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May 4, 2022
S2021021
Page 1 of 1
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
May 4, 2022
Case #/Title:
S2021021 – Granite Vista Phase 2H
Supervisor District:
4
Applicant/Owner:
Jason Burm - Kimley-Horn / Jeff Klem - Sunset-Tartesso c/o
Elliott Homes
Request:
Final Plat for 57 residential lots and 10 tracts in the R1-8 RUPD
PAD and R1-6 RUPD PAD zoning districts
Site Location:
Generally located approx. 2,383’ from the SWC of Olive Ave.
& Cotton Ln.
Site Size:
Approximately 27 acres
County Island Status:
Yes, Glendale
Additional
Comments:
Staff considers this final plat to be in substantial conformance
with the approved Granite Vista Preliminary Plat (S2020023).
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 plat meets
all applicable subdivision regulations and zoning regulations
of the R1-8 RUPD PAD and R1-6 RUPD PAD zoning districts
(Z2017057).
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:
Adam Cannon, AICP, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
Letter to the Board of Supervisors (1 page)
Reduction of Final Plat (6 pages)
Narrative Report Summary (15 pages)
ADWR Certificate (1 page)
kimley-horn.com
1001 W Southern Ave, Suite 131, Mesa, AZ 85210
480-207-2666
Letter to Board of Supervisors
To:
Maricopa County Board of Supervisors
From:
Jason Burm, PE
Kimley-Horn and Associates, Inc.
Date:
October 21st, 2021
Subject:
Granite Vista Phase 2H Final Plat
REQUEST FOR APPROVAL
The purpose of this letter is to request approval of the Granite Vista Phase 2H Final Plat. This plat
dedicates 57 single-family residential lots and 10 tracts for Phase 2H of the Granite Vista Master
Planned Community.
SUBDIVIDER
Sunset-Tartesso LLC, C/O Elliot Homes of Arizona
1400 E Southern Ave, Suite 725
Tempe, Arizona 85282
PARTY RESPONSIBLE FOR PREPARING FINAL PLAT
Hubbard Engineering
120 S Alma School Road, Suite 12000
Mesa, Arizona 85210
FINAL PLAT SUBMITAL
Per the ARS § 1605 process the Final Plat has been routed electronically to applicable fire department,
any town or city within three miles of the site of the plat, and other interested parties.
If you have any further questions, please feel free to contact me at (480) 207-2667
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Jason Burm, P.E.
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: of 6
S2021021
NOTES
VICINITY MAP
SURVEYOR
BASIS OF BEARING
OWNER
SURVEYOR'S STATEMENT
DEDICATION
SHEET INDEX
GRANITE VISTA PHASE 2H FINAL PLAT
PHASE 2H PARCEL ACREAGE
ENGINEER
ASSURANCE STATEMENT - PLANNING AND DEVELOPMENT
FLOOD CERTIFICATION
CERTIFICATION OF COUNTY TREASURER
CERTIFICATION OF COUNTY ASSESSOR
BOARD OF SUPERVISORS
ACKNOWLEDGEMENT
PERTINENT DOCUMENTS
LEGAL DESCRIPTION
0
3
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2
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2
1
1
ZONING DISTRICT
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: of 6
S2021021
LEGEND
ZONE INDEX/BUFFER INDEX
SHEET INDEX
ZONE R1-6 RUPD PAD
(NOT A PART)
SHEET 4
ZONE R1-8 RUPD PAD
ZONE R1-6
RUPD PAD
ZONE
R1-6 RUPD PAD
SHEET 5
0
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2
2
