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April 20, 2022
Z2021141
Page 1 of 7
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
April 20, 2022
Case #/Title:
Z2021141 – Hidden Waters Ranch
Supervisor District:
4
Applicant/Owner:
Kyle Barichello, RVI Planning & Landscape Architecture / 339th
and I-10 LLC
Request:
Zone change from Rural-43 PAD, R1-7 RUPD PAD, R1-6 RUPD
PAD, R2 RUPD PAD to IND-2 PAD.
Site Location:
Generally located south of the I-10 between 339th Ave. and
351st Ave. and north of Buckeye Rd.
Site Size:
Approximately 200 acres
County Island Status:
N/A
Additional
Comments:
The applicant is amending the Hidden Waters Ranch DMP to
change the land use designation of approx. 200 acres from
Small-Lot Residential to Industrial/Employment Center. This
case is an associated Zone Change from various Rural and
Residential zoning districts to IND-2 PAD. The existing DMP is
approx. 48% designated for Industrial/Employment uses and
the request seeks to create more uniform land use patterns.
The site is located within the Tonopah/Arlington Area Plan
designated as rural (0-1 d.u./ac.) and community retail.
Since the publishing of the report presented to the Planning
and Zoning Commission staff has updated condition ‘e.’ to
remove the impact fees that were carried over from the
original rezoning of the site and to update the language of
the stipulation to align with the request. Staff has received
one (1) letter of opposition from a resident located with 300’
of the subject site. The individual noted general opposition to
any new development in the area. There are no outstanding
concerns from reviewing agencies, and staff believes that the
proposed Industrial zoning will not have an adverse impact
on the area plan or County Comprehensive Plan.
Commission
April 20, 2022
Z2021141
Page 2 of 7
Recommendation:
On 3/24/22, the Commission voted 7-0 to recommend
approval of Z2021141 subject to conditions ‘a’ – ‘s’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Hidden Waters Ranch”, consisting of 6 full-size sheets, stamped received
February 10, 2022, except as modified by the following conditions. Staff may
determine slight refinements to remain in substantial conformance with the
approved site plan. Minor and major amendments to the site plan will be
determined in accordance with Chapter 3 of the Maricopa County Zoning
Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Major Zone Change Amendment application (PAD)”, consisting
of 17 pages, dated February 10, 2022, and stamped received February 10, 2022,
except as modified by the following conditions.
c.
All transformers, back-flow prevention devices, utility boxes and all other utility
related ground mounted equipment shall be painted to complement the
development and shall be screened with landscape material where possible. All
HVAC units shall be ground-mounted or screened with a continuous parapet for
commercial projects.
d.
The following Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to drainage
design, access and roadway alignments. These items will be addressed as
development plans progress and are submitted to the County for further
review and/or entitlement.
2.
Any development must ensure that historic drainage patterns are
maintained at the up and downstream limits of development.
3.
A traffic impact study must be submitted with any future entitlement
application(s) (i.e. preliminary plat or plan of development) for the
purpose of determining any offsite roadway improvements.
4.
Changes to previous right-of-way dedication requirements for Section Line
and Mid-Section Alignments within the development site will be further
evaluated at the time of future entitlement applications.
5.
Any development must provide for at least two (2) paved points of access
to existing and improved public roads.
6.
Except as modified as part of this application or stipulated herein, the
Drainage, Flood Control and Transportation (MCDOT) conditions of
Z2007073 shall remain in effect.
April 20, 2022
Z2021141
Page 3 of 7
7.
Applicant to notify ADOT of proposed development through the Red
Letter Process, RedLetter@azdot.gov, due to proximity and proposed
access to I10 and the future I11 corridor.
8.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage
Policies and Standards; Floodplain Regulations for Maricopa County;
MCDOT Roadway Design Manual; and current engineering policies,
standards and best practices at the time of application for construction.
e.
The following Maricopa County Department of Transportation conditions shall
apply:
1.
Th Developer has previously provided a Traffic Impact Study (TIS) that was
previously approved under the original case #Z2007073. Subsequent TIS
submittals shall comply with then MCDOT requirements and indicate offsite
improvements necessary to accommodate the anticipated traffic
demands. The TIS shall be updated with each development phase to
reflect current conditions and any changes to the development plan. Since
the only existing traffic generator in the area of this development is the truck
stop at the SW corner of I-10 and 339th Ave., which also abuts this
development, there is still a concern of how Hidden Waters traffic (Phase 1
– 2) and the truck stop traffic will interact, especially at the 339th
Ave./Roosevelt St. intersection. MCDOT will require that Hidden Waters
coordinate with the truck stop concerning off-site improvements prior to
any plan or plat approval. Intersection improvement plans shall also include
dual left turn lanes EB to NB and a right turn lane SB to EB and all
underground conduit and pullboxes for the future signal. The project must
comply with all recommendations in the MCDOT approved TIS.
2.
The Developer shall provide the ultimate full or half-width of right-of-way for
all public roadways. Right-of-way shall be provided as follows:
A)
Buckeye Road: 100 Feet (Half-width)
B)
Harrison Street: 40 Feet (Half-width); 80 Feet (Full-width)
C)
Van Buren Street: 65 Feet (Half-width); 130 Feet (Full-width)
D)
Roosevelt Street: Western Boundary to 341st Avenue
55 Feet (Half-width); 110 Feet (Full-width)
(THE TIS NEEDS TO DOCUMENT NON-STANDARD R/W.)
E)
343rd Avenue, Buckeye Road to Van Buren Street:
40 Feet (Half-width); 80 Feet (Full-width)
343rd Avenue, Van Buren Street to Northern Project Boundary:
55 Feet (Half-width); 110 Feet (Full-width)
(THE TIS NEEDS TO DOCUMENT NON-STANDARD R/W.)
F)
339th Avenue: 100 Feet (Half-width)
G)
335th Avenue: 40 Feet (Half-width)
April 20, 2022
Z2021141
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The above references interior and perimeter roads. (The project boundary
is the centerline of all perimeter roadways and/or roadway alignments.)
Full-width right-of-way shall be provided where the entire roadway is
within the development (interior roadways). Half-width right-of-way shall
be provided where “half” of the roadway is within the development
(perimeter roadways). Additional right-of-way shall be dedicated at any
intersections where future dual left turn lanes are possible. The widened
right-of-way section shall accommodate the length of the left turn lane,
including reverse curves.
The Developer shall reserve sufficient right-of-way for transportation
facilities in compliance with the MAG Hassayampa Study, including
sufficient right-of-way for widening of I-10.
3.
The Developer shall be responsible for design and construction of the
ultimate full-width of all interior roadways, and the ultimate half-width of all
perimeter roadways, unless approved otherwise by MCDOT. All roadways
must meet all county standards in effect at the time they are improved.
(This includes, but is not limited to the “MCDOT Roadway Design Manual,”
including TIS infrastructure requirements and the “Drainage Policies and
Standards for Maricopa County.”) Half-width roadways must be designed
and constructed so as to safely carry two-way traffic until the ultimate
roadway is constructed. Roadway improvement plans must be approved
and permitted by MCDOT. The Developer shall relocate well site(s) and/or
provide additional right-of-way in the event of conflict with any
transportation facilities.
4.
The Developer shall be responsible for design and construction of the
ultimate full-width of all interior roadways, and the ultimate half-width of all
perimeter roadways, unless approved otherwise by MCDOT. All roadways
must meet all county standards in effect at the time they are improved.
(This includes, but is not limited to the “MCDOT Roadway Design Manual,”
including TIS infrastructure requirements and the “Drainage Policies and
Standards for Maricopa County.”) Half-width roadways must be designed
and constructed so as to safely carry two-way traffic until the ultimate
roadway is constructed. Roadway improvement plans must be approved
and permitted by MCDOT. The Developer shall relocate well site(s) and/or
provide additional right-of-way in the event of conflict with any
transportation facilities.
5.
The Developer shall provide all-weather access to all parcels and lots, and
on all arterial roadways.
6.
The Developer shall provide and make available a minimum of two access
points to each development phase and/or subdivision unit.
7.
The Developer shall design the development to promote pedestrian,
bicycle and other alternative modes of transportation to public facilities
within and adjacent to the site, by means in addition to the roadway
system. Crossings of arterials at other than signalized intersections may be
required to be grade separated. The Development shall prepare a
April 20, 2022
Z2021141
Page 5 of 7
comprehensive multimodal transportation and circulation plan (the
“Multimodal Plan”) which addresses public transit, bicycle, pedestrian, golf
cart, equestrian, and other alternative uses. The Multimodal Plan must be
approved before subsequent approval of any roadway improvement
plans.
8.
If streetlights are provided, installation shall be provided by the Developer.
If streetlights are within public rights-of-way, a Street Light Improvement
District (SLID) or comparable authority shall be established to provide
operation and maintenance. The Developer should contact the Office of
Superintendent of Streets (602-506-8797) to initiate the SLID process.
9.
The Developer shall design landscaping to comply with all county
requirements and to conform to the MCDOT Roadway Design Manual. The
Developer (or as assigned to the Home Owner’s Association (HOA)) shall
be responsible for maintenance of landscaping within public rights-of-way.
10.
The Applicant shall provide a construction traffic circulation plan. The
construction traffic circulation plan must be approved by MCDOT.
11.
The Applicant shall comply with all applicable local, state and federal
requirements. (Dust control, noise mitigation, AZPDES, 404 permitting, etc.)
12.
