearby
development (For reference, Sunrise Ranch is proposed at 1.74 dwelling units per gross acre). As
indicated on the City of Phoenix General Plan Map below, the property directly west of the site
has been designated “3.5 to 5 du/acre - Traditional Lot”. Development of Sunrise Ranch under
the proposed density, development standards and site design, will integrate with the surrounding
proposed development and achieves the City’s core value of producing “Diverse Neighborhoods”
with an “array of housing types and lifestyle options to meet the needs of an array of residents.”
SUNRISE RANCH
8
Figure 3 – Existing City of Phoenix General Plan Map
As shown with the Whispering Hills subdivision, a City of Phoenix General Plan Amendment
change is not needed when changing zoning from RE-43 (the zoning district which Phoenix would
apply to this site currently upon annexation) to R1-18 (the base zoning district which City of
Phoenix would apply upon annexation of this site after the proposed county rezoning to R1-18
RUPD). See PlanPHX 2015 Page 190. As such, the proposed rezoning conforms with the City of
Phoenix General Plan Designation.
V.
Location and Accessibility
The approximately 58.04-acre site is located at the northeast corner of 35th Avenue and Carver
Road in unincorporated Maricopa County. The Property is identified on the Maricopa County
Assessor’s map as parcels 300-15-010C, -010D & -011B. APN 300-15-010D is a small sliver parcel
within the Olney ROW.
VI.
Circulation System
Sunrise Ranch provides a gated community with 33.16-foot-wide private streets (face of curb to
face of curb)). Homes will be connected via a looped system of private streets and cul-de-sacs
with two gated entries being provided onto 35th Avenue. The 33.16-foot-wide private ROW tract
will ensure that safe and convenient vehicular and pedestrian circulation is achieved. Sidewalks
are provided throughout on each side of the street.
Entries into the site have been designed to ensure vehicles entering the site are not greeted by a
“wall of homes” but instead intersect with open space areas which heightens the quality of the
neighborhood experience and respects the character of the area. Entries will include distinct
2 to 3.5 du/acre
– Traditional Lot
0 to 1 du/acre
– Large Lot
3.5 to 5 du/acre
– Traditional Lot
Parks/Open
Space
1 to 2 du/acre
– Large Lot
SUNRISE RANCH
9
landscape features and monumentation that will evoke a quality sense of place consistent with
the Laveen area.
There are two (2) direct entrances to this project from 35th Avenue.
MCDOT has an approved CIP for the expansion of 35th Avenue. The road is designated as an
Urban Minor Arterial. MCDOT has agreed to allow the developer to work with Rummel
Construction to conduct additional excavation and grading improvements concurrent with the
ultimate right-of-way width for 35th Avenue. The additional excavation work to be completed in
conjunction with MCDOT’s larger plans for this section of 35th Avenue and will significantly
mitigate further disruptions as 35th Avenue is widened further in the future.
MCDOT is designating the Olney alignment as a minor local rural street due to the nature of the
area, length of the roadway and other factors. Per correspondence with MCDOT, this local
roadway is anticipated to be built with a rural cross-section contingent on the Sunrise Ranch
project having less than two (2) dwelling units per acre. The dedications necessary to comply
with these cross-sections are anticipated to be provided as a stipulation to the Pre-Plat approval
and as a note on the Final Plat.
VII.
Development Schedule
The community is expected to be developed in a single phase with construction anticipated to
begin as soon as Fall 2022. Typically, the proposed driveways, any right-of-way improvements,
drainage facilities, and utility services will be installed initially. Thereafter, site work will be
developed in conjunction with perimeter and other site landscaping, followed by vertical
construction. According to Bela Flor Communities, building 101 single-family homes at this site
will create 290 full-time jobs, including construction jobs, and generate $11.21 million in taxes
and fees for all levels of government to support police, firefighters and schools.
VIII.
Community Facilities and Services
The residential community benefits from proximity to local amenities and services. The table
below illustrates the community facilities and services in the area and their proximity to Sunrise
Ranch.
Table 2 – Nearby Community Facilities and Services
Community Facility or Service
Approximate Distance to Sunrise Ranch
Cesar Chavez High School
1.5 miles
Laveen Elementary School
1 mile
Cesar Chavez Park
1 mile
Aguila Golf Course
0.5 miles
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IX.
Public Utilities and Services
Based on the property ownership’s experience with the proposed housing product, it anticipates
negligible effect on the surrounding public schools, which include a combination of public and
alternative educational opportunities. If this request is approved, development of Sunrise Ranch
will increase the value of the property, which can indirectly increase the values of surrounding
properties in Phoenix. Added tax revenues will ultimately benefit funding of local schools in the
long run.
The table below illustrates the utilities and public services in the area.