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2
1
2
SHEET 6
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: of 6
S2021021
PHASE 2H ACREAGE DETAIL
NOTE
LOT TABLE
LOT #
SQUARE FEET
ACRES
WIDTH
ZONE
376
8649.00
0.1986
71.00'
R1-8 RUPD PAD
377
8754.00
0.2010
70.00'
R1-8 RUPD PAD
378
8753.00
0.2009
70.00'
R1-8 RUPD PAD
379
8752.00
0.2009
70.00'
R1-8 RUPD PAD
380
8751.00
0.2009
70.00'
R1-8 RUPD PAD
381
8753.00
0.2009
70.00'
R1-8 RUPD PAD
382
9383.00
0.2154
77.00'
R1-8 RUPD PAD
383
9394.00
0.2157
77.00'
R1-8 RUPD PAD
384
9373.00
0.2152
77.00'
R1-8 RUPD PAD
385
9000.00
0.2066
73.00'
R1-8 RUPD PAD
386
8753.00
0.2009
70.00'
R1-8 RUPD PAD
387
8596.00
0.1973
70.00'
R1-8 RUPD PAD
388
8665.00
0.1989
70.00'
R1-8 RUPD PAD
389
8750.00
0.2009
70.00'
R1-8 RUPD PAD
390
8750.00
0.2009
70.00'
R1-8 RUPD PAD
391
8750.00
0.2009
70.00'
R1-8 RUPD PAD
392
8750.00
0.2009
70.00'
R1-8 RUPD PAD
393
8750.00
0.2009
70.00'
R1-8 RUPD PAD
394
8750.00
0.2009
70.00'
R1-8 RUPD PAD
395
8750.00
0.2009
70.00'
R1-8 RUPD PAD
396
8750.00
0.2009
70.00'
R1-8 RUPD PAD
397
8750.00
0.2009
70.00'
R1-8 RUPD PAD
398
8750.00
0.2009
70.00'
R1-8 RUPD PAD
399
8837.00
0.2029
70.00'
R1-8 RUPD PAD
400
8663.00
0.1989
70.00'
R1-8 RUPD PAD
401
8750.00
0.2009
70.00'
R1-8 RUPD PAD
402
8750.00
0.2009
70.00'
R1-8 RUPD PAD
403
8750.00
0.2009
70.00'
R1-8 RUPD PAD
404
8750.00
0.2009
70.00'
R1-8 RUPD PAD
405
8750.00
0.2009
70.00'
R1-8 RUPD PAD
406
8750.00
0.2009
70.00'
R1-8 RUPD PAD
407
8750.00
0.2009
70.00'
R1-8 RUPD PAD
408
8750.00
0.2009
70.00'
R1-8 RUPD PAD
409
8750.00
0.2009
70.00'
R1-8 RUPD PAD
410
8750.00
0.2009
70.00'
R1-8 RUPD PAD
411
8746.00
0.2008
70.00'
R1-8 RUPD PAD
412
10010.00
0.2298
82.00'
R1-8 RUPD PAD
413
10000.00
0.2296
80.00'
R1-8 RUPD PAD
414
10000.00
0.2296
80.00'
R1-8 RUPD PAD
415
10000.00
0.2296
80.00'
R1-8 RUPD PAD
416
10000.00
0.2296
80.00'
R1-8 RUPD PAD
417
10000.00
0.2296
80.00'
R1-8 RUPD PAD
418
10000.00
0.2296
80.00'
R1-8 RUPD PAD
419
10000.00
0.2296
80.00'
R1-8 RUPD PAD
420
10000.00
0.2296
80.00'
R1-8 RUPD PAD
421
8750.00
0.2009
70.00'
R1-8 RUPD PAD
422
8945.00
0.2053
70.00'
R1-8 RUPD PAD
423
8960.00
0.2057
70.00'
R1-8 RUPD PAD
424
8960.00
0.2057
70.00'
R1-8 RUPD PAD
425
8960.00
0.2057
70.00'
R1-8 RUPD PAD
426
10416.00
0.2391
80.00'
R1-8 RUPD PAD
427
8960.00
0.2057
70.00'
R1-8 RUPD PAD
428
8960.00
0.2057
70.00'
R1-8 RUPD PAD
429
8960.00
0.2057
70.00'
R1-8 RUPD PAD
430
8960.00
0.2057
70.00'
R1-8 RUPD PAD
431
8960.00
0.2057
70.00'
R1-8 RUPD PAD
432
9840.00
0.2259
82.00'
R1-8 RUPD PAD
TOTAL
516463.00
11.8564
0
3
/
2
2
/
2
1
3
ZONE TABLE
R1-8 RUPD, PAD SINGLE FAMILY RESIDENTIAL ZONING DISTRICT STANDARDS - Z2017057
R1-8 RUPD APPLIES TO LOTS 376-432 ONLY FOR MODEL HOME COMPLEX.
REGULATION
BASE ZONING DISTRICT
REGULATION (R1-8)
ZONING DISTRICT REGULATION (R1-8 RUPD)
HEIGHT (MAX.)
30'
30'
20' WITHIN ZONE A (DEVELOPMENT PARCEL C6)
20' WITHIN ZONE B (DEVELOPMENT PARCEL C6)
FRONT YARD (MIN.)
20'
15'
SIDE YARD (MIN) (1)(3)
7'
15' COMBINED: MIN. 5' ONE SIDE
STREET-SIDE YARD (MIN.) (3)
10'
10'
REAR YARD (MIN.) (2)(3)
25'
25'
LOT AREA (MIN.)
8,000 SQ. FT.
8,000 SQ. FT.
10,000 SQ. FT WITHIN ZONE A (DEVELOPMENT PARCEL C6)
LOT AREA PER DWELLING UNIT
8,000 SQ. FT.
8,000 SQ. FT.
LOT WIDTH (MIN.)