The Developer shall provide written documentation of ADOT’s review and
response with each phase. ADOT documentation shall be received before
any development phasing and/or final plat approval, or at the discretion
of MCDOT.
f.
All interior streets within the proposed development are to be constructed to
minimum County standards.
g.
The following Drainage Review stipulations shall apply:
1.
All development and engineering design shall be in conformance with
the Drainage Regulation, Drainage Policies and Standards and current
engineering policies, standards and best practices at the time of
application for construction.
2.
Drainage review of this zone change 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 the Drainage
Regulation and design policies and standards.
3.
All proposed construction within a delineated floodplain must obtain a
floodplain use permit from the Flood Control District of Maricopa County.
h.
The following Flood Control District stipulations shall apply:
1.
The effective floodplain and floodway limits need to be shown on both the
final plat and the grading plan.
April 20, 2022
Z2021141
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2.
The electronic HEC-RAS files for the final hydraulic calculations need to be
provided.
3.
Calculations for the lowest floor elevation for the lots within the floodplain
are needed.
4.
The lowest floor elevation for all lots within the floodplain must be shown on
the grading plan.
5.
The lowest floor elevations for all lots within the floodplain must be at least
two (2) feet above the 100-year water surface elevation. If this area is to be
removed by a Letter of Map Revision (LOMR), then a Conditional Letter of
Map Revision (CLOMR) will be needed. A LOMR will be required prior to the
final plat approval of the built infrastructure if a CLOMR was issued by FEMA.
6.
A note needs to be added to the final plat listing the lots located within the
floodplain. In addition, the note needs to state that until a LOMR is
approved by the Federal Emergency Management Agency (FEMA), the
finished floor will need to be elevated to the regulatory food elevation, and
flood insurance will be required.
7.
No buildings will be allowed in the floodway.
i.
Prior to issuance of any permits for development of the site, the applicant/property
owner shall obtain the necessary encroachment permits from the Maricopa
County Department of Transportation (MCDOT) for landscaping or other
improvements in the right-of-way.
j.
All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
k.
Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
l.
An archeological survey shall be submitted to and approved by the Arizona State
Historic Preservation Office prior to issuance of a grading permit. The applicant
must contact the State office prior to initiating disturbance of the site. The
applicant shall provide the Planning and Development Department with written
proof of compliance with this stipulation.
m.
Development and use of the site shall comply with requirements for fire protection
measures as deemed necessary by the applicable fire department. Prior to
issuance of zoning clearance or Final Plat/Plan of Development approval, the
applicant shall seek review and comment from the applicable fire protection
agency, and shall provide written confirmation that the site will be developed in
accordance with their requirements.
n.
Prior to zoning clearance or Final Plat approval, developer(s) and/or builder(s)
shall establish emergency fire protection services, covering all real property
contained within the project area during course of construction and shall obtain
a ‘will serve’ letter substantiating coverage from the appropriate Fire Department
servicing the site.
April 20, 2022
Z2021141
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o.
The applicant or his successor shall obtain approval of any development plans
from the Office of the Arizona State Fire Marshal prior to any construction.
p.
Amendments to the site plan and narrative report 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 property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
stipulations.
Presented by:
Jose Castañeda, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachments:
3/24/22 P&Z Packet (55 pages)
3/24/22 PZ Handout Memo (10 pages)
Note:
3/24/21 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2021141
Page 1 of 13
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases:
Z2021141 - Hidden Waters Ranch
Hearing Date:
March 24, 2022
Supervisor District:
4
Applicant:
Kyle Barichello, RVI Planning & Landscape Architecture
Owners:
339th and I 10 LLC
Request:
Zone change from Rural-43 PAD, R1-7 RUPD PAD, R1-6 RUPD PAD, R-
2 RUPD PAD to IND-2 PAD
Site Location:
Generally located south of the I-10 between 339th Ave. and 351st
Ave. and north of Buckeye Rd.
Site Size:
Approx. 200 acres
Density:
N/A
County Island:
No
County Plan:
Tonopah / Arlington Area Plan– Rural Densities (0-1)
Municipal Plan:
N/A
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2021141
Page 2 of 13
Project Summary:
1.
Hidden Waters Ranch is an existing Development Master Plan (DMP) of approx. 1,314
acres located south of the I-10 between 339th Ave. and 351st Ave. and north of Buckeye
Rd. near the community of Tonopah. The existing DMP consists primarily of Rural-43 PAD,
R1-6 PAD and IND-2 PAD zoning districts. It also should be noted that there are portions
of the DMP that are State Trust Lands that will remain as Rural-43 and these areas are not
a part of the subject request.
2.
The remainder of the DMP that is privately owned is primarily zoned as IND-2 PAD which
comprises approx. 48.5% of the DMP. The remainder of the privately owned DMP area is
mostly comprised of R1-7 RUPD PAD, R1-6 RUPD PAD, R-2 RUPD PAD zoning. The existing
DMP was originally approved by the Maricopa County Board of Supervisors on October
1, 2007 under DMP2006007 and subsequently amended via DMP2008006 on January 16,
2009. The underlying zoning was then approved on November 4, 2009.
3.
The existing uses in the area primarily consist of undeveloped vacant land, sparse single-
family residential development, a truck stop on the SWC of the I-10 and 339th Ave and
the Belmont DMP located to the north of the subject site. The existing DMP is currently
divided into two character areas with the area north of Van Buren to the I-10 designated
for Industrial uses and primarily zoned IND-2 PAD and the south half of the DMP from Van
Buren St. to Buckeye Rd. consisting of small-lot residential land use designations consisting
of R1-7 RUPD PAD, R1-6 RUPD PAD, R-2 RUPD PAD zoning districts and the site is generally
surrounded by properties that are zoned RU-43.
Subject Site and Surrounding Zoning Districts
Z2021141
Page 3 of 13
4.
The applicant is proposing a Zone Change Major Amendment to an approximately 200-
acre portion of the Hidden Waters Ranch DMP generally located south of Van Buren St.
between 339th Ave. and 351st Ave. north of Buckeye Rd. as highlighted in the exhibit
above. This area is currently zoned for a mix a small lot residential uses, however the
request would eliminate the residential zoning on the highlighted portion of the site.
According to the applicant the amendment would bring the southern half of the DMP in
alignment with the previously approved changes to the north and match the existing
Industrial zoning to the north. The applicant also applied for a companion DMP Major
Amendment (ref# DMP2021004) that would change the underlying DMP designation to
bring it in line with the subject request.
5.
The changes are shown on the site by area, and as a percentage of the total DMP. The
applicant has also provided exhibits highlighting the proposed changes.
6.
Land Use Legend:
Legend
Land Use Designations
SLR
Small Lot Residential (2-5 du/ac)
MDR
Medium Density Residential (5-15 du/ac)
UT
Public Facilities (WWRF, Fire Dept.)
EDU
Elementary School
MUEC
Mixed-Use Employment Center
IEC
Industrial Employment Center
CRC
Community Retail Center
D/NDOS
Dedicated Non-Developable Open Space
7.
Zoning Table:
Development
Unit
Land Use Category
Land Use Type
Approx.
Gross
Acres
Zoning District
A1
IEC
Industrial
12.9
IND-2 PAD
A2
D/NDOS
Open pace
15.8
Rural-43 PAD
A3
IEC
Industrial
130.8
IND-2 PAD
A4
IEC
Industrial
40.1
IND-2 PAD
A5
D/NDOS
Open Space
20.7
Rural-43 PAD
A6
IEC
Industrial
99.6
IND-2 PAD
A7
IEC
Industrial
39.5
IND-2 PAD
A8
IEC
Industrial
40.3
IND-2 PAD
A9
IEC
Industrial
25.5
IND-2 PAD
A10
IEC
Industrial
19.9
IND-2 PAD
A11
IEC
Industrial
34.6
IND-2 PAD
A12
IEC
Industrial
80.3
IND-2 PAD
A13
IEC
Industrial
9.2
IND-2 PAD
A14
EDU
Industrial
14.3
IND-2 PAD
A15
IEC
Industrial
16.8
IND-2 PAD
A16
UT
Utilities
(Exception)
28.7
IND-2 PAD
A19
IEC
Industrial
24.1
IND-2 PAD
AREA A
TOTALS
653.5
Z2021141
Page 4 of 13
8.
Zone Change Summary:
Zone Change Amendment Project Summary – Area A
Gross Land Area (ac)
653.5
Industrial Acreage
653.5
Legend
Land Use Designation
Total AC.
% Total
IND-2 PAD
Light Industrial, Employment
617
94%
Total
653.5
100%
9.
Existing Zoning Exhibit
Z2021141
Page 5 of 13
10.
Proposed Zoning Exhibit
Existing On-Site and Adjacent Zoning / Land Use:
11.
On-site:
Rural-43 PAD, R1-7 RUPD PAD, R1- 6 RUPD PAD, R-2 RUPD PAD /
Vacant
North:
Van Buren St. then IND-2 PAD and Rural-43 / Vacant
South:
Buckeye Rd. then Rural-43 / Single-family residence and vacant
East:
Rural-43 RUPD PAD and Rural-43 / Horseshoe Trails Amended and
Vacant
West:
Rural-43 / Vacant
Utilities and Services:
12.
Water:
Water Utility of Greater Tonopah
Wastewater:
Hassayampa Utilities Company
School District:
Saddle Mountain Unified School District
Fire:
Tonopah Valley Fire District
Police:
Maricopa County Sheriff’s Office
Z2021141
Page 6 of 13
Right-of-Way:
13.
