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August 17, 2022 S2020025 Page 1 of 2 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: August 17, 2022 Case #/Title: S2020025 – Sonoran Trails Final Plat Supervisor District: 2 Applicant/Owners: Toll Brothers / Norma & Richard Hoover Request: Final Plat of Sonoran Trails, which comprises 24 residential lots and 3 tracts in the R1-18 RUPD zoning district Site Location: Generally located at the NWC of 60th St. and Dynamite Blvd. in the Phoenix area. Site Size: Approximately 20 acres County Island Status: No Additional Comments: Sonoran Trails was formerly known as 60th & Dynamite. Staff considers this Final Plat to be in substantial conformance with the approved Preliminary Plat (S2020013). During the review of the infrastructure plans, one lot was removed due to the drainage design, staff has determined the reduction of a single lot is in substantial conformance with the approved preliminary plat. The applicant has routed a copy of the plat to all the municipalities within three miles of the subject property and to all intended utility providers. There were no objections to the request raised by any of these agencies. The Final Plat meets all applicable subdivision regulations and zoning regulations of the R1-18 RUPD (Z2015061). Recording fees will be furnished at the time of plat recordation. All requirements of the Maricopa County Department of Transportation, the Maricopa County Environmental Services Department, the Flood Control District of Maricopa County, and the Drainage Review Division of the Maricopa County Planning and Development Department have been met. Recommendation: Approval Presented by: Rachel Applegate, Senior Planner Reviewed by: Darren Gerard, AICP, Planning Manager Attachments: Letter to the Board of Supervisors (1 page) August 17, 2022 S2020025 Page 2 of 2 Reduction of Final Plat (4 pages) Narrative Report (4 pages) ADWR Letter & support documents for Expansion of Scottsdale area (23 pages) 4700 E. Southern Avenue, Mesa, AZ 85206 Tel: 480.218.8831 Fax: 480.830.4888 www.atwell-group.com March 26, 2022 Maricopa County Board of Supervisors 301 W. Jefferson Street #10 Phoenix, AZ 85003 RE: S2020025 - 60th & Dynamite / “Sonoran Trails” – Single Family Residential Subdivision Atwell Project Number: 20000655 To The Members of The Board, With submission of this Final Plat and accompanying documents, all parties herein respectfully request approval by the Board of Supervisors. This request is made jointly by the current property owner (R.L. & J.L. Hoover Trust) and the developing party (Toll Brothers: 8767 E. Via de Ventura, Scottsdale, AZ 85258). Atwell, LLC has prepared the Final Plat and associated documents as consultant to the developing party. The subject Final Plat has been submitted to surrounding municipalities within a 3-mile range. Respectfully, ATWELL, LLC Michael Park, PE Team Leader - LD 27,500 SF Sonoran Trails Final Plat Narrative Report 4700 E. Southern Avenue, Mesa, AZ 85206 Tel: 480.218.8831 Fax: 480.830.4888 www.atwell-group.com Final Plat Narrative Report For Sonoran Trails 5928 E. Dynamite Road Northwest Corner of 60th Street and Dynamite Boulevard Case No. S2020025 4700 E. Southern Avenue, Mesa, AZ 85206 Tel: 480.218.8831 Fax: 480.830.4888 www.atwell-group.com Purpose of Request The prospective development presented herein is being initiated by Toll Brothers as the project developer and is proposed as a 24-lot single-family subdivision on an existing property that is approximately 20.06 gross acres in size (18.64 acres net). The site is located at the northwest corner of 60th Street and Dynamite Boulevard in Cave Creek, which has undergone changes in entitlement in prior years to set the stage for the subdivision as shown. Description of Proposal This property has undergone prior planning and approval processes for development but was never constructed. In recent years, the project received jurisdictional approvals to re-zone the property to R1-18 RUPD designation (Z2015061 and CPA2015008), plat the proposed development (S2015012 and S2015021), and had taken improvement plan processing through 2nd review with all applicable agencies (Maricopa County, City of Scottsdale and MCDOT). Through recent years, the property ownership (R.L. & N.J. Hoover Trust) has now positioned with Toll Brothers to revive and update the project development in hopes to bring the proposed project to fruition. The overall layout and general conditions are relatively the same as the original project, with some updates to reduce construction costs and improve the overall land use to meet current market