80'
70'
80' WITHIN ZONE A (DEVELOPMENT PARCELS B5 AND C6)
LOT COVERAGE
35%
51%
40% WITHIN ZONE A (DEVELOPMENT PARCELS B5 AND C6)
PARKING SPACES
2
2
PERIMETER FENCE
8' (H) MAX. NONE REQUIRED
6' (h) ALONG EAST PROPERTY LINE OF (DEVELOPMENT PARCEL C6)
(1) A COMBINED SIDE YARD SETBACK WILL BE DEMONSTRATED ON EACH INDIVIDUAL LOT. FOR EACH LOT, A MINIMUM 5' SETBACK
MUST BE PROVIDED ON ONE SIDE AND THE CORRESPONDING SIDE MUST BE DIMENSIONED SO THAT THE TOTAL (COMBINED) SETBACK
EQUALS THE TOTAL PROVIDED IN THE TABLES. FOR EXAMPLE, IN THE R1-10 DISTRICT, THE MINIMUM SETBACK IS 5' AND THE
COMBINED IS 17'. IF 5' IS PROPOSED FOR ONE SIDE, THE OTHER OPPOSING SIDE MUST BE 12'; IF 6' ON ONE SIDE, THEN 11' ON THE
OTHER SIDE, AND SO ON.
(2) AN OPEN PORCH, COVERED PATIO OR OPEN BALCONY MAY PROJECT INTO A REAR YARD, PROVIDED THE STRUCTURE DOES NOT
COME NEARER TO A COMMON REAR LOT LINE THAN TEN (10) FEET. SEE APPENDIX C FOR A DEPICTION OF THE INTENDED
ENCROACHMENT STANDARD. [NOTE: MCZO PERMITS DETACHED STRUCTURES AT 3' FROM REAR/SIDE SETBACKS IN ALL RESIDENTIAL
ZONING DISTRICTS.]
(3) ROOF OVERHANGS ON THE SIDES OF ALL HOUSES SHALL NOT EXCEED 1-FOOT FROM THE EXTERIOR WALLS OF THE HOUSE. THIS
RESTRICTION SHALL NOT APPLY TO THE ROOF OVERHANGS ON THE FRONT ELEVATION OF THE HOUSES, INCLUDING ARCHITECTURAL
FACADE ELEMENTS THAT MAY EXTEND ONTO A PORTION OF THE SIDE OF THE HOUSE FOR AESTHETICS.
R1-8 RUPD PAD LOT TYPICAL
CUMULATIVE TOTAL
PHASE
TOTAL NUMBER OF
RESIDENTIAL DWELLING
UNITS
FINAL PLAT CASE
NUMBER
CUMULATIVE
TOTAL PLATTED
(MAX. 1,288)
PHASE 1A
39
S2014015
39
PHASE 1B
199
S2014016
238
PHASE 1C
50
S2015007
288
PHASE 1D
94
S2015008
382
PHASE 2E
66
S2017026
448
PHASE 2F
96
S2017022
544
PHASE 2G
115
S2017029
659
PHASE 2H
57
S2021021
716
PHASE 2I
100
S2021024
816
PHASE 2H PARK TABLE
DESCRIPTION
LOCATION
AREAS
AMENITIES
MINI PARK
TRACT K
0.81 ACRES
CHIL TOT LOT, TURF SURFACE, PICNIC RAMADA
NEIGHBORHOOD PARK
TRACT R
3.20 ACRES
PICNIC RAMADA (3), CHILD TOT LOT, TURF SURFACE, SITTING AREA
TRACT TABLE
TRACT
SQUARE FEET
ACRES
USAGE
OWNER
K
35638.00
0.8181
MIN PARK / LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY
EASEMENT
HOA
L
2101.00
0.0482
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
M1
239003.00
5.4868
LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY EASEMENT
HOA
M2
8725.00
0.2003
LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY EASEMENT
HOA
M3
3660.00
0.0840
LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY EASEMENT
HOA
N
7025.00
0.1613
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
O
3193.00
0.0733
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
P
3653.00
0.0839
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
Q
9007.00
0.2068
LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY EASEMENT
HOA
R
139466.00
3.2017
NEIGHBORHOOD PARK / LANDSCAPE AREA / DRAINAGE / RETENTION /
PUBLIC UTILITY EASEMENT
HOA
TOTAL
451471.00
10.3643
R1-6 RUPD PAD LOT TYPICAL
ZONE TABLE
R1-6 RUPD PAD SINGLE FAMILY RESIDENTIAL ZONING DISTRICT STANDARDS - Z2017057
NO LOTS LOCATED IN ZONE R1-6 RUPD. TRACTS K, M2, M3 & R FALL IN ZONE R1-6 RUPD
REGULATION
BASE ZONING DISTRICT
REGULATION (R1-6)
ZONING DISTRICT REGULATION (R1-6 RUPD)
HEIGHT (MAX.)
30'
30'
FRONT YARD (MIN.)
20'
15'
SIDE YARD (MIN) (1)(3)
5'
15' COMBINED: MIN. 5' ONE SIDE
STREET-SIDE YARD (MIN.) (3)
10'
10'
REAR YARD (MIN.) (2)(3)
25'
20'
LOT AREA (MIN.)
6,000 SQ. FT.
5,750 SQ. FT.
LOT AREA PER DWELLING UNIT
6,000 SQ FT
6,000 SQ FT
LOT WIDTH (MIN.)
