Extracted text (via pymupdf)
39762 characters
May 4, 2022
S2021024
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:
S2021024 – Granite Vista Phase 2I
Supervisor District:
4
Applicant/Owner:
Jason Burm - Kimley-Horn / Jeff Klem - Sunset-Tartesso c/o
Elliott Homes
Request:
Final Plat for 100 residential lots and 10 tracts in the R1-6 RUPD
PAD and R1-7 RUPD PAD zoning districts
Site Location:
Generally located approx. 2,709’ from the SWC of Olive Ave.
& Cotton Ln.
Site Size:
Approximately 26 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 R1-6 RUPD PAD and R1-7 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 (5 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 2I Final Plat
REQUEST FOR APPROVAL
The purpose of this letter is to request approval of the Granite Vista Phase 2I Final Plat. This plat
dedicates 100 single-family residential lots and 10 tracts for Phase 2I 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.
NOTES
VICINITY MAP
SURVEYOR
BASIS OF BEARING
OWNER
DEDICATION
SHEET INDEX
GRANITE VISTA PHASE 2I FINAL PLAT
PHASE 2I PARCEL ACREAGE
ENGINEER
ACKNOWLEDGEMENT
“
PERTINENT DOCUMENTS
LEGAL DESCRIPTION
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 5
S2021024
1
SURVEYOR'S STATEMENT
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ASSURANCE STATEMENT - PLANNING AND DEVELOPMENT
FLOOD CERTIFICATION
CERTIFICATION OF COUNTY TREASURER
CERTIFICATION OF COUNTY ASSESSOR
BOARD OF SUPERVISORS
ZONING DISTRICT
LEGEND
ZONE INDEX/BUFFER INDEX
SHEET INDEX
SHEET 4
SHEET 5
0
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ZONE R1-6 RUPD PAD
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 5
S2021024
ZONE R1-8 RUPD PAD
NOT A PART
2
ZONE R1-7 RUPD PAD
NOT A PART
ZONE R1-6 RUPD PAD
NOT A PART
PHASE 2I ACREAGE DETAIL
0
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2
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 5
S2021024
TRACT TABLE
TRACT
SQUARE FEET
ACRES
USAGE
OWNER
A
31934.00
0.7331
LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY
EASEMENT
HOA
B
3443.00
0.0790
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
C
3443.00
0.0790
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
D
46776.00
1.0738
LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY
EASEMENT
HOA
E
19280.00
0.4426
LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY
EASEMENT
HOA
F
3127.00
0.0718
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
G
9801.00
0.2250
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
H
69900.00
1.6047
LANDSCAPE AREA / DRAINAGE / RETENTION / PUBLIC UTILITY
EASEMENT
HOA