demands. With an approximate net density of 1.34 DU/AC, the total lot count is at twenty-four (24) single-family lots with the remainder of the property made up of three (3) common area tracts to provide for appropriate open space and accommodate necessary drainage conditions. Lot sizes range from just over 15,0000 sq. ft. up to around 28,568 sq. ft., with the lot area per a dwelling unit exceeding the minimum of 27,500 sq. ft. Common areas that include private streets and natural washes make up around 8.9 acres of the development area and will provide an open and natural feel to the neighborhood. Said common areas will be managed and maintained by an HOA for the subdivision to ensure quality and function. The total lot count has been reduced from 25 lots, as shown on the Preliminary Plat to 24 lots. The Final Plat and Construction Documents have recently been revised to exclude one lot (Lot #7) as shown on the approve Preliminary Plat. The lot was removed to adhere to Flood Control Requirements for drainage improvements. The removed lot is now included as open space and is being utilized for retention of on-site drainage. With respect to drainage conditions, the site currently sits in a FEMA floodplain classification of ‘AE’. The development is being designed in concert with a floodplain designation ‘AE’ and associated CLOMR/LOMR for improvements. Approvals and permits are expected to coincide with and follow the formal change by FEMA. It is anticipated that the onsite roadways will be designed to stay above the 100-year storm event and utilize culverts at all major crossings. Wash crossings along N. 60th Street will be designed to pass nuisance flows beneath the road in culverts while the 100-year storm events will pass over the roadway. Historical drainage conditions with offsite impacts traversing through the site will continue to be routed through the property in the same manner and remain in a natural appearance. Relationship to Surrounding Properties The subject property is made up of a single parcel just under 20 acres in size, located at 5928 E. Dynamite Boulevard, being at the northwest corner of E. Dynamite Boulevard and N. 60th Street in Cave Creek, but actually resides within Maricopa County jurisdiction. The City of Scottsdale is located south of Dynamite Boulevard, with the jurisdictional boundary line being the northerly right-of-way of Dynamite. Surrounding properties in the area are most commonly made up of larger, rural residential lots that remain un-subdivided. These types of properties border the development on the west, north and south (across Dynamite) sides. Several single-family subdivisions are located in the vicinity which are similar in type and character to this proposal, although much larger in overall size. While the jurisdictions vary somewhat in the vicinity, the general zoning designations of RU-43/R1-43 and R1-35 are most typical. 4700 E. Southern Avenue, Mesa, AZ 85206 Tel: 480.218.8831 Fax: 480.830.4888 www.atwell-group.com Location and Accessibility The property is situated on the north side of Dynamite Boulevard approximately 1.5 miles west of Scottsdale Road and about 1.5 miles east of Tatum Boulevard. While addressing and access to the existing property is from Dynamite Blvd., the new subdivision’s primary gated entry will be placed off of 60th Street. It should be noted that the rural character of the area lacks sidewalks for general pedestrian connectivity, therefore vehicular access is the primary means of ingress/egress. Through traffic impact analyses associated with the project, it was determined that road widening and some lane changes are necessary to alleviate potential concerns with general traffic and access. Currently, Dynamite Blvd. is a 2-lane road which widens periodically to allow for necessary turn lanes. Dynamite Blvd. will be widened adjacent to the project to provide an eastbound left turn lane on to 60th Street, and utilize tapers to tie the lanes to the existing configurations. The southbound approach of 60th Street to the intersection with Dynamite is implementing a widened throat to provide dedicated through/turn lanes onto Dynamite. Circulation System The aforementioned roadway changes will be made possible by new right-of-way dedications by the subject development. Frontage along E. Dynamite boulevard is being dedicated to a 55’ half-street right-of-way and frontage along N. 60th Street will receive a 20’ right-of-way dedication to arrive at a 30’ half-street width. As mentioned prior, the development proposes a gated entry (with turnaround) from 60th Street that serves as the primary ingress/egress