60'
50'
LOT COVERAGE
40%
50%
PARKING SPACES
2
2
(1) A COMBINED SIDE YARD SETBACK WILL BE DEMONSTRATED ON EACH INDIVIDUAL LOT. FOR EACH LOT, A MINIMUM 5' SETBACK
MUST BE PROVIDED ON ONE SIDE AND THE CORRESPONDING SIDE MUST BE DIMENSIONED SO THAT THE TOTAL (COMBINED) SETBACK
EQUALS THE TOTAL PROVIDED IN THE TABLES. FOR EXAMPLE, IN THE R1-10 DISTRICT, THE MINIMUM SETBACK IS 5' AND THE
COMBINED IS 17'. IF 5' IS PROPOSED FOR ONE SIDE, THE OTHER OPPOSING SIDE MUST BE 12'; IF 6' ON ONE SIDE, THEN 11' ON THE
OTHER SIDE, AND SO ON.
(2) AN OPEN PORCH, COVERED PATIO OR OPEN BALCONY MAY PROJECT INTO A REAR YARD, PROVIDED THE STRUCTURE DOES NOT
COME NEARER TO A COMMON REAR LOT LINE THAN TEN (10) FEET. SEE APPENDIX C FOR A DEPICTION OF THE INTENDED
ENCROACHMENT STANDARD. [NOTE: MCZO PERMITS DETACHED STRUCTURES AT 3' FROM REAR/SIDE SETBACKS IN ALL RESIDENTIAL
ZONING DISTRICTS.]
(3)ROOF OVERHANGS ON THE SIDES OF ALL HOUSES SHALL NOT EXCEED 1-FOOT FROM THE EXTERIOR WALLS OF THE HOUSE. THIS
RESTRICTION SHALL NOT APPLY TO THE ROOF OVERHANGS ON THE FRONT ELEVATION OF THE HOUSES, INCLUDING ARCHITECTURAL
FACADE ELEMENTS THAT MAY EXTEND ONTO A PORTION OF THE SIDE OF THE HOUSE FOR AESTHETICS.
MINIMUM 50' SETBACK FROM 175TH AVE NEIGHNORHOOD LOTS PER ZONING CONDITION 23.
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: of 6
S2021021
SEE SHEET 5
SEE SHEET 5
SEE SHEET 5
SEE SHEET 5
LEGEND
NOTE
WEAVER TRUST
APN: 502-10-972H
(UNSUBDIVIDED)
RANDY JAMES ZUBER TR/ANNE
LOUISE KENNEDY TR
APN: 502-10-976U
(UNSUBDIVIDED)
PARCEL C5
NOT A PART
(UNSUBDIVIDED)
0
3
/
2
2
/
2
1
4
CROMER CAROL M TR
APN: 502-10-976J
(UNSUBDIVIDED)
CROMER CAROL M TR
APN: 502-10-976T
(UNSUBDIVIDED)
MENDOZA CARLOR M JR
APN: 502-10-976S
(UNSUBDIVIDED)
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: of 6
S2021021
SEE SHEET 4
SEE SHEET 4
SEE SHEET 4
SEE SHEET 4
NOTE
GRANITE VISTA
PHASE 2F
BK.1414, PG. 27,
M.C.R
GRANITE VISTA
PHASE 1B
BK.1234, PG. 14,
M.C.R
PARCEL C5
NOT A PART
PARCEL C5
NOT A PART
0
3
/
2
2
/
2
1
5
SEE SHEET 6
SEE SHEET 6
LEGEND
CROMER CAROL M TR
APN: 502-10-976J
(UNSUBDIVIDED)
w w w . h u b b a r d e n g i n e e r i n g . c o m
1201 S. Alma School Rd.
Suite 12000
Mesa, AZ 85210
Ph: 480.892.3313
Sht: of 6
S2021021
0
3
/
2
2
/
2
1
6
GRANITE VISTA PHASE 2F
BK.1414, PG. 27, M.C.R
SEE SHEET 5
SEE SHEET 5
PARCEL B2
NOT A PART
PARCEL C5
NOT A PART
NOTE
LEGEND
Master Planned Community – 2H Final-Plat Narrative
Submitted: October 11, 2021
Revised: March 28, 2022
DMP Case Number: DMP2013006
Zoning Case Number: Z2013122
Preliminary Plat Number: S2020023
Final Plat Number: S2021021
Prepared By:
Kimley-Horn
Keith Nichter
1001 West Southern Avenue STE. 131
Mesa, Arizona 85210
602.313.7206
Prepared For:
Elliott Homes, Inc.