I
4151.00
0.0953
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
J
1722.00
0.0395
LANDSCAPE AREA / PUBLIC UTILITY EASEMENT
HOA
TOTAL
193577.00
4.4439
LOT TABLE
LOT #
SQUARE FEET
ACRES
WIDTH
ZONE
433
6201.00
0.1424
55.00'
R1-6 RUPD PAD
434
6134.00
0.1408
54.00'
R1-6 RUPD PAD
435
6254.00
0.1436
53.00'
R1-6 RUPD PAD
436
6254.00
0.1436
52.00'
R1-6 RUPD PAD
437
6254.00
0.1436
53.00'
R1-6 RUPD PAD
438
5900.00
0.1354
50.00'
R1-6 RUPD PAD
439
5900.00
0.1354
50.00'
R1-6 RUPD PAD
440
5928.00
0.1361
50.00'
R1-6 RUPD PAD
441
6746.00
0.1549
50.00'
R1-6 RUPD PAD
442
6650.00
0.1527
50.00'
R1-6 RUPD PAD
443
6605.00
0.1516
50.00'
R1-6 RUPD PAD
444
6605.00
0.1516
50.00'
R1-6 RUPD PAD
445
6605.00
0.1516
50.00'
R1-6 RUPD PAD
446
6605.00
0.1516
50.00'
R1-6 RUPD PAD
447
6605.00
0.1516
50.00'
R1-6 RUPD PAD
448
6258.00
0.1437
50.00'
R1-6 RUPD PAD
449
5900.00
0.1354
50.00'
R1-6 RUPD PAD
450
6023.00
0.1383
50.00'
R1-6 RUPD PAD
451
7290.00
0.1674
54.00'
R1-6 RUPD PAD
452
6264.00
0.1438
52.00'
R1-6 RUPD PAD
453
6708.00
0.1540
50.00'
R1-6 RUPD PAD
454
6757.00
0.1551
50.00'
R1-6 RUPD PAD
455
9629.00
0.2211
101.00'
R1-6 RUPD PAD
456
5946.00
0.1365
50.00'
R1-6 RUPD PAD
457
8122.00
0.1865
53.00'
R1-6 RUPD PAD
458
6210.00
0.1426
53.00'
R1-6 RUPD PAD
459
6210.00
0.1426
53.00'
R1-6 RUPD PAD
460
6210.00
0.1426
53.00'
R1-6 RUPD PAD
461
6210.00
0.1426
53.00'
R1-6 RUPD PAD
462
6210.00
0.1426
53.00'
R1-6 RUPD PAD
463
6210.00
0.1426
53.00'
R1-6 RUPD PAD
464
6210.00
0.1426
53.00'
R1-6 RUPD PAD
465
5900.00
0.1354
50.00'
R1-6 RUPD PAD
466
5900.00
0.1354
50.00'
R1-6 RUPD PAD
467
5900.00
0.1354
50.00'
R1-6 RUPD PAD
468
5900.00
0.1354
50.00'
R1-6 RUPD PAD
469
5900.00
0.1354
50.00'
R1-6 RUPD PAD
470
5900.00
0.1354
50.00'
R1-6 RUPD PAD
471
5900.00
0.1354
50.00'
R1-6 RUPD PAD
472
5900.00
0.1354
50.00'
R1-6 RUPD PAD
473
5761.00
0.1323
51.00'
R1-6 RUPD PAD
474
10272.00
0.2358
53.00'
R1-6 RUPD PAD
475
9456.00
0.2171
52.00'
R1-6 RUPD PAD
476
5988.00
0.1375
50.00'
R1-6 RUPD PAD
477
5900.00
0.1354
50.00'
R1-6 RUPD PAD
478
5900.00
0.1354
50.00'
R1-6 RUPD PAD
479
6201.00
0.1424
50.00'
R1-6 RUPD PAD
480
6244.00
0.1433
50.00'
R1-6 RUPD PAD
481
7451.00
0.1711
53.00'
R1-6 RUPD PAD
482
7348.00
0.1687
53.00'
R1-6 RUPD PAD
483
6260.00
0.1437
51.00'
R1-6 RUPD PAD
LOT TABLE
LOT #
SQUARE FEET
ACRES
WIDTH
ZONE
484
5900.00
0.1354
50.00'
R1-6 RUPD PAD
485
5900.00
0.1354
50.00'
R1-6 RUPD PAD
486
5900.00
0.1354
50.00'
R1-6 RUPD PAD
487
5900.00
0.1354
50.00'
R1-6 RUPD PAD
488
5900.00
0.1354
50.00'
R1-6 RUPD PAD
489
5900.00
0.1354
50.00'
R1-6 RUPD PAD
490
5900.00
0.1354
50.00'
R1-6 RUPD PAD
491