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. It should be noted that there are no improvements to the
right-of-way proposed with the subject application however the applicant will be
required to coordinate with ADOT and MCDOT for any future offsite roadway
improvements.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Van Buren St.
28’
N/A
Principal Arterial
Buckeye Rd.
34’
N/A
Parkway
Adopted Plan:
14.
Tonopah/Arlington Area Plan (adopted September 6, 2000): The Tonopah/Arlington Area
Plan designates the site as rural (0-1 du/ac.) land uses and there is a portion of the DMP
along the I-10 and 339th Ave. designated as Community Retail Center. The proposed uses
generally do not comply with this plan, however staff notes the existing Hidden Waters
Ranch DMP (ref: DMP2008006) designated approximately 48% of the site as an
Industrial/Employment Center and the requested amendment seeks to create more
uniform land use designations within the existing DMP.
Public Participation Summary:
15.
The applicant complied with the Maricopa County Public Participation Process with the
required posting of the property and notification to the adjacent property owners within
300’ of the subject site and the area of interest groups. The public participation
generated two letters from the Arizona Fire & Medical Authority who indicated that they
would be reaching out to the applicant to coordinate the fire and EMS needs for the
project, and the Maricopa County Emergency Management noted no concerns.
Additionally, staff has received two letters from the Superintendent of the Saddle
Mountain Unified School District (SMUSD). SMUSD noted originally that they opposed the
subject DMP amendment and proposed zone change major amendment. The
opposition centered on preserving a school site that had been reserved for the SMUSD
under the original DMP when the site was originally intended to be primarily medium
density residential. Staff forwarded the notice of opposition to the applicant and the
applicant worked with the school district to preserve the school site should it be needed.
The school district subsequently withdrew their opposition and provided confirmation to
staff that they had no further concerns with the proposed amendment.
16.
In addition to the above public participation, the applicant and his project team held a
virtual neighborhood meeting on December 13, 2021 which was attended by three
residents of the area. The meeting summery was provided to staff as a part of the
applicants Public Participation Plan. The meeting summary concluded with no concerns
noted by the residents and it was noted that the proposed project was a potential
positive for property values by one individual. Staff has not received any other letters and
there is no known opposition.
Z2021141
Page 7 of 13
Outstanding Concerns from Reviewing Agencies:
17.
N/A.
Staff Analysis:
18.
Staff is of the opinion that the proposed zone change is an improvement to the DMP. The
amendment to rezone the existing single-family residential zoning districts where
adjacent to industrial zoning improves the land use patterns of the DMP and provides a
more uniform area for industrial uses that is located away from existing urban
development. Staff believes the zone change will offer a substantial amount of
employment uses to the area. As noted in the Proposed Zoning Exhibit earlier, the site is
located to the south of the I-10 adjacent to the Belmont DMP which does offer significant
residential land uses however, it does not provide for industrial uses. The proposed
amendment would provide for a large employment area adjacent to potential residents
of the area while the I-10 would provide a significant buffer between these uses.
19.
Staff is supportive of the proposed request to rezone the approx. 200 acres to IND-2 PAD
within the DMP. Staff is of the opinion that the proposed rezone is more in line than the
existing zoning districts that currently would allow for small-lot development in an area
that is sparsely developed and lacking in certain amenities that are congruent with the
amount of residential development that is otherwise permitted on the subject site. The
rezone would create consistent zoning districts throughout the DMP and facilitate the
creation of a large employment center with immediate access to the I-10 that is adjacent
to an area already designated as a Community Retail Center.
Recommendation:
20.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2021141 subject to the following conditions ‘a’ – ‘s’.
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Hidden Waters Ranch”, consisting of 6 full-size sheets, stamped received
February 10, 2022, except as modified by the following conditions. Staff may
determine slight refinements to remain in substantial conformance with the
approved site plan. Minor and major amendments to the site plan will be
determined in accordance with Chapter 3 of the Maricopa County Zoning
Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Major Zone Change Amendment application (PAD)”, consisting
of 17 pages, dated February 10, 2022, and stamped received February 10, 2022,
except as modified by the following conditions.
c.
All transformers, back-flow prevention devices, utility boxes and all other utility
related ground mounted equipment shall be painted to complement the
development and shall be screened with landscape material where possible. All
HVAC units shall be ground-mounted or screened with a continuous parapet for
commercial projects.
Z2021141
Page 8 of 13
d.
The following Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to drainage
design, access and roadway alignments. These items will be addressed as
development plans progress and are submitted to the County for further
review and/or entitlement.
2.
Any development must ensure that historic drainage patterns are
maintained at the up and downstream limits of development.
3.
A traffic impact study must be submitted with any future entitlement
application(s) (i.e. preliminary plat or plan of development) for the
purpose of determining any offsite roadway improvements.
4.
Changes to previous right-of-way dedication requirements for Section Line
and Mid-Section Alignments within the development site will be further
evaluated at the time of future entitlement applications.
5.
Any development must provide for at least two (2) paved points of access
to existing and improved public roads.
6.
Except as modified as part of this application or stipulated herein, the
Drainage, Flood Control and Transportation (MCDOT) conditions of
Z2007073 shall remain in effect.
7.
Applicant to notify ADOT of proposed development through the Red
Letter Process, RedLetter@azdot.gov, due to proximity and proposed
access to I10 and the future I11 corridor.
8.
All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage
Policies and Standards; Floodplain Regulations for Maricopa County;
MCDOT Roadway Design Manual; and current engineering policies,
standards and best practices at the time of application for construction.
e.
The following Maricopa County Department of Transportation conditions shall
apply:
1.
The Developer has provided a Traffic Impact Study (TIS). The TIS has been
approved. The Phase TIS shall comply with MCDOT requirements and the
offsite improvements necessary to accommodate the anticipated traffic
demands. The TIS shall be updated with each development phase to
reflect current conditions and any changes to the development plan. Since
the only existing traffic generator in the area of this development is the truck
stop at the SW corner of I-10 and 339th Ave., which also abuts this
development, there is still a concern of how Hidden Waters traffic (Phase 1
– 2) and the truck stop traffic will interact, especially at the 339th
Ave./Roosevelt St. intersection. MCDOT will require that Hidden Waters
coordinate with the truck stop concerning off-site improvements prior to
Z2021141
Page 9 of 13
any plan or plat approval. Intersection improvement plans shall also include
dual left turn lanes EB to NB and a right turn lane SB to EB and all
underground conduit and pullboxes for the future signal. The project must
comply with all recommendations in the MCDOT approved TIS.
2.
The Developer shall make a contribution to regional transportation
infrastructure. The contribution shall be $3,281.00 per residential dwelling
unit and shall be paid to MCDOT at the time individual building permits are
issued, or per an alternate agreement, as approved by MCDOT.
3.
The Developer shall provide the ultimate full or half-width of right-of-way for
all public roadways. Right-of-way shall be provided as follows:
A) Buckeye Road: 100 Feet (Half-width)
B) Harrison Street: 40 Feet (Half-width); 80 Feet (Full-width)
C) Van Buren Street: 65 Feet (Half-width); 130 Feet (Full-width)
D) Roosevelt Street: Western Boundary to 341st Avenue
55 Feet (Half-width); 110 Feet (Full-width)
(THE TIS NEEDS TO DOCUMENT NON-STANDARD R/W.)
E) 343rd Avenue, Buckeye Road to Van Buren Street:
40 Feet (Half-width); 80 Feet (Full-width)
343rd Avenue, Van Buren Street to Northern Project
Boundary:
55 Feet (Half-width); 110 Feet (Full-width)
(THE TIS NEEDS TO DOCUMENT NON-STANDARD R/W.)
F) 339th Avenue: 100 Feet (Half-width)
G) 335th Avenue: 40 Feet (Half-width)
The above references interior and perimeter roads. (The project boundary
is the centerline of all perimeter roadways and/or roadway alignments.)
Full-width right-of-way shall be provided where the entire roadway is
within the development (interior roadways). Half-width right-of-way shall
be provided where “half” of the roadway is within the development
(perimeter roadways). Additional right-of-way shall be dedicated at any
intersections where future dual left turn lanes are possible. The widened
right-of-way section shall accommodate the length of the left turn lane,
including reverse curves.
The Developer shall reserve sufficient right-of-way for transportation
facilities in compliance with the MAG Hassayampa Study, including
sufficient right-of-way for widening of I-10.
4.
The Developer shall be responsible for design and construction of the
ultimate full-width of all interior roadways, and the ultimate half-width of all
perimeter roadways, unless approved otherwise by MCDOT. All roadways
must meet all county standards in effect at the time they are improved.
Z2021141
Page 10 of 13
(This includes, but is not limited to the “MCDOT Roadway Design Manual,”
including TIS infrastructure requirements and the “Drainage Policies and
Standards for Maricopa County.”) Half-width roadways must be designed
and constructed so as to safely carry two-way traffic until the ultimate
roadway is constructed. Roadway improvement plans must be approved
and permitted by MCDOT. The Developer shall relocate well site(s) and/or
provide additional right-of-way in the event of conflict with any
transportation facilities.
5.
The Developer shall be responsible for design and construction of the
ultimate full-width of all interior roadways, and the ultimate half-width of all
perimeter roadways, unless approved otherwise by MCDOT. All roadways
must meet all county standards in effect at the time they are improved.
(This includes, but is not limited to the “MCDOT Roadway Design Manual,”
including TIS infrastructure requirements and the “Drainage Policies and
Standards for Maricopa County.”) Half-width roadways must be designed
and constructed so as to safely carry two-way traffic until the ultimate
roadway is constructed. Roadway improvement plans must be approved
and permitted by MCDOT. The Developer shall relocate well site(s) and/or
provide additional right-of-way in the event of conflict with any
transportation facilities.