Jeff Klem
1400 East Southern Avenue #720
Tempe, Arizona 85282
480.831.9200
GRANITE VISTA
A Master Planned Community by Elliott Homes Arizona
1
Granite Vista
Final Plat Narrative
Table of Contents
PURPOSE OF REQUEST ...................................................................................................................................... 2
DESCRIPTION OF PROPOSAL ........................................................................................................................... 3
RELATIONSHIP TO SURROUDING PROPERTIES .......................................................................................... 3
LOCATION ACCESSIBILITY.............................................................................................................................. 5
CIRCULATION SYSTEM ..................................................................................................................................... 5
DEVELOPMENT SCHEDULE ............................................................................................................................. 6
COMMUNITY FACILITIES AND SERVICES.................................................................................................... 6
PUBLIC UTILITIES AND SERVICES ................................................................................................................. 7
CONCEPTUAL LANDSCAPING AND AMENITIES PLAN ............................................................................. 8
OUTREACH DEVELOPMENT CONDITIONS ................................................................................................... 9
CONCLUSION ..................................................................................................................................................... 11
Appendix A – RUPD Development Standards Tables ......................................................................................... 12
GRANITE VISTA
A Master Planned Community by Elliott Homes Arizona
2
PURPOSE OF REQUEST
The purpose of this application is to request subdivision Final Plat review and approval for
the Granite Vista Phase 2H & 2I (previously referred to as parcels C5 & C6) of the master
planned community project known as Granite Vista, depicted in the Vicinity map below.
Figure 1, Vicinity Map
This application for Final Plat is being made to expedite the implementation of the proposed
Development Master Plan. This application for Final Plat will comply with the requirements
outlined within Chapter 2 (Subdivision Application & Approval) of the Maricopa County
Subdivision Regulations and Final Plat process packet as issued by the Planning and
Development Department.
GRANITE VISTA
A Master Planned Community by Elliott Homes Arizona
3
DESCRIPTION OF PROPOSAL
The Final Plats for Granite Vista Phase 2H & 2I represent a portion of the second phase of the
larger Development Master Plan consisting of 443 approximate total acres. This proposed plat
impacts portions of four development parcels representing a total of 50.60 gross acres which
include 157 single-family residential lots on two vacant development parcels (C5, C6), 0.83
acres of Golden Lane right-of-way (C4) and a 3.20-acre park on a portion of the future school
site (B2). These parcels are identified as follows per the Granite Vista Zoning District Plan
and Development Master Plan Land Use Plan.
Development Parcel Number
Approved Zoning District
C5 (Phase 2H/I)
R1-6 RUPD PAD
C6 (Phase 2H)
R1-8 RUPD PAD
B2 (Phase 2H)
R1-6 RUPD PAD
C4 (ROW) (Phase 2I)
R1-7 RUPD PAD
Through discussions with planning staff a revision to the zoning boundary has been proposed
between R1-8 RUPD/PAD (phase 2H) and R1-6 RUPD/PAD (Phase 2I). The existing zoning
boundary shown above in Figure 2, will be revised to accommodate the specific lotting as
shown above and in the Final Plat below in Figure 2b. This revision results in the same overall
50.6 acres, in these two parcels, as approved in the DMP. The area (1.45 acres, 2.8%) impacted
by this change is under the allowed 5% maximum from MCZO Article 1001.4.5. This allows
for the proposed lots to not be bisected by the zoning boundary and thus applying the correct
zoning stipulations to each phase of the development.
Figure 2, Existing Zoning Analysis
Existing Zoning Proposed Zoning
GRANITE VISTA
A Master Planned Community by Elliott Homes Arizona
4
Figure 2b, Zoning Boundary per Plat
RELATIONSHIP TO SURROUDING PROPERTIES
Granite Vista is a 443-acre master planned community located within the Western Area of the
City of Glendale municipal planning area. The property is generally bounded by Olive
Avenue on the north, Northern Avenue on the south, Cotton Lane on the east and Citrus Lane
on the west. The Granite Vista property lies within the Luke Subarea of the White Tank /
Grand Avenue Area Plan planning area as identified by the Maricopa County Comprehensive
Plan.
Specifically, this Final Plat addresses the development of phases 2H & 2I which, based on
previous dedications of Granite Vista Loop, makes up 53.14 gross acres of the overall Granite
Vista Master Planned Community. Located in the northern portion of the master plan the 2H
& 2I parcels are surrounded by the properties as follows:
North: Olive Avenue & 175th Avenue Neighborhood comprised of a mix of single-family
residential owners occupy the few parcels adjacent to this development.
East: 172nd Avenue Neighborhood comprised of a mix of single-family residential owners
occupy the few parcels adjacent to this development.
West: 177th Avenue Neighborhood comprised of a mix of single-family residential owners
occupy the few parcels adjacent to this development.
South: Across Vista Loop Road are the existing Phase 1 development parcels of Granite Vista.
Across Golden Lane are the future Phase 2 development parcels of Granite Vista.
In general, the property to the north is owned by subdivided property within the Zanjero Pass
(Units 1 through 4) Planned Community.