Table 3 – Utilities and Services
Service
Organization
Water
City of Phoenix
Sewer
City of Phoenix
Electric
APS
Natural Gas
Southwest Gas
Police
City of Phoenix
Fire
City of Phoenix
Telephone
CenturyLink / Cox Communications
Cable/Internet CenturyLink / Cox Communications
Refuse
Waste Management / Republic
School District Laveen Elementary School District #59
School District
Phoenix Union High School District #10
X.
Development Standards
The RUPD seeks to maximaize the project’s quality. This RUPD applies the development
standards for the R1-18 zoning district except for the modifications provided for in this narrative.
The approriete proposed base zoning for this project is R1-18 because the Average Lot Size within
this development is 22,277 sqaure feet.
Deviations to the R1-18 standards are justified by the quality of the proposed development, site
constraints, and certain characteristics that exceed the typical R1-18 zoning standards. The table
below lists the requested modifications to development standards, in which modifications are
bolded. Individual justification of each standard being varied is provided below the table.
Table 4 – List of Modified Development Standards
MCZO Development
Standards
R1-18
Standard
Sunrise Ranch
Provided
Average Lot Area
18,000 sq. ft.
22,277 sq. ft.
Minimum Lot Area
18,000 sq. ft.
8,750 sq. ft.
Minimum Lot Width
120 ft.
70 ft.
Maximum Lot Coverage
35%
50%
SUNRISE RANCH
11
MCZO Development
Standards
R1-18
Standard
Sunrise Ranch
Provided
Minimum Front Yard
30 ft.
15 ft.
Minimum Side Yard
10 ft. (each side)
5 ft. (each side)
Minimum Rear Yard
30 ft.
20 ft.
Maximum Building Height
30 ft.
30 ft.
Minimum Parking Spaces
2
2
Sight Visibility Triangles
Required
1 SVT waived on the northeast corner of
Olney Ave. & 35th Ave., all others required.
RUPD Deviation Justifications
Lot Area Per Dwelling Unit
Sunrise Ranch maintains an average lot area of 22,277 square feet per home. However, the
configuration of the development emphasizes common open space areas which ensure that the
subdivision maintains open views without a cluttered composition. There is no perimeter wall
proposed for the overall development, wall schemes are primarily being composed around
individual homes. Additionally, view fencing will be utilized adjacent to the canal and in other
parts of the development. These features are unique to other modern subdivisions which
typically close off the subdivision to the surrounding community and these features ensure that
the proposed development maintains an open character.
Lot Width
As mentioned above, Sunrise Ranch emphasizes common open space including preservation of
the hill located central to the site. The majority of lots maintain 70-foot-wide lots but 24% of the
lots maintain at least 95-foot-wide lots. Whereas the average lot area required is 18,000 per
home, in this instance 22,277 square feet is allocated per home. This amounts to a 25% increase
above the standard and justifies the approach to lot layout.
Further, if the average lot area were adjusted to remove the hill areas of the site, the average lot
area per home would still be 20,175 square feet per home which indicates that additional open
space, above and beyond the undevelopable hill areas, is being provided with the site design.
Lot Coverage and Yard Setbacks (Generally)
The increase in lot coverage allowed from 35% to 50% is justified under the overall site layout
which emphasizes significant open space including open space areas between the curvilinear
rows of homes. As noted earlier, no lot shares a rear lot boundary with another lot. This provides
the effect of creating natural landscape view alleys which lessen the impact of a bigger home
being placed on an individual lot.
Front Yard
Front yard standards are more akin to the standard required in an R1-10 zoning district. The
reason for the reduction is similar to other deviation requests, namely that the development is
SUNRISE RANCH
12
placing a premium on preserving common open space areas. Consideration of the possibility for
side-entry garages will ensure that various housing products diversify the street frontage and
enhance the overall community offering.
The corner lots are harmonious with the front yard setback reduction request and ensure that
the building and street composition are well balanced.
Side Yard
Interior lot sides are reduced so as to maximize the possible building size and to focus
construction within the building areas, thereby preserving the common open space areas which
current and future residents desire in this area. Again, the sites total open space of 27.53 acres
(48% of the total site) justifies the deviation.
Rear Yard
The purpose of this variation is to specifically accommodate a larger housing product on the lot.
Residents will benefit from a larger housing product while also benefitting from this site’s
common open space characteristics. The rear yard experience is expanded using partial view
fencing and the sites unique layout which ensures no two rear yards are adjacent. Oftentimes in
modern subdivisions, a rear yard is surrounded by neighboring residence’s 6-foot walls on all
three sides; but in this case, the rear boundary is open which creates a pleasing, expanded rear
condition and view.
Sight Visibility Triangle
One SVT is being waived on the northeast corner of Olney Avenue & 35th Avenue. This waiver is
necessary because the half-street, north of the Olney mid-section line, has not been dedicated
to the public and a building is presently constructed within the SVT. All other SVT’s will be
required per Maricopa County standards. To justify this waiver, the following condition of
approval will be stipulated: “The final plat construction documents shall restrict traffic exiting
from Olney Avenue onto 35th Avenue to right out only movement until such time that Olney
Avenue is fully developed with half street improvements on the northern side of the mid-section
line or the interim design of the intersection allows for the appropriate sight visibility triangle on
the adjacent northern property. If the developer cannot demonstrate appropriate safety or
visibility with the design of Olney Avenue, a splitter island shall be required in the final plat
construction documents to MCDOT specifications.”