6.
The Developer shall provide all-weather access to all parcels and lots, and
on all arterial roadways.
7.
The Developer shall provide and make available a minimum of two access
points to each development phase and/or subdivision unit.
8.
The Developer shall not locate elementary or middle schools on arterial
roads. (The schools may not “back up” to arterials.) Pedestrian routes to
school shall be planned so if necessary, the route to school shall only cross
arterials at signalized intersections.
9.
The Developer shall design the development to promote pedestrian,
bicycle and other alternative modes of transportation to public facilities
within and adjacent to the site, by means in addition to the roadway
system. Crossings of arterials at other than signalized intersections may be
required to be grade separated. The Development shall prepare a
comprehensive multimodal transportation and circulation plan (the
“Multimodal Plan”) which addresses public transit, bicycle, pedestrian, golf
cart, equestrian, and other alternative uses. The Multimodal Plan must be
approved before subsequent approval of any roadway improvement
plans.
10.
If streetlights are provided, installation shall be provided by the Developer.
If streetlights are within public rights-of-way, a Street Light Improvement
District (SLID) or comparable authority shall be established to provide
operation and maintenance. The Developer should contact the Office of
Superintendent of Streets (602-506-8797) to initiate the SLID process.
Z2021141
Page 11 of 13
11.
The Developer shall design landscaping to comply with all county
requirements and to conform to the MCDOT Roadway Design Manual. The
Developer (or as assigned to the Home Owner’s Association (HOA)) shall
be responsible for maintenance of landscaping within public rights-of-way.
12.
The Applicant shall provide a construction traffic circulation plan. The
construction traffic circulation plan must be approved by MCDOT.
13.
The Applicant shall comply with all applicable local, state and federal
requirements. (Dust control, noise mitigation, AZPDES, 404 permitting, etc.)
14.
The Developer shall provide written documentation of ADOT’s review and
response with each phase. ADOT documentation shall be received before
any development phasing and/or final plat approval, or at the discretion
of MCDOT.
f.
All interior streets within the proposed development are to be constructed to
minimum County standards.
g.
The following Drainage Review stipulations shall apply:
1.
All development and engineering design shall be in conformance with
the Drainage Regulation, Drainage Policies and Standards and current
engineering policies, standards and best practices at the time of
application for construction.
2.
Drainage review of this zone change 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 the Drainage
Regulation and design policies and standards.
3.
All proposed construction within a delineated floodplain must obtain a
floodplain use permit from the Flood Control District of Maricopa County.
h.
The following Flood Control District stipulations shall apply:
1.
The effective floodplain and floodway limits need to be shown on both the
final plat and the grading plan.
2.
The electronic HEC-RAS files for the final hydraulic calculations need to be
provided.
3.
Calculations for the lowest floor elevation for the lots within the floodplain
are needed.
4.
The lowest floor elevation for all lots within the floodplain must be shown on
the grading plan.
5.
The lowest floor elevations for all lots within the floodplain must be at least
two (2) feet above the 100-year water surface elevation. If this area is to be
removed by a Letter of Map Revision (LOMR), then a Conditional Letter of
Z2021141
Page 12 of 13
Map Revision (CLOMR) will be needed. A LOMR will be required prior to the
final plat approval of the built infrastructure if a CLOMR was issued by FEMA.
6.
A note needs to be added to the final plat listing the lots located within the
floodplain. In addition, the note needs to state that until a LOMR is
approved by the Federal Emergency Management Agency (FEMA), the
finished floor will need to be elevated to the regulatory food elevation, and
flood insurance will be required.
7.
No buildings will be allowed in the floodway.
i.
Prior to issuance of any permits for development of the site, the applicant/property
owner shall obtain the necessary encroachment permits from the Maricopa
County Department of Transportation (MCDOT) for landscaping or other
improvements in the right-of-way.
j.
All outdoor lighting shall conform to the Maricopa County Zoning Ordinance.
k.
Development of the site shall be in compliance with all applicable Maricopa
County Air Quality rules and regulations.
l.
An archeological survey shall be submitted to and approved by the Arizona State
Historic Preservation Office prior to issuance of a grading permit. The applicant
must contact the State office prior to initiating disturbance of the site. The
applicant shall provide the Planning and Development Department with written
proof of compliance with this stipulation.
m.
Development and use of the site shall comply with requirements for fire protection
measures as deemed necessary by the applicable fire department. Prior to
issuance of zoning clearance or Final Plat/Plan of Development approval, the
applicant shall seek review and comment from the applicable fire protection
agency, and shall provide written confirmation that the site will be developed in
accordance with their requirements.
n.
Prior to zoning clearance or Final Plat approval, developer(s) and/or builder(s)
shall establish emergency fire protection services, covering all real property
contained within the project area during course of construction and shall obtain
a ‘will serve’ letter substantiating coverage from the appropriate Fire Department
servicing the site.
o.
The applicant or his successor shall obtain approval of any development plans
from the Office of the Arizona State Fire Marshal prior to any construction.
p.
Amendments to the site plan and narrative report 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
Z2021141
Page 13 of 13
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 property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
stipulations.
Presented by:
Jose Castañeda, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Application (1 page)
Zoning Exhibit (6 pages)
Narrative Report (17 pages)
ENG comments (3 pages)
MCDOT (4 pages)
MCESD comments (1 page)
Saddle Mountain Unified School District (4 pages)
AFMA Letter (1 page)
MCEM (2 pages)
GWR Will-Serve Letter (2 pages)
Maricopa County Planning & Development - Phoenix, AZ
Maricopa County
Application Name: Hidden Waters Ranch
Legal Description: T1N R5W Pt. of Secs.
4, 5, 6, 7, 8
Supervisor District No. 4
Applicant: Kyle Barichello, RVi
Planning and Landscape Architecture
Applicant Phone/ Email: (480) 586-
2358 / kbarichello@rviplanning.com
Case Address: T.B.D
Parcel Primary: 504-12-006P, 006S,
006Z, 007, 008, 135, 137
Acreage: approx. 200
Case Number: Z2021141
Received:
November 10, 2021
SITE
Belmont
Zone Change Application
MARICOPA COUNTY, ARIZONA
FIGURE 1
Context Aerial &
Vicinity Map
Map Source: Landiscor, Inc.
Approximately Eight (8) mile radius
Site
Bureau of Land Management
Existing/Proposed Developments
State Land
LEGEND
hIDDEN WATERS
RANCH
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
339TH & I-10 LLC
0
4000'
8000'
SCALE: 1" = 8000'-0"
2021-10-22
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
A17
15.3 AC
R-2
A15
RU-43
5.0 AC
Waste
Water
Treatment
Facility
A14
R1-7
16.6 AC
A16
R1-7
8.3 AC
B20-State
37.4 AC
RU-43
138 units
B19-State
29.6 AC
RU-43
B17-State
40.1 AC
RU-43
Exception
B14-State
RU-43
9.6 AC
A13
RU-43
19.3 AC
B2-State
RU-43
58.6
AC
B3-State
RU-43
50.5
AC
B7-State
RU-43
34.2
AC
B5-State
RU-43
3.0 AC
B8-State
RU-43
10.5 AC
B1-State
RU-43
62.3
AC
B4-State
RU-43
26.2
AC
B9-State
RU-43
26.1
AC
B16-State
40.0 AC
RU-43
B10-State
RU-43
56.4 AC
B11-State
RU-43
44.6 AC
B12-State
RU-43
3.5 AC
Fire
Station
B6-State
RU-43
29.1
AC
B15-State
30.1 AC
RU-43
Water
Campus
A18
RU-43
4.9 AC
A7
39.5 AC
R1-7
A8
40.3 AC
R1-6
A9
25.5 AC
R1-6
A10
19.9 AC
R-2
A11
34.6 AC
R1-7
A3
IND-2
130.8 AC
A4
IND-2
40.1
AC
A5
RU-43
20.7 AC
A6
IND-2
99.6
AC
A19
IND-2
24.1
AC
A12
IND-2
80.3
AC
A1
IND-2
12.9
AC
A2
RU-43
15.8 AC
B13-State
RU-43
55.7 AC
B18-State
RU-43
13.0 AC
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
MARICOPA COUNTY, ARIZONA
FIGURE 2
Existing Zoning
C-2
IND-2
Rural 43
Rural 190
Legend
hIDDEN WATERS
RANCH
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
1500'
3000'
SCALE: 1" = 3000'-0"
2021-12-14
R1-6
R1-7
339TH & I-10 LLC
R-2
Zone Change Application
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
A15
IND-2
16.8 AC
A16
IND-2
28.7 AC
B20-State
37.4 AC
RU-43
138 units
B19-State
29.6 AC
RU-43
B17-State
40.1 AC
RU-43
Exception
B14-State
RU-43
9.6 AC
B2-State
RU-43
58.6
AC
B3-State
RU-43
50.5
AC
B7-State
RU-43
34.2
AC
B5-State
RU-43
3.0 AC
B8-State
RU-43
10.5 AC
B1-State
RU-43
62.3
AC
B4-State
RU-43
26.2
AC
B9-State
RU-43
26.1
AC
B16-State
40.0 AC
RU-43
B10-State
RU-43
56.4 AC
B11-State
RU-43
44.6 AC
B12-State
RU-43
3.5 AC
Fire
Station
B6-State
RU-43
29.1
AC
B15-State
30.1 AC
RU-43
A7
39.5 AC
IND- 2
A8
40.3 AC
IND-2
A9
25.5 AC
IND-2
A10
19.9 AC
IND-2
A11
34.6 AC
IND-2
A3
IND-2
130.8 AC
A4
IND-2
40.1
AC
A5
RU-43
20.7 AC
A6
IND-2
99.6
AC
A19
IND-2
24.1
AC
A12
IND-2
80.3
AC
A1
IND-2
12.9
AC
A2
RU-43
15.8 AC
B13-State
RU-43
55.7 AC
B18-State
RU-43
13.0 AC
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
A13
IND-2
9.2 AC
A14
IND-2
14.3 AC
SLR - Small Lot Residential (2-5 du/ac)
MARICOPA COUNTY, ARIZONA
FIGURE 3
Proposed Zoning
IND-2
Rural 43
Legend
hIDDEN WATERS
RANCh
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
1500'
3000'
SCALE: 1" = 3000'-0"
2021-12-14
339TH & I-10 LLC
Zone Change Application
*Parcel A16 is per a separate application
Amended Area = 200 ac
PARCEL#
OWNER
504-12-007
339TH AND I-10 LLC
504-12-008
504-12-006-Z
504-12-006-P
504-12-135
504-12-137
504-12-006-S
On Site Parcel Owners
FIGURE 4
On-Site
Property Ownership
Note: Property ownership information was obtained from
the County of Maricopa Assessor Office.