GRANITE VISTA
A Master Planned Community by Elliott Homes Arizona
5
LOCATION ACCESSIBILITY
Granite Vista is located within the western planning area for the City of Glendale. A graphic
representation of the Granite Vista property and proposed Phase 2H & I Final Plat area are
provided on Figure 1, Area Vicinity Map. The property currently falls within the Maricopa
County regulatory jurisdiction and is located one half mile to the west of the Loop 303
Freeway and between Northern Avenue and Olive Avenue. Direct access to the Loop 303
Freeway will be provided at Northern Avenue and at Peoria Avenue to the north. The close
proximity with the Metropolitan Phoenix high-capacity transportation corridors (the Loop 303
and the regional level Northern Parkway connection between Loop 303 and the Loop 101
Freeways) promotes the subject property as appropriate for development in response to the
significant public investment in the transportation corridor.
Phase 2H & 2I will be accessed from the south via entries located on Vista Loop and Golden
Lane. The aforementioned local collectors will connect residents to Cotton Lane and Citrus
Road providing access to the larger street network and regional commuting infrastructures.
The close proximity with the Metropolitan Phoenix high-capacity transportation corridors (the
Loop 303 and the regional level Northern Parkway connection between Loop 303 and the
Loop 101 Freeways) promotes the subject property as appropriate for development in response
to the significant public investment in the transportation corridor.
CIRCULATION SYSTEM
The balance of land use with circulation facilities is important to the ultimate quality of life
for the residents of Granite Vista. The intent of the proposed circulation system is to balance
opportunities for mobility within, and throughout, the community by incorporating vehicular,
bicycle, and pedestrian facilities.
Vehicular Circulation
The internal collector street (Vista Loop and Golden Lane) sections are planned to include a
three-lane section (two through lanes and a continuous turn lane and/or raised median island)
within 70 feet of public right-of-way.
The local street section to be utilized within each development parcel will adhere to the typical
detail requirements of the Maricopa County Department of Transportation with a 32-foot
pavement width within 50-feet of public right-of-way.
Bicycle Circulation
On street paved bicycle lanes located within the arterial and collector streets as a five-foot six-
inch wide lane will primarily manage commuter bicycle circulation. Recreational bicycle
circulation may utilize the commuter network; however, the recreational demand will most
likely be satisfied by a network of paths adjacent to the arterial streets and within primary
project open spaces. The pedestrian circulation routes, within the internal open space network,
will generally be eight feet in width and will meander to maximize access to adjacent planned
neighborhoods.
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Pedestrian Circulation
The proposed Circulation Plan for the overall project was designed with a notable emphasis
on pedestrian circulation and access to open space, which connects the community and
provides ample opportunity for connection to public trails, open space amenities and a
potential primary school location.
Pedestrians will enjoy access to five-foot wide sidewalks on the arterial streets and collector
and local streets. Proposed sidewalks along arterial and collector streets are detached
providing landscape buffering opportunity between the edge of street curb and sidewalk
alignment. Both bicyclists and pedestrians will have access to off-street trails or paths located
within the Granite Vista open space network.
DEVELOPMENT SCHEDULE
Three development phases are proposed for the build-out of the Granite Vista Master Planned
Community. Phase 2H & 2I are being developed as part of Phase 2 of the overall project
buildout phasing.
Necessary utilities will follow the roadway routes with the provision of sanitary sewer,
domestic water and dry utilities. With Phase one and portions of Phase two complete, the
estimated phasing schedule projects a buildout of the third and final phase within the next six
years, subject to market conditions.
COMMUNITY FACILITIES AND SERVICES
School District
Granite Vista is located within the Dysart Unified School District # 89 (DUSD). DUSD offers
kindergarten through eighth grade for primary education and ninth through twelfth for
secondary education. There were twenty elementary schools and four high schools within the
DUSD with the nearest existing K-8 school being Mountain View School located at 18302 W
Burton Avenue. A future primary school will be located within Granite Vista (not a part of
this submittal) at a future date. The nearest existing secondary school is Shadow Ridge High
School, located at the northeast corner of Perryville Road and Peoria Avenue. The school site
is approximately 1.25 miles away from Granite Vista.
Recreational Facilities
The open spaces have been carefully planned to serve as important linkages between
development parcels while also occurring in locations that facilitate the drainage of the site
and promote land use buffers to existing residential uses. The overall open space network for
the Granite Vista Master Plan will include nine Mini Parks of various sizes (minimum of 0.75
acre per Mini Park. Mini Parks will serve a limited population and be required to include
specialized amenity facilities (i.e. tot lots).
Phase 2H will provide a centralized Mini Park contributing to the overall open space network
throughout the Granite Vista Master Planned Community. The Mini Park will provide more
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than the minimum two recreational amenities required per the DMP. To adhere to the DMP
stipulations the Mini Park will feature a tot lot, large informal turf play area (greater than
1,500 s.f.), and a community gathering space with ramada. These amenities will be in addition
to numerous open space areas placed throughout the parcels to accommodate drainage,
aesthetic relief, and passive recreation use.