XI.
Conclusion
Sunrise Ranch presents a unique opportunity to develop a vibrant project that offers a high-
quality lifestyle for its residents. It establishes the essential elements of a rural residential
community which celebrates the outdoor environment and facilitates a quality standard of living.
Sunrise Ranch’s design and its land use context possess the essential components of a viable and
sustainable place in which to live. We look forward to working with County staff and surrounding
neighbors during all aspects of development to bring this community to realty.
Robert Fedorka, PE
Planning & Development
301 W. Jefferson St, Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
email address:
Bob.Fedorka@maricopa.gov
Maricopa County
Planning & Development Department
Date:
July 29, 2022
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Adam Cannon, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
From:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
Subject:
Z2021074 Re-Zone from RU-43 to R-18 RUPD; and
S2021020 – Sunrise Ranch Subdivision – Preliminary Plat
APN(s):
300-15-010C & 011B
Engineering Review has reviewed the fifth plan and report routed for review on June
29, 2022 , for the subject applications and has no objections subject to the following
conditions.
1. Care shall be taken when aligning Olney Avenue on the east and west sides
of 35th Avenue. Final plans shall show improvements on the west side of 35th
Avenue and demonstrate how the intersection will be aligned. This may require
coordination with the developer on the west side of 35th Avenue.
2. The final design shall include detailed plans for the widening of 35th Avenue to
a Minor Arterial section per Figure 5.9 of the Roadway Design Manual.
3. The Olney Avenue site frontage shall be developed to Rural Local Roadway
classification- reference cross section 5.6 MCDOT Roadway Design Manual.
Onley improvements are as indicated below:
a. Segment of Olney Avenue from 35th Avenue to approximately 616 east of
35th Avenue - 25 foot R/W half street local roadway dedication containing
20 feet of pavement with 2 ½ shoulders each side.
b. Segment east of first ±616’ from 35th Avenue - 25 foot R/W half street local
roadway dedication containing 26 feet of pavement width plus southern
shoulder per typical RDM cross section standard for local rural roadway.
The 26 foot pavement will encroach on parcel to north. MCDOT will assist
in determining legal owner of this parcel and obtaining right to
pave/improve in this parcel. This roadways section shall taper from the
western point of new pavement to meet pavement the width of the west
portion of existing Olney Avenue.
c. Prior to final plat/infrastructure approval, a Design Exception will be
required from MCDOT for the substandard improvement of Olney Avenue.
Page 2 of 3
4. To satisfy safe sight distance requirements at the southern road access to 35th
Avenue (Capistrano Drive), the roadway profile of Capistrano Drive east of 35th
Avenue must be designed such that Capistrano Drive is sloped towards 35th
Avenue for a distance of at least 20 feet.
5. Channel side slopes of 2:1 can only be stabilized with grouted rip rap or
concrete; side slopes of 1:1 or steeper can only be stabilized with concrete.
Channel grades and resultant velocities within the channels exceed those
which would allow for unlined systems. As noted in the Drainage Report, final
design will warrant stabilization. The use of vertically placed rip rap for scour
protection is prohibited. Subsurface scour protection must be placed at a
maximum 2:1 slope.
6. Final design plans shall indicate retention of the site’s half-width frontage of
35th Avenue.
7. Retention and spreader basins must drain within 36 hours.
8. Berms used for storm water retention, conveyance of storm water or a
combination of the two, must have a minimum top width of eight feet (8’).
9. A geotechnical analysis addressing the stability of cut slopes in excess of 2:1
must be submitted as part of the subdivision’s infrastructure permit application.
10. The need to address erosion setback requirements from new drainage
infrastructure will be further evaluated as part of the final design, pending
channel stabilization requirements.
11. The need for drainage easements within HOA tracts must be further evaluated
as part of the final plat preparation.
12. A Storm Water Pollution Prevention Permit (SWPPP), issued by the County
(PND), will be required prior to issuance of any building/grading permits
required for site development
13. Engineering review of planning and/or zoning cases is for conceptual design
only and does not represent final design approval nor shall it entitle applicants
to future designs that are not in conformance with Section 1205 of the Maricopa
County Zoning Ordinance and Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; and the MCDOT Roadway Design Manual.
14. 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.
15. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with
the application for Final Plat Approval and Building Permits
Page 3 of 3
PND TRANSPORTATION PLAN REVIEW/INFORMATION
1. 35th Avenue (MCDOT Jurisdiction)
a. Current Classification: Minor Collector
b. Future Classification: Minor Arterial
c. Existing R/W:
33 Feet to Varies
d. Ultimate R/W:
55 Feet to Varies
2. Olney Avenue (MCDOT Jurisdiction)
a. Current Classification: None
b. Future Classification: Collector/Local
c. Existing R/W:
0 Feet
d. Ultimate R/W:
25 Feet (& varies per MCDOT Planning – typically 40’)
Please contact me with any questions.