Site
State Land
HIDDEN WATERS
RANCH
MARICOPA COUNTY, ARIZONA
LEGEND
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
400'
800'
SCALE: 1" = 800'-0"
2021-10-22
339TH & I-10 LLC
Zone Change Application
EXISTING
INTERCHANGE
FUTURE
INTERCHANGE
A7
39.5 AC
IEC
A8
40.3 AC
IEC
A9
25.5 AC
IEC
A10
19.9 AC
IEC
A11
34.6 AC
IEC
A15
16.8 AC
IEC
A14
14.3 AC
IEC
A13
9.2 AC
IEC
Interstate Highway 10
Interstate Highway 10
W. Harrison Street
Buckeye Road
343rd Avenue
Roosevelt Street
Van Buren Street
339th Avenue
Roosevelt Street
347th Avenue
351st Avenue
335th Avenue
HIDDEN WATERS
RANCH
MARICOPA COUNTY, ARIZONA
FIGURE 5
Circulation Plan
Property Boundary
LEGEND
Bicycle Lane
Community Entry Monuments
Major Collector (110' ROW)
Collector (80' ROW)
Principal Arterial (130' ROW)
Existing I-10 Freeway
Parkway (200' ROW)
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
600'
1200'
SCALE: 1" = 1200'-0"
2021-10-26
339TH & I-10 LLC
Zone Change Application
Ruth Fisher
Elementary School
Tonopah Valley Fire District
Station #341
Tonopah Valley
High School
Buckeye Municipal
Airport
Palo Verde Nuclear
Generating Station
INTERSTATE HIGHWAY 10
INDIAN SCHOOL ROAD
VAN BUREN STREET
BUCKEYE ROAD
LOWER BUCKEYE ROAD
McDOWELL ROAD (ALIGNMENT)
TONOPAH-SALOME HWY
339th AVE.
331st AVE.
ROOSEVELT ROAD (ALIGNMENT)
355th AVE.
Maricopa County Sheriff
District 2 - Substation
100 N Apache Rd.
Buckeye, AZ 85326
(Location of station is approx. 10
miles from Proposed DMP site)
Maricopa County Library
Litchfield Park Branch
101 W Wigwam Blvd
Litchfield Park, AZ 85340
(Location of branch is approx. 13
miles from Proposed DMP site)
SITE
Winters Well
Elementary School
Development Master Plan
MARICOPA COUNTY, ARIZONA
FIGURE 6
Regional Facilities
Approximately Five (5) mile radius
Public Airport
Fire Station
Public School
Proposed DMP Site
LEGEND
Saddle Mountain Unified School District
Palo Verde School District
Arlington Elementary School District
hIDDEN WATERS
RANCh
120 S. Ash Avenue
Tempe, Arizona 85281
Tel: 480.994.0994
www.rviplanning.com
20000830
AVONDALE, AZ.
0
2500'
5000'
SCALE: 1" = 5000'-0"
2021-10-05
339TH & I-10 LLC
- 1 –
Hidden Waters Ranch Zone Change Application
Hidden Waters Ranch
A Master Planned Community
Major Zone Change Amendment Application
(PAD)
Maricopa County, Arizona
Case #: Z2021141
Revised: February 10, 2022
Prepared By:
Prepared for:
RVi Planning +Landscape Architecture
339th & I-10 L.L.C.
c/o Kyle Barichello
c/o Chase Emmerson
120 South Ash Avenue
7373 N. Scottsdale Road #B210
Tempe, Arizona 85281
Scottsdale, AZ 85253
(480) 994-0994
(480) 368-5205
Received:
February 10, 2022
- 2 –
Hidden Waters Ranch Zone Change Application
Hidden Waters Ranch
A Master Planned Community
Zone Change Amendment Application
TABLE OF CONTENTS
Project Team.............................................................................................................. 4
A. Summary ............................................................................................................. 5
B. Purpose of Request ............................................................................................... 5
C. Description of Proposal ........................................................................................ 6
1. Introduction ................................................................................................... 6
2. Property Description and Location.................................................................. 6
3. Property Legal Description ............................................................................. 6
4. Base Zoning Districts...................................................................................... 7
5. Overlay Districts (PAD), (RUPD) .................................................................... 9
6. Discussion of Zoning Districts ........................................................................ 9
a. Residential ................................................................................................ 9
b. Industrial ................................................................................................. 9
D. Relationship to Surrounding Properties ................................................................ 9
1. Property Ownership – Site and Surrounding Property .................................... 9
2. On-Site and Surrounding Land Uses ............................................................... 9
3. On-Site and Surrounding Zoning ................................................................... 9
4. Airport and other Land Use Impacts ............................................................... 9
E. Discussion of Recent Changes in the Area .......................................................... 10
1. Municipal Boundaries .................................................................................. 10
2. Existing Land Use Plans ................................................................................ 11
3. Existing Development in the Area ................................................................. 11
F. Circulation System (On Site and Off Site) ........................................................... 11
1. Off-Site Regional Transportation Planning.................................................... 12
2. Existing Roads and Right-of-Way ................................................................. 12
3. On-Site Circulation ...................................................................................... 12
a. Vehicular ............................................................................................... 13
b. Bicycle and Pedestrian ............................................................................ 13
G. Community Facilities and Services ..................................................................... 14
1. Existing Schools............................................................................................ 14
2. Proposed Schools .......................................................................................... 14
3. Parks, Open Space and Trails........................................................................ 14
H. Public Utilities and Services ............................................................................... 15
1. Water Service District .................................................................................. 15
- 3 –
Hidden Waters Ranch Zone Change Application
2. Wastewater Service District.......................................................................... 16
3. Electric......................................................................................................... 16
4. Telephone .................................................................................................... 16
5. Cable Television ........................................................................................... 16
6. Natural Gas .................................................................................................. 16
7. Refuse Collection ......................................................................................... 16
8. Fire Service................................................................................................... 16
9. Law Enforcement Service ............................................................................. 16
10. Library Service ............................................................................................. 16
I. Other Information Helpful in Evaluating Request ............................................... 17
Hidden Waters Ranch
A Master Planned Community
LIST OF ASSOCIATED FIGURES
1. Context Aerial & Vicinity Map
2. Existing Zoning Plan
3. Proposed Zoning
4. Property Ownership
5. Circulation Plan
6. Regional Facilities
LIST OF TABLES
1 Zoning Table
2. Residential Unit Plan of Development Comparison Table
3. Open Space Summary Table
- 4 –
Hidden Waters Ranch Zone Change Application
Project Team
Property Owner/
Chase Emmerson
Developer:
339th & I-10 L.L.C.
7373 N. Scottsdale Road #B210
Scottsdale, AZ 85253
(480) 368-5205
Land Planner:
Kyle Barichello
RVi Planning +Landscape Architecture
120 South Ash Avenue
Tempe, Arizona 85281
(602) 994-0994
Civil Engineer:
Zach Hill, PE
Kimley Horn
101 Southern Ave, Suite 131
Mesa, AZ 85210
(480) 207-2669
- 5 –
Hidden Waters Ranch Zone Change Application
A. SUMMARY
The purpose of this request is for a zone change from Rural-43 PAD, R1-7 RUPD PAD, R1-
6 RUPD PAD, R-2 RUPD PAD to IND-2 PAD.
The Hidden Waters Ranch Zone Change Amendment requests the change of approximately
200 gross acres of the larger 653.5 privately owned land to IND-2 to match the existing
development standards within the larger Development Master Planned Area (DMP). The
property is privately owned by 339th & I-10 L.L.C. The Zone Change site is located in the
western Phoenix metropolitan area, south of Interstate 10, North of Buckeye Road,
generally between the 341st Avenue alignment on the east and 345th Avenue alignment on
the west. There is also an approximate 80-acre parcel detached from the main property
located at the southeast corner of Hidden Waters Parkway and Van Buren Street. The
property is currently located in unincorporated Maricopa County, Arizona. Maricopa
County has included this area within the planning region of the Tonopah/Arlington Area
Plan. See Figure 1, Context Aerial & Vicinity Map for the site’s location and regional
context.