for the subdivision. Once past the entry gates, private streets provide vehicular access through the neighborhood. Said streets consist of a 40’ wide tract and a 26’ wide paved road with curbing. From the entry gate, a cul-de-sac bears southwesterly to access Lots 1-6. Continuing past the cul-de-sac entry leads to Lots 7-25 once crossing over to the north side of a main wash. This portion of the site splits to a contained loop providing alternate paths to the lots in the northerly portion of the development. All onsite private roadways and improvements to 60th Street will comply to MCDOT standards. A secondary emergency access point is provided from 60th Street between Lots 19 and 20. This access point is anticipated to be somewhat indiscreet and serve for emergency purposes only. The path will be constructed with a suitable, stabilized all-weather surface which is expected to be a form of compacted aggregate to match the aesthetic and landscape character at the site. Access will be restricted at the emergency drive with decorative gates and appropriate Knox locks. Development Schedule Construction of the subdivision is not currently anticipated to be considered a phased development. A conventional approach is expected to begin with site clearing and soil preparation, followed by mass grading, utilities and drainage infrastructure, roadways, lot pad preparation and site walls, then moving to home construction when permitted. Speculatively, it is anticipated that the general site work will be completed within 6 to 12 months after beginning and transition to home product thereafter. Community Facilities and Services School district, parks, amenities etc. Due to the size and character of the development, the site is being planned to provide smaller, natural park type amenities for residents. These are designed to mesh with and enhance the natural setting of the area while providing walking paths and dedicated scenic view settings. In addition, the subdivision will provide fencing for home lots and some portions of the property for general security while maintaining an open feel that connects to the surrounding neighborhood. The property lies within the Cave Creek Unified School District. While some charter schools are located nearby, the delineated boundaries of the district indicate Desert Sun Academy Elementary School, Sonoran Trails Middle School and Cactus Shadows High School to be the designated schools for students that may reside in the subdivision. 4700 E. Southern Avenue, Mesa, AZ 85206 Tel: 480.218.8831 Fax: 480.830.4888 www.atwell-group.com While there is no shortage of activities and amenities in the area to sustain almost any lifestyle, there are some better-known destinations to make note of. Golf courses are a common sight in the greater Phoenix area, and there are several within close proximity, including Troon North and Tatum Ranch golf clubs. Many common commercial uses are found within a few miles of the property. There are two larger regional shopping supercenters found just 5 miles south of the development, being Desert Ridge Marketplace and City North. These facilities are home to many common retailers and food establishments found in the greater Phoenix metropolitan area. Public Utilities and Services Wet utilities (water and sewer) for the property are served by the City of Scottsdale. Water is available to the site via an 8” main in E. Dynamite Boulevard, a 12” main located in N. 60th Street, and a 6” stub located midway along the west property line. It is anticipated that the onsite water system will consist of an 8” main that maintains a “looped” network by connecting to both of the available offsite water mains for redundancy. Sewer is served by an 8” offsite gravity main located south of the site in E. Dynamite Boulevard. The proposed onsite private collection system is expected to consist of a combination of 6” and 8” gravity mains that will connect to the offsite main near the southwest corner of the site. Plans will be submitted to the City of Scottsdale for approval and permitting of both the water and sewer designs for the site. Other public utilities and service providers include APS for electrical, Southwest Gas, with cable and telephone provided by CenturyLink and Cox Communications. Will serve letters have been obtained for these providers. Additionally, refuse/recycle collection will be handled by Republic Services. Due to the property being located within Maricopa County, Emergency services for the area are provided by Rural Metro Fire Department (stations #821, 825 or 826) and the Maricopa County Sherriff’s Office (District 4).