5900.00
0.1354
50.00'
R1-6 RUPD PAD
492
5900.00
0.1354
50.00'
R1-6 RUPD PAD
493
5900.00
0.1354
50.00'
R1-6 RUPD PAD
494
5900.00
0.1354
50.00'
R1-6 RUPD PAD
495
5900.00
0.1354
50.00'
R1-6 RUPD PAD
496
5900.00
0.1354
50.00'
R1-6 RUPD PAD
497
5900.00
0.1354
50.00'
R1-6 RUPD PAD
498
5900.00
0.1354
50.00'
R1-6 RUPD PAD
499
5900.00
0.1354
50.00'
R1-6 RUPD PAD
500
5900.00
0.1354
50.00'
R1-6 RUPD PAD
501
5900.00
0.1354
50.00'
R1-6 RUPD PAD
502
5900.00
0.1354
50.00'
R1-6 RUPD PAD
503
5900.00
0.1354
50.00'
R1-6 RUPD PAD
504
5900.00
0.1354
50.00'
R1-6 RUPD PAD
505
5900.00
0.1354
50.00'
R1-6 RUPD PAD
506
5900.00
0.1354
50.00'
R1-6 RUPD PAD
507
5900.00
0.1354
50.00'
R1-6 RUPD PAD
508
5900.00
0.1354
50.00'
R1-6 RUPD PAD
509
5900.00
0.1354
50.00'
R1-6 RUPD PAD
510
5900.00
0.1354
50.00'
R1-6 RUPD PAD
511
5900.00
0.1354
50.00'
R1-6 RUPD PAD
512
5900.00
0.1354
50.00'
R1-6 RUPD PAD
513
5900.00
0.1354
50.00'
R1-6 RUPD PAD
514
5900.00
0.1354
50.00'
R1-6 RUPD PAD
515
5900.00
0.1354
50.00'
R1-6 RUPD PAD
516
5900.00
0.1354
50.00'
R1-6 RUPD PAD
517
5900.00
0.1354
50.00'
R1-6 RUPD PAD
518
5900.00
0.1354
50.00'
R1-6 RUPD PAD
519
5900.00
0.1354
50.00'
R1-6 RUPD PAD
520
5900.00
0.1354
50.00'
R1-6 RUPD PAD
521
5900.00
0.1354
50.00'
R1-6 RUPD PAD
522
5900.00
0.1354
50.00'
R1-6 RUPD PAD
523
5900.00
0.1354
50.00'
R1-6 RUPD PAD
524
5900.00
0.1354
50.00'
R1-6 RUPD PAD
525
5775.00
0.1326
51.00'
R1-6 RUPD PAD
526
5897.00
0.1354
50.00'
R1-6 RUPD PAD
527
5897.00
0.1354
50.00'
R1-6 RUPD PAD
528
5898.00
0.1354
50.00'
R1-6 RUPD PAD
529
5898.00
0.1354
50.00'
R1-6 RUPD PAD
530
5899.00
0.1354
50.00'
R1-6 RUPD PAD
531
7079.00
0.1625
60.00'
R1-6 RUPD PAD
532
7079.00
0.1625
60.00'
R1-6 RUPD PAD
TOTAL
622916.00
14.3002
3
R1-6 RUPD PAD LOT TYPICAL
ZONE TABLE
R1-6 RUPD PAD SINGLE FAMILY RESIDENTIAL ZONING DISTRICT STANDARDS - Z2017057
R1-6 RUPD APPLIES TO LOTS 433-532 ONLY FOR MODEL HOME COMPLEX
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 NEIGHBORHOOD LOTS PER ZONING CONDITION 23.
NOTE
R1-7 RUPD LOT TYPICAL
ZONE TABLE
R1-7 RUPD PAD SINGLE FAMILY RESIDENTIAL ZONING DISTRICT STANDARDS - Z2017057
R1-7 RUPD APPLIES ALICE ROAD
REGULATION
BASE ZONING DISTRICT
REGULATION (R1-7)
ZONING DISTRICT REGULATION (R1-7 RUPD)
HEIGHT (MAX.)
30'
30'
20' WITHIN ZONE C (DEVELOPMENT PARCEL
C4)
FRONT YARD (MIN.)
20'
15'
SIDE YARD (MIN.) (1)(4)(5)
5'
15' COMBINED: MIN. 5' ONE SIDE
STREET-SIDE YARD (MIN.) (5)
10'
10'
REAR YARD (MIN.) (2)(5)
20'
20'
LOT AREA (MIN.)
7,000 SQ. FT.
6,900 SQ. FT.
12,000 SQ. FT. WITHIN ZONE C (DEVELOPMENT
PARCEL C4)
LOT AREA PER DWELLING UNIT
7,000 SQ. FT.
7,000 SQ. FT.