B. PURPOSE OF REQUEST
The proposed property is in a dynamic growth area within the Tonopah/Arlington Area
Plan built heavily around major employment and commercial users. The proposed
amendment is planned to allow for a variety of industrial and employment land uses
general commercial services and light industrial uses. The current market in this part of
Maricopa County is strong for large, industrial users as it is primely located in the Phoenix
Metro with excellent roadway access. Recently, a record of decision was sent to the Federal
Highway Administration (FHWA) by the Arizona Department of Transportation (ADOT)
identifying the selected I-11 corridor alignment which has been studied for the past 5
years. This future corridor is envisioned as a multi-use corridor that would improve
Arizona’s access to regional and international markets and is located within 10 miles of the
DMP area. This alignment will provide the framework for the DMP area to become a major
employment hub for the west Phoenix Metro area given its location and access to major
infrastructure systems. Additionally, the Howard Hughes Corporation recently bought
approximately 37,000 acres in west Phoenix known as Douglas Ranch, seeking to become
the “city of the future.” This project slated for approximately 300,000 residents and is
located approximately 10 miles north of the subject site. These two factors further solidify
the need to amend the residential to industrial to set the stage for the future employment
growth in the area away from an oversaturated residential market.
Over the past year the property owners hired a site selection company to evaluate the types
of users that may be interested in the current industrial zoned land within the DMP Area.
However, it was discovered that due to existing constraints of the available parcels, none of
the current available industrial zoned land would be suitable for many of the large 1.2+
Million Square Foot (SF) facilities seeking to develop in the Phoenix Metro area. It was
concluded that the current industrial acreage and layouts were too small, but that the
200+/- acre area we are amending would have been highly desired as it provides a more
buildable parcel shape without major natural constraints. This site selection study is yet
another part of the justification for amending the residential zoning to industrial.
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Hidden Waters Ranch Zone Change Application
Lastly, there are limited sites throughout the Phoenix Metro that provide water and sewer
solutions to capture this industrial demand sought in the Phoenix Metro area. The current
site provides the capability to serve both water and sewer more favorably to industrial users
versus residential development. Major infrastructure including water and sewer provided
by Global Water is being installed along 339th Avenue through the DMP area with sewer
following 12 months after. The project team has been in coordination with the utility
provider and has obtained will serve letters to the overall DMP area based on the new
proposed amendment from residential to industrial development. These letters from Global
Water Resources dated January 20, 2022 have been provided with this application.
Another change within this zone change application is to the existing elementary school
site designation. Per discussions with the Hassayampa Utility Company, the Saddle
Mountain Unified School District (SMUSD), this site will remain reserved as an elementary
school but will be reduced to 14.3-acres and zoned to IND-2. Saddle Mountain Unified
School District has no objection to the rezoning of this section of the Hidden Waters Ranch
development in Tonopah from residential to industrial designation per an associated DMP
application. If at a future date State Land areas within the DMP are also rezoned from
residential to industrial use, SMUSD may not need the school site and would be open to
such discussions at the time rezoning is proposed.
In summary, many factors are providing the justification for the request to amend the
current zoning of the property to be consistent with the Industrial and Employment Center
land use designations as part of a concurrent application and existing industrial zoning to
allow for a sustainable, quality industrial and employment focused development area that
will support existing and future employment and residential growth in the area.
C. DESCRIPTION OF PROPOSAL
1. Introduction
The Hidden Waters Ranch Zone Change is consistent with the larger Hidden Waters Ranch
DMP which includes primarily industrial/employment. The current existing residential
designations proposed to be rezoned within the DMP area are limited to portions of those
parcels solely owned by the private landowner. Currently, none of the State Land owned
properties are zoned with the appropriate zoning category (currently RU-43) as outlined
within the DMP and are not a part of this zone change request. The Zone Change and
concurrent DMP amendment for the overall project area has been planned with the intent
of incorporating many of the goals, objectives, and policies of the Tonopah/Arlington Area
Plan. This includes the proposal of providing a mixture of land uses that consist of:
• Industrial and employment uses that are focused on further establishing a
balanced activity center node located at the I-10 interchanges and providing
employment opportunities to the residents of the community and surrounding
area.
• Recreational and dedicated, non-developable open spaces that provide quality
recreational opportunities and are sensitive to the existing natural conditions
(i.e. floodplains, vegetation, wildlife, etc.) of the area.
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Hidden Waters Ranch Zone Change Application
The proposed rezoning seeks to replace the existing privately owned residential parcels
with highly desirable industrial and employment zoning, consistent with the overall
Hidden Waters Ranch DMP.
2. Property Description and Location
The area proposed within this Zone Change request is part of the Hidden Waters Ranch
Development Master Plan located in the western Phoenix metropolitan area. The
property falls within the jurisdiction of unincorporated Maricopa County. The
property within the Zone Change request is located south of Interstate 10, North of
Buckeye Road, generally between the 341st Avenue alignment on the east and 345th
Avenue alignment on the west. See Figure 1, Context Aerial & Vicinity Map for the
site’s location and regional context. A graphic representation of the property area
boundaries is provided in Figure 1.
3. Property Legal Description
The overall property consists of portions of Sections 4, 5, 6, 8 and 9 of Township 1
North, Range 5 West of the Gila and Salt River Base and Meridian, Maricopa County,
Arizona. The APN’s as part of this request include the following:
• 504-12-008
• 504-12-007
• 504-12-006Z
• 504-12-006P
• 504-12-135
• 504-12-137
• 504-12-006S
4. Base Zoning Districts
The zoning districts requested under this Zoning Change Amendment application include
IND-2 PAD only. The proposed zoning of the approximately 200-acre area per this
application will be consistent with the current approved IND-2 zoning standards as
approved and consistent throughout the larger DMP area.
Figure 2, Existing Zoning Plan, graphically illustrates the current approved zoning districts
within the Hidden Waters Ranch property. Figure 3, Proposed Zoning Plan illustrates the
proposed Zone Change Amendment application.
Table 1, Amended Zoning Table, lists the zoning district and land use types for each
development parcel and is reflective of the removal of all residential per this zone change.
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Hidden Waters Ranch Zone Change Application
Table 1: Amended Zoning Table
Development
Unit
Land Use
Category
Land Use Type
Approx.
Gross
Acres
(1)
Approx.
Net
Acres
(2)
Maximum
Density
Max.
Units
Zoning District
AREA A: Private Land
A1
IEC
Industrial
12.9
12
-
-
IND-2 PAD
A2
D/NDOS
Open Space
15.8
14
-
-
Rural-43 PAD
A3
IEC
Industrial
130.8
128
-
-
IND-2 PAD
A4
IEC
Industrial
40.1
37
-
-
IND-2 PAD
A5
D/NDOS
Open Space
20.7
18
-
-
Rural-43 PAD
A6
IEC
Industrial
99.6
95
-
-
IND-2 PAD
A7
IEC
Industrial
39.5
36
-
-
IND-2 PAD
A8
IEC
Industrial
40.3
38
-
-
IND-2 PAD
A9
IEC
Industrial
25.5
23
-
-
IND-2 PAD
A10
IEC
Industrial
19.9
19
-
-
IND-2 PAD
A11
IEC
Industrial
34.6
33
-
-
IND-2 PAD
A12
IEC
Industrial
80.3
72
-
-
IND-2 PAD
A13
IEC
Industrial
9.2
9
-
-
IND-2 PAD
A14
EDU
Industrial
14.3
14
-
-
IND-2 PAD
A15
IEC
Industrial
16.8
14.3
-
-
IND-2 PAD
A16
UT
Utilities
(Exception)
28.7
28.7
IND-2 PAD
A19
IEC
Industrial
24.1
23
IND-2 PAD
AREA A
TOTALS
653.5
613
Zone Change Amendment Project Summary – Area A
Gross Land Area (ac)
653.5
Gross Project Density
NA
Density minus Industrial
NA
Industrial Acreage
653.5
Total Unit Count
0
Projected Population
0
Legend
Land Use Designation
Total AC.
% Total
Rural-43 PAD
Open Space
36.5
6%
IND-2 PAD
Light Industrial, Employment
617
94%
Total
653.5
100%
Notes:
(1): All Gross and Net acres are rounded to the nearest acre. For purposes of this table, any acreage less than
.49 is rounded down and any acreage equal to or greater than .50 is rounded up. This same assumption
applies to all references to acreage throughout the document, and should be the basis of any stipulations
related to gross or net acres.
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Hidden Waters Ranch Zone Change Application
5. Overlay Districts (PAD)
PAD Overlay
The Planned Area Development (PAD) Overlay Zoning District remains in place for the
entire 653.5-acre Zone Change area as part of prior amendments and as provided
within this narrative. In accordance with the Maricopa County Zoning Ordinance, the
PAD overlay is designed to provide for “unified planning of large areas to achieve the
mixture, variety and cohesiveness of land uses and amenities that such large-scale
planning makes possible,” as well as to define the “development parameters” for the
site while allowing the detailed site design to take place at a later stage in the planning
process. The PAD will allow for minor boundary adjustments in the development parcel
boundaries as the property undergoes detailed design to provide flexibility to
accommodate the end user of each parcel. Table 1, Zoning Table establishes a projected
number of residential units which is permitted within each development parcel.