Water and Waste Management
Division
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-0376
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
DATE:
July 13, 2021
TO :
Adam Cannon, Planning & Development Dept.
Senior Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Go Away Ranch.
CPA2021012
The Maricopa County Environmental Services Department (MCESD) has received
documentation request for the above project. This request is for a CPA Approval of
Go Away Ranch at APN # 501-53-004G.
Based on the submitted documentation, The request would allow for the
development of Go Away Ranch, a single-family, detached, residential community
that features 101 total lots (1.73 dwelling units per acre) in a private gated
neighborhood featuring significant open space and superior site design at APN #
300-15-010C, -010D & -011B.
Water and sewer serves information is not disclosed.
MCESD has concerns, ATC/NOID must be obtained prior to
final plat approval.
Based on the above, MCESD raised no objections to the Planning & Development
Department in in Accela Automation on July 13, 2021 and can allow the project to
proceed at this time subject to the following stipulations:
Stipulations:
None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. 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 regulations in force at the time of application.
Water and Waste Management
Division
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-0376
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
DATE:
July 13, 2021
TO :
Adam Cannon, Planning & Development Dept.
Senior Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Go Away Ranch.
CPA2021012
The Maricopa County Environmental Services Department (MCESD) has received
documentation request for the above project. This request is for a CPA Approval of
Go Away Ranch at APN # 501-53-004G.
Based on the submitted documentation, The request would allow for the
development of Go Away Ranch, a single-family, detached, residential community
that features 101 total lots (1.73 dwelling units per acre) in a private gated
neighborhood featuring significant open space and superior site design at APN #
300-15-010C, -010D & -011B.
Water and sewer serves information is not disclosed.
MCESD has concerns, ATC/NOID must be obtained prior to
final plat approval.
Based on the above, MCESD raised no objections to the Planning & Development
Department in in Accela Automation on July 13, 2021 and can allow the project to
proceed at this time subject to the following stipulations:
Stipulations:
None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. 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 regulations in force at the time of application.
From:
Peggy Fehlman
To:
Adam Cannon (PND)
Subject:
Re: Zone Change with Overlay and Preliminary Plat - Go Away Ranch
Date:
Tuesday, July 6, 2021 2:01:09 PM
Thank you for your notice of the above referenced item.
After review, the above referenced location is more than 1/2 mile from any ADOT proposed or existing highway facility and is not anticipated to cause
impacts to ADOT facilities . As such, ADOT has no comment regarding the request associated with this case.
ADOT reserves the right to review any future plans, additions and/or changes to this development as to any impact they may have on the State Highway
System.
Please feel free to contact me should you have any further questions. We appreciate the opportunity to review and comment. Thank you.
Kind Regards,
Peggy Fehlman
Right of Way Coordinator
ADOT Central District
2140 W. Hilton Avenue
Phoenix, AZ 85009
(602)712-6622 Office
www.azdot.gov
On Fri, Jul 2, 2021 at 11:02 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov> wrote:
Good morning all,
This e-mail serves as notification of applications we have received from Pew and Lake, PLC – Jon Gillespie for a Zone Change with Overlay
from RU-43 to R1-18 RUPD and Preliminary Plat with 101 lots for Go Away Ranch. Applicable documents for review are available on the
Online Permit Manager at: https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using the Zone
Change case number Z2021074 and Preliminary Plat case number S2021020. A Technical Advisory Committee meeting for agencies with
technical comments will be scheduled once a required Comprehensive Plan Amendment is submitted to complement these cases. A subsequent
notification will be sent at that time. Please contact me if you would like to attend.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From:
Bernadette Martinez
To:
Adam Cannon (PND)
Subject:
SUNRISE RANCH CPA2021012 10201 S 35TH AVE LAVEEN 85339
Date:
Thursday, June 30, 2022 11:25:08 AM
Thank you for the notification of the above-referenced proposed development.
ADOT is neutral on this matter. As such, ADOT has no comment.
ADOT traffic engineering may offer additional comments, it is recommended that the
developer ascertain if a traffic study or permit will be necessary. We appreciate receiving the
notice, and the opportunity to review and comment. I am happy to assist with any other
questions or concerns.
Bernadette Martinez
Right of Way Coordinator Assistant
Central District
2140 W. Hilton Ave, MD 700
Phoenix, AZ 85009
602.712.2086
On Wed, Jun 29, 2022 at 3:44 PM Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
wrote:
Good afternoon all,
This e-mail will serve as notification of a 5th Submittal we have received from Pew and
Lake, PLC – Jon Gillespie for a Comprehensive Plan Amendment to change the land use
designation in the Laveen Area Plan from Rural (0-1 d.u./acre) and Open Space to Large Lot
Residential (1-2 d.u./acre), Zone Change with Overlay from RU-43 to R1-18 RUPD and
Preliminary Plat for Sunrise Ranch.