In addition to the nine Mini Parks throughout Granite Vista, there will be two Neighborhood
Parks that serve the greater community. One of these is included within Phase 2H of this
submittal. Located just south of Granite Vista Loop Road in development parcel B2, this
proposed 3.20-acre neighborhood park (Tract R) has been set aside as part of the future school
site. This park along with its playground, turf areas, trail network and community gathering
areas will contribute to the overall open space network throughout the Granite Vista Master
Planned Community while providing an additional space for community engagement, passive
and active recreation activities.
Overall, this development will comply with the Recreational Open Space (ROS) as identified
in Figure 11 of the DMP entitled, “Land Use Master Plan” and Figure 12 entitled, “Open
Space and Trails Master Plan”. The status of the cumulative ROS acreage and park numbers
are described below.
Mini Park # (min. 0.75
acres per park)
Area – S.F.
Area - Acres
DMP Parcel #
Location
Phase #
Built
1 - APN's - 502-11-768, 255,
256
56,631
1.30
A1/B3
1B/2F
Yes
2 - APN's - 502-11-264, 266
49,425
1.13
A1/A2/A3/B3
1B
Yes
3 - APN: 502-11-456
109,124
2.51
A2/B6
1D
Yes
4 - APN: 502-11-665
69,105
1.59
B1/B6
2E
Yes
5
35,637
0.82
C5/C6
2H
No
6
73,050
1.68
C4
2J
No
7
TBD
TBD
B4/B5
TBD
No
8
TBD
TBD
C1
TBD
No
9
TBD
TBD
C2/C3
TBD
No
Total Acreage (Need total
of 10 acres per DMP)
392,972
9.02
(0.98 acres to be built in
remaining 3 parks)
Neighborhood Park #
Area – S.F.
Area - Acres
DMP Parcel #
Location
Phase #
Built
1a - APN's - 502-11-339, 347
485,810
11.15
B5
1C
Under
Construction
1b
TBD
TBD
B5
TBD
No
2
139,466
3.20
B2
2H
No
Total Acreage (Need total
of 15 acres per DMP)
625,276
14.35
(0.65 acres to be built in
remaining B5 plan)
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A Master Planned Community by Elliott Homes Arizona
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Additional Parks (APN)
Area -
Square
Feet
Area - Acres
DMP Parcel #
Location
Phase #
Built
502-11-048
22,820
0.52
B6
1A
Yes
502-11-261
44,075
1.01
A1
1B
Yes
502-11-280
51,947
1.19
A3
1B
Yes
502-11-342
43,477
1.00
A4
1C
Yes
502-11-455
32,850
0.75
A2
1D
Yes
502-11-655
18,045
0.41
B1
2E
Yes
502-11-581
64,728
1.49
B6
2G
Yes
Total Acreage
277,942
6.38 acres (of additional park space above the
req. 25 ac.)
PUBLIC UTILITIES AND SERVICES
a.
Water
The Applicant has been working directly with EPCOR Water for services to both previous
and future phases of Granite Vista. In addition, the Arizona Department of Water Resources,
in a letter dated March 18, 2013, states that the subject site and the Land Use Plan promoted
by this DMP, has an Assured Water Supply to meet physical, continuous, and legal availability
of water resources to serve this subject site for 100 years. This finding, by the Arizona
Department of Water Resources has been shared with EPCOR Water as the current and
intended service provider to the Granite Vista Planned Community.
b.
Wastewater
At the time of the zoning, EPCOR Water had filed an application for a Covenant of
Convenience and Necessity (CC&N) to establish a wastewater service area that includes
Granite Vista. Also, in addition to upgrades to the Russell Ranch Water Reclamation Facility
(RRWRF), EPCOR filed a MAG 208 Amendment to allow permitting and construction of a
regional wastewater treatment plant, to accommodate the growth within the surrounding area.
c.
Electric
Granite Vista is located within the Arizona Public Service area. The developer received a
“Will Serve” letter and requirements for provision of electric service to the project. There are
existing electric lines surrounding the project.
d.
Telephone
Granite Vista is located within the Cox service provider area. The developer intends to work
with Cox to ensure that the infrastructure is constructed at the onset of the project for telephone
service.
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e.
Cable Television
The developer intends to work with Cox Communications to ensure that the infrastructure is
constructed at the onset of the project for cable television service.
f.
Natural Gas
There are natural gas mains adjacent to the project. The developer will work with Southwest
Gas to deliver natural gas service to the project.
g.
Refuse Collection Districts
The Granite Vista property is currently not within a city or town municipal jurisdiction. The
subject site therefore is not within a designated service area. Private refuse collection services
will be provided for Granite Vista residents until such time that a municipal service may
become available should the City of Glendale decide at some future time to annex the Granite
Vista Planned Community.
h.
Fire Service District
The Granite Vista Phase 1 development is located within the Rural Metro Corporation (RMC)
Service Area. The nearest RMC fire and emergency station is located less than a half mile
from the subject site. The station is located at 16805 West Olive Avenue, located east of the
site and west of the Loop 303 freeway. This location possesses a fire engine as well as an
ambulance for emergency services. Given the nearby location of this facility, response time
to the site will be very likely under a minute from the time of dispatch.
i.