6. Discussion of Zoning Districts
a. Residential
All previously proposed residential development will be removed per this Zone
Change application. The only remaining residential designations will be the Rural-
43 zoned Non-Dedicated Open Space areas as part of the DMP. No residential
development is proposed throughout Area A as part of the overall DMP.
b. Industrial
Approximately 200 acres per this zone change amendment application of the larger
653.5 acres is proposed as Light Industrial utilizing the IND-2 zoning district,
matching existing entitlements. The proposed industrial land use is anticipated to
develop as business park, manufacturing, distribution, and other light industrial
uses that will provide employment opportunities for the community and
surrounding areas. The Tonopah/Arlington Area Plan identifies this area as an
activity center/focal point for the region. Commercial and employment land uses
are encouraged to support the future growth in the area. In conformance with the
Area Plan, this project proposes significant industrial/employment zoning with
excellent access to the I-10 freeway corridor and the new Hidden Waters Parkway.
The proposed IND-2 parcels are located along the Roosevelt and Van Buren Street
alignments providing an adequate buffer between the residential property to the
south and the I-10 freeway corridor to the north. Additional industrial land uses are
proposed at the southeast corner of Hidden Waters Parkway and Van Buren Street.
D. RELATIONSHIP TO SURROUNDING PROPERTIES
1. Property Ownership – Site and Surrounding Property
The property ownership pattern within the site and surrounding area is provided in
Figure 4, Property Ownership. The subject property is owned by three private land
owners. The property surrounding the site is owned by various private land owners and
the State of Arizona. Much of the State Land is included in a Development Master Plan
for a larger planning area, but is not included in the Zone Change request.
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Hidden Waters Ranch Zone Change Application
2. On-Site and Surrounding Land Uses
Existing land uses on site consist primarily of vacant desert land. Surrounding the
property, the most notable land use is the Rip Griffin Truck Stop at the southwest
corner of I-10 and Hidden Waters Parkway. South of the Rip Griffin Truck Stop is also a
“borrow pit” that consists of an approximately 20-acre site that is approximately 8 feet
deep. There are also various residential developments in the immediate vicinity of the
property. Most notable is the cluster of homes on a quarter section on the south side of
the Roosevelt alignment at the 243rd Avenue alignment. These properties are accessed
by a dirt road that starts on Hidden Waters Parkway approximately one-quarter mile
south of the Interstate 10 and runs east along the Roosevelt Road alignment
approximately one-quarter mile to the properties. There are also scattered large lot
residential properties along the west and south sides of the property.
3. On-Site and Surrounding Zoning
Generally, the adjacent properties to the north, east, south and west of the property are
all zoned Rural-43. The exception to this is the truck stop that is located at the
northeast corner of the property. The truck stop area and the truck wash are zoned
IND-2 Light Industrial District. The convenience store and restaurant that is associated
with the truck stop is located in an area that is zoned as C-2 Intermediate Commercial
District. This C-2 zoning extends north to the I-10 freeway. There is also a subdivision
that is located the southeast of the project. This subdivision is zoned Rural-190 Rural
Zoning District. Rural-190 permits an overall project density of one unit on a lot that is
a minimum of 190,000 square feet.
Figure 2, Existing Zoning, shows the current zoning on the property and the
surrounding areas.
4. Airports and other Land Use Impacts
The Hidden Waters Ranch property is not located within a zone of influence of any of
the significant Phoenix metropolitan area airports. The closest airport is the Buckeye
Municipal Airport located approximately 5.5 miles to the east. The disclosure boundary
is approximately ¾ miles from the project boundary putting it outside of the
notification requirements that are required to be a part of local Conditions, Covenants,
& Restrictions (CC&R’s).
Other notable land use impacts also include the Palo Verde Nuclear Generating Station
(PVNGS) located approximately 4.5 miles from the property. The Hidden Waters
Ranch Community is located within the 10-mile Plume Exposure Pathway Emergency
Planning Zone (EPZ) for PVNGS. Predetermined protective action plans have been put
in place by the State of Arizona for this EPZ and are designed to avoid or reduce dose
from potential exposure of radioactive materials. These actions include sheltering,
notification, evacuation, and the use of potassium iodide where appropriate.
E. DISCUSSION OF RECENT CHANGES IN THE AREA
1. Municipal Boundaries
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Hidden Waters Ranch Zone Change Application
The Hidden Waters Ranch area falls within the planning jurisdiction of Maricopa
County and is not located within any incorporated municipal boundaries. It is
anticipated that this property will continue to be a part of Maricopa County when it is
completed. The City of Buckeye jurisdictional limits are approximately 2 miles to the
east of the project site, and its planning area ends at the Hassayampa River, one mile
east of the property. Figure 1, Context Aerial & Vicinity Map, shows the relationship
between the existing municipal boundaries and the project site.
2. Existing Land Use Plans
Maricopa County Vision 2030 Comprehensive Plan – Tonopah/Arlington Area Plan
The Hidden Waters Ranch property is located within the planning and development
jurisdictional area of Maricopa County. Vision 2030 explains Maricopa County’s
policies and expectations for the development of unincorporated areas, but given how
much area this includes it is neither possible nor practical for this plan to consider local
and site-specific issues. To address this problem Maricopa County uses its Area Plan
program to support local needs. In order to provide assistance and direction in the
planning and development of this area, Maricopa County has prepared the
Tonopah/Arlington Area Plan (TAAP). This plan consists of 346 square miles and
includes the unincorporated communities of Tonopah, Arlington, Hassayampa, and
Wintersburg. The purpose of the TAAP is to recognize the issues that face the future
development of this area and to also set goals, objectives and policies that can serve as
guidelines for the Planning and Zoning Commission and the Board of Supervisors.
3. Existing Development in the Area
There are a number of existing and planned residential developments within the
immediate vicinity of the property. Some of the developments include:
• Belmont Development Master Plan, a large master planned development that
has been approved by Maricopa County and is currently under review for a
Major Amendment to the approved plan. It is located to the north of the
property.
• Hassayampa Ranch, a residential development located to the northeast of the
property and bordered to the east by the Hassayampa River.
• Scattered residential properties located south and west of the site.
• Howard Hughes Corporation bought approximately 37,000 acres in west
Phoenix called Douglas Ranch, seeking to become the “city of the future.” This
project is approximately 10 miles north of the subject site.
These and other existing and planned developments in the area are shown on Figure 1,
Context Aerial & Vicinity Map.
F. CIRCULATION SYSTEM
1. Off-Site Regional Transportation Planning
The Hidden Waters Ranch property is currently located in an area that is covered in the
Maricopa County 2040 Regional Transportation Plan updated February 26, 2020 and
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Hidden Waters Ranch Zone Change Application
within the MAG Hassayampa Valley Framework Study -Wickenburg Area (November
2010) The I-10/Hassayampa study area covers approximately 1,400 square miles
bounded by State Route (SR) 303L on the east, the 459th Avenue section line on the
west, the approximate SR-74 alignment on the north, and the Gila River on the south.
In regard to significant existing roadways within immediate proximity of the site,
Interstate 10, which runs along the north border of the site, provides interstate and
major metropolitan access to the site. Other existing roadway improvements are Hidden
Waters Parkway, Van Buren Street, and Buckeye Road. All of these other roadways
have been classified by the Maricopa County Major Streets and Routes Plan: Street
Classification Atlas (Adopted April 18, 2001, updated in June 2011) and MAG
Hassayampa Valley Framework Study. Per the updated plans, 339th Avenue is proposed
as a Parkway, 347th Avenue as a Major Arterial, Van Buren Street as a Principal
Arterial, and Buckeye Road as a Minor Arterial.
2. Existing Roads and Rights of Way
The existing roadways adjacent to Hidden Waters Ranch are Interstate 10, Hidden
Waters Parkway, and Van Buren Avenue. Interstate 10 runs along the northern border
of the project and is a 4-lane highway that runs east-west. This highway provides
regional and interstate access to the site.
Hidden Waters Parkway is currently a two-lane roadway that runs north-south starting
approximately 2 miles to the north of the property at the Tonopah-Salome Highway,
running south through the project area, and terminating at approximately 4.5 miles to
the south of the project area. There is a full access freeway interchange at the
intersection of Hidden Waters Parkway and I-10. Van Buren Avenue is also a two-lane
roadway with an east-west alignment starting at Hidden Waters Parkway, running west
through the project area, and terminating at approximately 4 miles to the west of the
project area at Wintersburg Road. According to the Maricopa County Major Streets
and Street Classification Atlas (Revised June 2011) these 2 roadways have been
classified as Rural Minor Arterials with a total right-of-way of +/-130 feet.
3. On-Site Circulation
The implementation of an efficient circulation system within the Hidden Waters Ranch
project is imperative to the overall quality of life for future residents. The efficient and
safe movement of vehicular and non-vehicular traffic within and throughout the
project and adjacent to the project will further enhance the overall value of the
community, promote mobility and reduce the potential for traffic conflicts. Balancing
the project’s land use plan with the transportation plan has been a key component in
the planning of the Hidden Waters Ranch project design. The intent of the proposed
circulation system is to create safe and efficient transportation opportunities for
vehicular, bicycle and pedestrian user groups.
a. Vehicular
The Hidden Waters Ranch project proposes the use of a public street system with
standard street cross sections that are in support of the parkway, arterial, collector
and local street classification categories that have been standardized in the
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Hidden Waters Ranch Zone Change Application
Maricopa County Major Streets and Routes Plan: Street Classification Atlas, Revised
June 2011
Individual development unit and subdivision access will be accommodated via a
network of parkway, arterial, collector and local streets. The primary project entry
point for phase one will be located near the intersection of Van Buren Street and
Hidden Waters Parkway. Hidden Waters Parkway is proposed as a Parkway section;
however additional access points will be necessary between the I-10 freeway and
Van Buren Street to serve the mixed-use employment and commercial activity
center in this area.