Applicable documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the
cases by using the Comprehensive Plan Amendment case number CPA2021012, Zone
Change case number Z2021074 and Preliminary Plat case number S2021020.
Best regards,
Adam Cannon, AICP
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From:
Peggy Fehlman
To:
Adam Cannon (PND)
Subject:
Re: 2nd Submittal - Comprehensive Plan Amendment, Zone Change with Overlay and Preliminary Plat - Sunrise Ranch (Formerly Go Away Ranch)
Date:
Friday, October 1, 2021 8:57:26 AM
Thank you for your notice of the above referenced item.
After review, the above referenced location is more than 1/2 mile from any ADOT proposed or existing highway facility and is not anticipated to cause
impacts to ADOT facilities . As such, ADOT has no comment regarding the request associated with this case.
ADOT reserves the right to review any future plans, additions and/or changes to this development as to any impact they may have on the State Highway
System.
Please feel free to contact me should you have any further questions. We appreciate the opportunity to review and comment. Thank you.
Kind Regards,
Peggy Fehlman
Right of Way Coordinator
ADOT Central District
2140 W. Hilton Avenue
Phoenix, AZ 85009
(602)712-6622 Office
www.azdot.gov
On Thu, Sep 23, 2021 at 9:56 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov> wrote:
Good morning all,
This e-mail will serve as notification of a 2nd Submittal we have received from Pew and Lake, PLC – Jon Gillespie for a Comprehensive Plan
Amendment to change the land use designation in the Laveen Area Plan from Rural (0-1 d.u./acre) and Open Space to Large Lot Residential (1-
2 d.u./acre), Zone Change with Overlay from RU-43 to R1-18 RUPD and Preliminary Plat for Sunrise Ranch.
Applicable documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using the Comprehensive Plan Amendment
case number CPA2021012, Zone Change case number Z2021074 and Preliminary Plat case number S2021020.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Friday, July 2, 2021 11:03 AM
To: thelcrd@gmail.com; swilken@azmag.gov; vwolfley@azmag.gov; dan.penton@laveen.org; manuel.burboa@laveen.org;
council@laveen.org; jmburboa@msn.com; tophilhertel@hotmail.com; sandy.hamilton.az@gmail.com; Kimberly.Antone.LUPZ@gric.nsn.us;
alan.stephenson@phoenix.gov; kathy.holsome@gmail.com; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>; kcotner@azmag.gov;
alan.stephenson@phoenix.gov; Andrew Cavalcant <acavalcant@azgfd.gov>; debbie.keating@phoenix.gov;
I_thompson@MCSO.maricopa.gov; price@phxhs.k12.az.us; ehinojos@laveeneld.org; cristinaherrera@mail.maricopa.gov;
JulieSyrmopoulos@mail.maricopa.gov; Stella Sheridan - EMERMGTX <SheridanS@mail.maricopa.gov>; jimgovern@mcldaz.org;
rickcreakman@mail.maricopa.gov; redletter@azdot.gov; tbuschatzke@azwater.gov; azshpo@azstateparks.gov;
james.bloom@pinnaclewest.com
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: Zone Change with Overlay and Preliminary Plat - Go Away Ranch
Good morning all,
This e-mail serves as notification of applications we have received from Pew and Lake, PLC – Jon Gillespie for a Zone Change with Overlay
from RU-43 to R1-18 RUPD and Preliminary Plat with 101 lots for Go Away Ranch. Applicable documents for review are available on the
Online Permit Manager at: https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using the Zone
Change case number Z2021074 and Preliminary Plat case number S2021020. A Technical Advisory Committee meeting for agencies with
technical comments will be scheduled once a required Comprehensive Plan Amendment is submitted to complement these cases. A subsequent
notification will be sent at that time. Please contact me if you would like to attend.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From:
Andrew Cavalcant <acavalcant@azgfd.gov>
Sent:
Monday, July 12, 2021 7:46 AM
To:
Adam Cannon (PND)
Subject:
Re: Comprehensive Plan Amendment, Zone Change with Overlay and
Preliminary Plat - Go Away Ranch
I have them pulled up but I did not see anything under attachments for all three cases. FOr some reason
when I tried again they now show. Thanks.
Andrew Cavalcant | Project Evaluation Specialist
ARIZONA GAME AND FISH DEPARTMENT
OFFICE: 623.236.7222
MOBILE: 602.690.6172
EMAIL: acavalcant@azgfd.gov
azgfd.gov | 5000 W. Carefree Highway, Phoenix, AZ 85086
Join our new Conservation Membership program and ensure a wildlife legacy for the future.
On Mon, Jul 12, 2021 at 7:42 AM Adam Cannon (PND) <Adam.Cannon@maricopa.gov> wrote:
Hi Andrew,
Yes there are documents associated with these. You can access them at the link below by looking up
the case numbers – if you are having trouble getting to them I will send you instructions.