LOT WIDTH (MIN.) (4)
70'
60' (4)
90' WITHIN ZONE C (DEVELOPMENT PARCEL
C4)
LOT COVERAGE
35%
50%
40% WITHIN ZONE A (DEVELOPMENT PARCLE
B3, C2 AND C4)
PARKING SPACES
2
2
PRIMARY SUBDIVISION
(COMMUNITY) ENTRY
MONUMENT SIGNS (3)
32 SQ. FT. IN SIGN AREA, 6' (h),
2 FOR EACH ENTRY POINT. BASE
EQUAL TO OR GREATER THAN
HALF THE WIDTH
100 SQ. FT. IN SIGN AREA, 26' (h), ELIMINATE
THE BASE AND WIDTH REQUIREMENT
PERIMETER FENCE
8' (h) MAX. NONE REQUIRED
WALL 8' (h) ALONG WEST PROPERTY LINE OF
(DEVELOPMENT PARCEL C4) ADJACENT TO THE
NORTH 177TH AVE LLC PROPERTY;
(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) COMMUNITY IDENTIFICATION SIGNS, LOCATED IN THE FOLLOWING LOCATIONS:
THE NORTHWEST CORNER OF COTTON LANE AND VISTA LOOP SOUTH;
THE SOUTHEAST CORNER OF CITRUS ROAD AND GOLDEN LANE; AND
ON THE SOUTH SIDE OF VISTA LOOP SOUTH AT THE NEIGHBORHOOD PARK
(4) FOR PURPOSES OF DEVELOPING A UNIFIED MODEL HOME COMPLEX, A MAXIMUM OF THREE (3) LOTS SHALL BE
ALLOWED WITHIN PARCEL A3 WHICH MAY BE A MINIMUM LOT WIDTH OF FIFTY (50) FEET AND SHALL ADHERE TO
THE RESIDENTIAL UNIT PLAN OF DEVELOPMENT STANDARDS FOR R1-6 RUPD, PAD ZONING CONTAINED WITHIN
TABLE 5 OF THIS NARRATIVE.
(5) 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.
CUMULATIVE TOTAL
PHASE
TOTAL NO. OF
RESIDENTIAL
DWELLING UNITS
FINAL PLAT CASE
NO.
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
0
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/
2
2
/
2
2
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 5
S2021024
4
SEE SHEET 5
SEE SHEET 5
SEE SHEET 5
GRANITE VISTA PHASE 2H
NOT A PART
RUDOLFO PASQUAL
L/CHRISTINE MARIE TR
APN: 502-10-971B
(UNSUBDIVIDED)
WINN RICHARD LUTHER TR
APN: 502-10-002W
(UNSUBDIVIDED)
SAENZ REVOCABLE LIVING TRUST
APN: 502-10-972A
(UNSUBDIVIDED)
LEGEND
0
3
/
2
2
/
2
2
GRANITE VISTA PHASE 2H
NOT A PART
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 5
S2021024
5
SEE SHEET 4
SEE SHEET 4
SEE SHEET 4
MATCH BOTTOM RIGHT
MATCH TOP LEFT
SUNSET TARTESSO LLC
APN: 502-10-983
(UNSUBDIVIDED)
DYSART UNITED SCHOOL
DISTRICT NO. 89
APN: 502-10-007T
(UNSUBDIVIDED)
SUNSET TARTESSO LLC
APN: 502-11-667
(UNSUBDIVIDED)
LEGEND
DYSART UNITED SCHOOL
DISTRICT NO. 89
APN: 502-10-007T
(UNSUBDIVIDED)
Master Planned Community – 2I 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: S2021024
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
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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
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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
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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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A Master Planned Community by Elliott Homes Arizona
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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
GRANITE VISTA
A Master Planned Community by Elliott Homes Arizona
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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)
GRANITE VISTA
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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A Master Planned Community by Elliott Homes Arizona
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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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A Master Planned Community by Elliott Homes Arizona
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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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A Master Planned Community by Elliott Homes Arizona
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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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A Master Planned Community by Elliott Homes Arizona
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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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A Master Planned Community by Elliott Homes Arizona
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Appendix A – RUPD Development Standards Tables
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A Master Planned Community by Elliott Homes Arizona
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