Law Enforcement Service Districts
Currently, Granite Vista is located within the Maricopa County Sheriff’s Office (MCSO)
service area. The nearest MSCO station is located at 13063 West Bell Rd in Surprise,
approximately ten miles away. The estimated response time depends on traffic and number of
patrol units available at any given time. This service
CONCEPTUAL LANDSCAPING AND AMENITIES PLAN
The proposed landscape theme for Granite Vista 2H & 2I will be consistent and
accommodating of the overall Granite Vista Master Plan. The Granite Vistas landscape theme
will borrow forms and materials reminiscent of the areas farming and ranching roots, drawing
from the practicality found in the rural vernacular to influence its character and identity.
References to the five C’s - Citrus, Cotton, Cattle, Copper and Climate - will be subtly
conveyed throughout the project through the materials, forms, and composition of the
elements. For example, citrus trees may be planted in groves, decorative copper details may
be found on signs and structures, and icons of livestock ranching such as split rail fences may
be included in the material palette. By drawing the landscape theme inspiration from the
celebration of our collective history, a meaningful design can emerge. Experienced together,
all of the landscape elements will tell a story about how this place came to exist. Conceptual
landscape plans are shown in appendix B.
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OUTREACH DEVELOPMENT CONDITIONS
Throughout the Granite Vista entitlement process extensive neighbor outreach and
communication has remained a top priority. As a component of the Public Participation Plan,
several smaller neighbor group discussions and negotiations, stemming from the first required
neighborhood open house, have occurred. These small group meetings have been held with
key neighbors and neighborhood representatives who are directly adjacent to Granite Vista
and would be most impacted by the project development. Throughout this process the Granite
Vista team has worked diligently to provide compromised project design elements and certain
development restrictions which will be required throughout the implementation of the Granite
Vista Master Plan, culminating in a written “Neighborhood Conditions” agreement accepted
by these various stakeholders. The stakeholder neighborhood groups affected by the Granite
Vista Phase 2H and 2I Final Plat are the “177th Avenue Neighborhood” (located to the west),
the “175th Avenue Neighborhood” (located to the north and west) and the “172nd Avenue
Neighborhood” group (located to the east).
As result of the extensive neighborhood outreach and creation compromised planning
elements within Granite Vista, the agreed upon specialized development conditions are
considered to be regulatory in nature to be implemented over time as the project expands to
touch these surrounding neighborhoods, and as described in the Granite Vista Development
Master Plan. Per Figure 3a, Zoning District Plan and 3b, Neighborhood Buffers and
Transitions Exhibit, specific conditions which shall be adhered to for Phase 2 of Granite Vista
as follows,
177th Avenue Neighborhood (Located west of Phase 2I) – Development Parcels C5
5. The lots within 200’ of the south boundary of this neighborhood shall be single level homes.
Project Response Action:
These lots will be restricted in height.
Figure 3a, Zoning District Plan
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175th Avenue Neighborhood (Located north of Phase 2I/2H) – Development Parcels C5/C6
1 & 2. Developer shall install a 20’ minimum landscape buffer with 24” box trees planted 20’
on center along the south boundary of the 175th Avenue Neighborhood.
Project Response Action:
This landscape buffer has been provided and will be landscaped accordingly.
3. To act as an additional buffer, it is preferred that the developer provide a local street along
the western edge and the majority of the northern boundary of parcel C5 (Phase 2I).
Project Response Action:
A local street has been located along these perimeter edges to create an additional buffer.
Figure 3b, Neighborhood Buffers and Transitions Exhibit
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4. Any lots adjacent to the buffer must be 50’ from the south boundary of the 175th Avenue
Neighborhood.
Project Response Action:
Consistent with Figure 3, where there is not a local street buffer, the proposed lots are 50’
from the southern perimeter of the 175th Avenue Neighborhood.
5. The lots within 200’ of the south boundary of this neighborhood shall be single level homes.
Project Response Action:
These lots will be restricted in height.
172nd Avenue Neighborhood (Located east of Phase 2H) – Development Parcels C6
1, 2 & 3. Developer shall install a 50’ minimum landscape buffer/storm water drainage
corridor along the west side of this neighborhood. On the east and west sides of this
buffer/drainage way, developer shall plant 24” box trees 20’ on center.
Project Response Action:
The drainage corridor, which has been previously installed, will be landscaped accordingly.
7. The first row of lots to the south and west of this neighborhood shall be a minimum of
10,000 square feet in size and only single level homes may be built on these lots.
Project Response Action:
The Final Plat and lot area tables contained within demonstrate compliance.
CONCLUSION
With the development of phases 2H & 2I the Granite Vista Master Planned community moves
one step closer to full completion and becomes an even more valuable and dynamic part of
the surrounding community. Offering a mix of housing types and recreational activities for
the residents that complement the existing development and future parcels. The development
team is committed to the expansion of an excellent community and overall project and look
forward to working with Maricopa County Staff.
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Appendix A – RUPD Development Standards Tables
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