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From: Andrew Cavalcant <acavalcant@azgfd.gov>
Sent: Monday, July 12, 2021 7:40 AM
To: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: Re: Comprehensive Plan Amendment, Zone Change with Overlay and Preliminary Plat - Go
Away Ranch
Hey Adam,
Thanks for passing this along. Are there any documents associated with this or is it in the early stages?
From what I can gather is that they want to eventually develop a residential community on parcel 300-
15-010C?
Andrew Cavalcant | Project Evaluation Specialist
ARIZONA GAME AND FISH DEPARTMENT
OFFICE: 623.236.7222
MOBILE: 602.690.6172
EMAIL: acavalcant@azgfd.gov
azgfd.gov | 5000 W. Carefree Highway, Phoenix, AZ 85086
Join our new Conservation Membership program and ensure a wildlife legacy for the future.
On Fri, Jul 9, 2021 at 5:12 PM Adam Cannon (PND) <Adam.Cannon@maricopa.gov> wrote:
Good afternoon all,
As indicated in the previous e-mail, this update will serve as notification of applications we have
received from Pew and Lake, PLC – Jon Gillespie for a Comprehensive Plan Amendment to change the
land use designation in the Laveen Area Plan from Rural (0-1 d.u./acre) and Open Space to Large Lot
Residential (1-2 d.u./acre), Zone Change with Overlay from RU-43 to R1-18 RUPD and Preliminary Plat
with 101 lots for Go Away Ranch.
Applicable documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the Comprehensive Plan Amendment case number CPA2021012, Zone Change case number Z2021074
and Preliminary Plat case number S2021020. A Technical Advisory Committee meeting for agencies
with technical comments is scheduled for August 3, 2021 at 9:45 a.m. Please contact me if you would
like to attend.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Friday, July 2, 2021 11:03 AM
To: thelcrd@gmail.com; swilken@azmag.gov; vwolfley@azmag.gov; dan.penton@laveen.org;
manuel.burboa@laveen.org; council@laveen.org; jmburboa@msn.com; tophilhertel@hotmail.com;
sandy.hamilton.az@gmail.com; Kimberly.Antone.LUPZ@gric.nsn.us; alan.stephenson@phoenix.gov;
kathy.holsome@gmail.com; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>; kcotner@azmag.gov;
alan.stephenson@phoenix.gov; Andrew Cavalcant <acavalcant@azgfd.gov>;
debbie.keating@phoenix.gov; I_thompson@MCSO.maricopa.gov; price@phxhs.k12.az.us;
ehinojos@laveeneld.org; cristinaherrera@mail.maricopa.gov; JulieSyrmopoulos@mail.maricopa.gov;
Stella Sheridan - EMERMGTX <SheridanS@mail.maricopa.gov>; jimgovern@mcldaz.org;
rickcreakman@mail.maricopa.gov; redletter@azdot.gov; tbuschatzke@azwater.gov;
azshpo@azstateparks.gov; james.bloom@pinnaclewest.com
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: Zone Change with Overlay and Preliminary Plat - Go Away Ranch
Good morning all,
This e-mail serves as notification of applications we have received from Pew and Lake, PLC – Jon
Gillespie for a Zone Change with Overlay from RU-43 to R1-18 RUPD and Preliminary Plat with 101 lots
for Go Away Ranch. Applicable documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the Zone Change case number Z2021074 and Preliminary Plat case number S2021020. A Technical
Advisory Committee meeting for agencies with technical comments will be scheduled once a required
Comprehensive Plan Amendment is submitted to complement these cases. A subsequent notification
will be sent at that time. Please contact me if you would like to attend.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From:
Andrew Cavalcant <acavalcant@azgfd.gov>
Sent:
Monday, July 12, 2021 7:40 AM
To:
Adam Cannon (PND)
Subject:
Re: Comprehensive Plan Amendment, Zone Change with Overlay and
Preliminary Plat - Go Away Ranch
Hey Adam,
Thanks for passing this along. Are there any documents associated with this or is it in the early stages?
From what I can gather is that they want to eventually develop a residential community on parcel 300-
15-010C?
Andrew Cavalcant | Project Evaluation Specialist
ARIZONA GAME AND FISH DEPARTMENT
OFFICE: 623.236.7222
MOBILE: 602.690.6172
EMAIL: acavalcant@azgfd.gov
azgfd.gov | 5000 W. Carefree Highway, Phoenix, AZ 85086
Join our new Conservation Membership program and ensure a wildlife legacy for the future.
On Fri, Jul 9, 2021 at 5:12 PM Adam Cannon (PND) <Adam.Cannon@maricopa.gov> wrote:
Good afternoon all,
As indicated in the previous e-mail, this update will serve as notification of applications we have
received from Pew and Lake, PLC – Jon Gillespie for a Comprehensive Plan Amendment to change the
land use designation in the Laveen Area Plan from Rural (0-1 d.u./acre) and Open Space to Large Lot
Residential (1-2 d.u./acre), Zone Change with Overlay from RU-43 to R1-18 RUPD and Preliminary Plat
with 101 lots for Go Away Ranch.
Applicable documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the Comprehensive Plan Amendment case number CPA2021012, Zone Change case number Z2021074
and Preliminary Plat case number S2021020. A Technical Advisory Committee meeting for agencies
with technical comments is scheduled for August 3, 2021 at 9:45 a.m. Please contact me if you would
like to attend.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
From: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Sent: Friday, July 2, 2021 11:03 AM
To: thelcrd@gmail.com; swilken@azmag.gov; vwolfley@azmag.gov; dan.penton@laveen.org;
manuel.burboa@laveen.org; council@laveen.org; jmburboa@msn.com; tophilhertel@hotmail.com;
sandy.hamilton.az@gmail.com; Kimberly.Antone.LUPZ@gric.nsn.us; alan.stephenson@phoenix.gov;
kathy.holsome@gmail.com; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>; kcotner@azmag.gov;
alan.stephenson@phoenix.gov; Andrew Cavalcant <acavalcant@azgfd.gov>;
debbie.keating@phoenix.gov; I_thompson@MCSO.maricopa.gov; price@phxhs.k12.az.us;
ehinojos@laveeneld.org; cristinaherrera@mail.maricopa.gov; JulieSyrmopoulos@mail.maricopa.gov;
Stella Sheridan - EMERMGTX <SheridanS@mail.maricopa.gov>; jimgovern@mcldaz.org;
rickcreakman@mail.maricopa.gov; redletter@azdot.gov; tbuschatzke@azwater.gov;
azshpo@azstateparks.gov; james.bloom@pinnaclewest.com
Cc: Adam Cannon (PND) <Adam.Cannon@maricopa.gov>
Subject: Zone Change with Overlay and Preliminary Plat - Go Away Ranch
Good morning all,
This e-mail serves as notification of applications we have received from Pew and Lake, PLC – Jon
Gillespie for a Zone Change with Overlay from RU-43 to R1-18 RUPD and Preliminary Plat with 101 lots
for Go Away Ranch. Applicable documents for review are available on the Online Permit Manager at:
https://accela.maricopa.gov/CitizenAccessMCOSS/Default.aspx. You can search for the case by using
the Zone Change case number Z2021074 and Preliminary Plat case number S2021020. A Technical
Advisory Committee meeting for agencies with technical comments will be scheduled once a required
Comprehensive Plan Amendment is submitted to complement these cases. A subsequent notification
will be sent at that time. Please contact me if you would like to attend.
Best regards,
Adam Cannon
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-372-0292
adam.cannon@maricopa.gov
P&D is now 100% digital for construction permit applications.
Find information on our new permit process here.
November 10, 2021
Mr. Adam Cannon
Maricopa County Planning and Development Department
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Electronically submitted to: adam.cannon@maricopa.gov
Re: ComprehensivePlanAmendment,ZoneChangewithOverlayandPreliminaryPlat
for Sunrise Ranch (Formerly Go Away Ranch)
Dear Mr. Cannon:
The Arizona Game and Fish Department (Department) reviewed your Project Evaluation
RequestonOctober4,2021,regardingtheComprehensivePlanAmendmenttochangetheland
usedesignationintheLaveenAreaPlanfromRural(0-1d.u./acre)andOpenSpacetoLargeLot
Residential (1-2 d.u./acre), Zone Change with Overlay from RU-43 to R1-18 RUPD and
PreliminaryPlatforSunriseRanch.Thiswillbeasinglefamilyresidentialcommunitywhich
features101totallots(1.75unitsperacre)inaprivategatedcommunityinPhoenix,Arizona.
Thisplannedcommunityissituatedwithinexistingagriculturalcropland,andisimmediately
adjacent to undeveloped land, and is in close proximity to the South Mountain Preserve.
Under Title 17 of theArizonaRevisedStatutes,theDepartment,byandthroughtheArizona
Game and Fish Commission (Commission), has jurisdictional authority and public trust
responsibilities to protect and conserve the state fish and wildlife resources. In addition,the
DepartmentmanagesthreatenedandendangeredspeciesthroughauthoritiesofSection6ofthe
Endangered Species Act and the Department’s 10(a)1(A) permit. It is the mission of the
DepartmenttoconserveandprotectArizona'sdiversefishandwildliferesourcesandmanagefor
safe, compatible outdoor recreation opportunitiesforcurrentandfuturegenerations.Foryour
consideration,theDepartmentprovidesthefollowingcommentsbasedontheagency'sstatutory
authorities, public trustresponsibilities,andspecialexpertiserelatedtowildliferesourcesand
recreation.
AsseenontheDepartment'sOnlineEnvironmentalToolreportcreatedforyouonNovember10,
2021, western burrowing owls (Athene cunicularia hypugaea) and Sonoran desert tortoise
(Gopherus morafkai) have beenreportedwithinathreemileradiusofyourproposedproject.
Based on the information provided, the Department offers the following general
recommendations:
Comprehensive Plan Amendment, Zone Change with Overlay and Preliminary Plat for Sunrise Ranch
November 10, 2021
2
●
Minimizeimpactstovegetationduringprojectconstruction.Stagingareasshouldbelocated
inpreviouslydisturbedsites,andkeptassmallaspossible.Implementerosionanddrainage
controlmeasuresduringtheprojecttopreventtheintroductionofsediment-ladenrunoffinto
adjacentsurfacewaters,andtopreventimpactstosurfacewaterquality.Stabilizeexposed
soils, particularly on slopes,withnativevegetationassoonaspossibletopreventexcess
erosion.
●
Minimizethepotentialintroductionorspreadofexoticinvasivespecies,includingaquatic
andterrestrialplants,animals,insectsandpathogens.Precautionsshouldbetakentowash
and/or decontaminate all equipment utilized in the project activities before entering and
leavingthesite.SeetheArizonaDepartmentofAgriculturewebsiteforalistofprohibited
and restricted noxious weeds at https://www.invasivespeciesinfo.gov/unitedstates/az.shtml
andtheArizonaNativePlantSocietyhttps://aznps.com/invasforrecommendationsonhow
tocontrol.Toviewalistofdocumentedinvasivespeciesortoreportinvasivespeciesinor
nearyourprojectareavisitiMapInvasives-anationalcloud-basedapplicationfortracking
and managing invasive species at https://imap.natureserve.org/imap/services/page/map.html.
○
Tobuildalist:zoomtoyourareaofinterest,usetheidentify/measuretooltodrawa
polygonaroundyourareaofinterest,andselect“SeeWhat’sHere”foralistofreported
species.Toexportthelist,youmusthaveanaccountandbeloggedin.Youcanthenuse
the export tool to draw a boundary and export the records in a csv file.
●
To further limit the spread of non-native, invasive plant species, the Department
recommendslandscapingwithdrought-tolerantspeciesthatarenativetoArizona.Visitthe
Arizona Native Plant Society’s for information on preferred native plants to utilize in
landscaping http://aznps.com/invasives/GrowNative/invasives.html.
●
Thewesternburrowingowl(Athenecuniculariahypugaea),aspecialstatusspeciesthatis
regulatedundertheMigratoryBirdTreatyAct(MBTA),hasbeenrecordedinthevicinityof
yourproject.Ifsuitablehabitatforthisspeciesispresentwithinoradjacenttoyourproject
area,theDepartmentrecommendsconductinganoccupancysurveyforwesternburrowing
owl to determine if this species occurs within your project footprint. Guidelines for
conducting this survey are found in Burrowing Owl Project Clearance Guidance for
Landowners whichcanbeaccessedon-linethroughtheDepartment’swebsite.Pleasenote
1
thatthesurveyshouldbeconductedbyasurveyorthatiscertifiedbytheDepartment.Ifan
activeburrowingowlburrowisdetected,pleasecontacttheDepartmentandtheU.S.Fish
andWildlifeServicefordirection,inaccordancewiththeBurrowingOwlProjectClearance
Guidance for Landowners.
●
TheSonorandeserttortoise(Gopherusmorafkai)isaCandidatespeciesforlistingunderthe
ESA, and is also covered under a Candidate Conservation Agreement (CCA). Suitable
habitatfortheSonorandeserttortoisemaybepresentwithinnativehabitatadjacenttothe
proposed project. While workisbeingconductedwithinsuitableSonoranDeserttortoise
1 https://www.azgfd.com/wildlife/speciesofgreatestconservneed/raptor-management/burrowing-owl-mangement/
Comprehensive Plan Amendment, Zone Change with Overlay and Preliminary Plat for Sunrise Ranch
November 10, 2021
3
habitat, construction crews should refer to the Guidelines for Handling Sonoran Desert
Tortoises Encountered on Development Projects should a tortoise be encountered.
2
TheDepartmentappreciatestheopportunitytoprovideanevaluationofimpactstowildlifeor
wildlife habitats associated with the Comprehensive Plan Amendment, Zone Change with
OverlayandPreliminaryPlatforSunriseRanch(FormerlyGoAwayRanch).Ifyouhaveany
questions regardingthisletter,pleasecontactmeat(623)236-7615,andvisitourwebsitefor
additional guidelines at https://www.azgfd.com/wildlife/planning/wildlifeguidelines/.
Sincerely,
Cheri Bouchér
Project Evaluation Program Specialist, Habitat Branch
Arizona Game and Fish Department
AZGFD# M21-10045622
2 https://s3.amazonaws.com/azgfd-portal-wordpress/PortalImages/files/wildlife/2014%20Tortoise%20handling%20guidelines.pdf