There are four planned or existing roadways within the vicinity of the Hidden
Waters Ranch project that have been classified by the County of Maricopa in the
Streets Classification Atlas. These major transportation routes are Hidden Waters
Parkway, 347th Avenue, Van Buren Street, and Buckeye Road. All of these roads
have been classified as arterials; however; a recent MAG study has identified Hidden
Waters Parkway and Buckeye Road as future Parkway sections. As such, the
Circulation Plan identifies these two roadways as Parkway sections with a 200’ full
street right-of-way. A list of all full street sections are provided below (note that
where the project perimeter is adjacent to the roadway alignments, only half street
dedications will be provided).
• Hidden Waters Parkway (339th Ave):
200 foot Parkway Section
• Buckeye Road:
200 foot Parkway Section
• Van Buren Street:
130 foot Arterial Section
• 347th Avenue:
130 foot Arterial Section
•
Roosevelt Street:
110 foot Major Collector
• 343rd Avenue:
110 foot Major Collector from
Van Buren to north of Roosevelt
and 80 foot Major Collector for
all other areas
• Harrison Street:
80 foot Major Collector Section
• 335th Avenue:
80 foot Major Collector Section
• 351st Avenue:
80 foot Major Collector Section
Hidden Waters Parkway will serve as the major north-south regional transportation
corridor for the area and will provide a connection to the areas that are south of the
project and give access to Interstate 10. Van Buren Street will serve as the major
east-west regional access for the project area, providing a connection from Hidden
Waters Parkway, through the major principal arterial of Wickenburg Road, and
ending at the principal arterial of Salome Highway.
b. Bicycle and Pedestrian
Figure 5, Circulation Plan, identifies the planned bicycle and pedestrian circulation
within the Hidden Waters Ranch community. All roadways will be designed to
accommodate bicycle and pedestrian circulation movements in addition to
vehicular traffic movements (with the exception of the Parkway section which does
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Hidden Waters Ranch Zone Change Application
not include separate bicycle lanes). The Hidden Waters Ranch community will
incorporate detached sidewalks on all arterial and collector streets to promote
pedestrian safety and comfort. Arterial and collector roadways will also be designed
to incorporate on-street bicycle lanes to promote the use of bicycles as a viable
means of mobility throughout the Planned Community and to comply with the
Maricopa County Bicycle System Plan. The on-street bicycle lanes will be designed
to connect with the various multi-use trail corridors at appropriate locations to
provide convenient access between the on-street bicycle lanes and the multi-use
trails throughout the development.
G. COMMUNITY FACILITIES AND SERVICES
1. Existing Schools
The Hidden Waters Ranch property is located in the Saddle Mountain Unified School
District #90. There are currently four schools in the Saddle Mountain USD. The
elementary schools include Ruth Fisher Elementary School, located at 38201 W. Indian
School Rd. (Wintersburg Rd. & Indian School Rd.), Tonopah, AZ 85354, Winters Well
Elementary School, locates at 35220 W. Buckeye Road, Tonopah, AZ, 85354 and the
Tartesso Elementary School (scheduled to open in August 2008) located at 29677 W.
Indianola Road, Buckeye, AZ 85326. The high school within the district is Tonopah
Valley High School, located at 38201 W. Indian School Road, Tonopah, AZ 85354.
The location of these facilities can be seen in Figure 6, Regional Facilities Map.
2. Proposed School
The underlying DMP previously planned a 16.6-acre elementary school facility at the
SWC of Harrison Street and 339th Avenue on the privately owned land. The site will
remain designated as a future school site but is being reduced by 2.3 acres in size to
14.3 acres due to negotiations of all interested parties including the Hassayampa Utility
Company, SMUSD, and private property owner. The prior school site dedication will
remain to account for the existing residential land preserved within the DMP. However,
this school designation will be reevaluated later should the land use designation of the
State Land parcels change from residential.
This zone change will change the zoning designation from residential to IND-2 to
match the existing industrial planned within the DMP. Schools are permitted in IND-2
zoning and the SMUSD has agreed to this underlying zoning change.
3. Parks, Open Space & Trails
The Hidden Waters Ranch Planned Community will preserve numerous opportunities
for active and passive recreation through the non-developable open space/wash
corridor areas. The combination of the natural wash corridors and a proposed trail
system throughout this community is one of the design features that will make this
community attractive to many different lifestyle choices. With immediate access to the
Hassayampa River area, opportunities for many types of recreation will be abundant in
this area.
Dedicated/Non-Developable Open Space
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Hidden Waters Ranch Zone Change Application
The project proposes to preserve the significant wash corridor that exists on the
western portion of the property as dedicated non-developable open space that may be
used as passive recreation opportunities and/or trail connections throughout the
development. The only improvements to these areas are road and/or utility crossings
and the trail system along the fringe of the corridor. The implementation of wash
corridor preservation will be based on detailed hydrologic analysis during the
subdivision plat process.
Multi-Use Trails
The Hidden Waters Ranch development proposes a community multi-use trail system to
enhance recreational opportunities, connect various recreational and community
amenities, and promotes alternative means of mobility throughout the community. The
existing Dickey Wash will be utilized in the multi-use trail network with the allocation
of a trail along the entire length of the wash corridor, providing a north-south
alignment that provides community access to the amenity of the wash. Sidewalks will
be concrete and will be provided on all public streets throughout the development.
The phasing of the trails will follow the general phasing of the project as a whole, with
trails being built in conjunction with each adjacent development parcel. Additionally,
the sidewalks for all local streets will be determined at the time of plat and will be built
as the individual subdivisions are constructed for each development parcel.
H. PUBLIC UTILITIES AND SERVICES
1. Water Service District
Water will be provided by the Water Utility of Greater Tonopah (WUGT) and will
be supplied through groundwater wells. The project team has been in coordination
with the utility provider and has obtained will serve letters for the proposed
industrial development within the DMP area. These letters from Global Water
Resources dated January 20, 2022 have been provided with this application.
2. Wastewater Service District
Hassayampa Utilities Company (HUC), a wholly-owned subsidiary of Global Water
Resources (GWR), will provide wastewater service for the property. HUC will
design and construct a new wastewater reclamation facility (WRF) to serve the
property and surrounding developments. The project team has been in coordination
with the utility provider and has obtained will serve letters for the proposed
industrial development within the DMP area. These letters from Global Water
Resources dated January 20, 2022 have been provided with this application.
3. Electric
The Hidden Waters Ranch project is within the Arizona Public Service (APS)
electrical service area.
4. Telephone
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Hidden Waters Ranch Zone Change Application
Telephone service to the Hidden Waters Ranch project may be provided by Qwest
Communications and/or Cox Cable digital phone service.
5. Cable Television
Cable television service to the Hidden Waters Ranch project can be provided by Cox
Communications Company. Various satellite television companies can also serve the
property.
6. Natural Gas
Southwest Gas will provide natural gas service to the project.
7. Refuse Collection Districts
A refuse collection district does not currently serve the Hidden Waters Ranch
property. A contract with a private collection service will be provided for refuse
collection services.
8. Fire Service
The project area is located within the Tonopah Valley Fire District, which covers
approximately 330 square miles. The current operating station for the Tonopah
Valley Fire District is located at 36511 West Salome Highway, Tonopah, AZ 85354,
approximately 8 miles from the Hidden Waters Parkway and I-10 Interchange. The
station is manned 7 days a week, 24 hours a day with 2 firefighters/EMT’s. There
are also 15 volunteer firefighters.
In order to provide appropriate response times for this development, a new fire
station site is proposed on Roosevelt Street between Hidden Waters Parkway and
343rd Avenue on the State Land portion of the DMP. This station has been located to
provide acceptable response time for the entire development as well as various
surrounding properties. Although not included in this zone change request, the fire
station is part of the overall master plan for the project.
9. Law Enforcement Services District
The Hidden Waters Ranch property is currently within the jurisdiction of the
Maricopa County Sheriff’s Department. As such, the Maricopa County Sheriff’s
Department will continue to provide law enforcement services to the property.
Specifically, the property is located in District 2, which provides services to the
rural areas of Buckeye, Laveen, Mobile, Rainbow Valley, Tonopah, and the town of
Gila Bend, all communities within the southwest quadrant of Maricopa County. The
southwest quadrant encompasses an area totaling 5,200 square miles.
The main station for District 2 is located at 920 E. Van Buren Avenue, Avondale, AZ
85323, with two substations located at 100 N. Apache Boulevard, Buckeye, AZ
85326 and 303 W. Pima Street, Gila Bend, AZ 85337. The approximate location of
the nearest substation is identified in Figure 6, Regional Facilities Map. A
development agreement between the property owner and the Maricopa County
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Hidden Waters Ranch Zone Change Application
Sheriff’s Department will be executed prior to Final Plat approval to ensure
adequate resources are available to provide an appropriate level of service to the
project.
10.Library Services
The nearest regional library services to the property is provided by the Maricopa
County Library Services District. The closest county library is located in Litchfield
Park at 101 W. Wigwam Blvd. The Litchfield Park Branch Library serves the west
valley Tri-City area of Litchfield Park, Avondale and Goodyear.
There is also a public city library located at 310 N. 6th Street in Buckeye, AZ. These
library services are provided by the City of Buckeye.
I. OTHER INFORMATION HELPFUL IN EVALUATING THE REQUEST
Prior to this zone change request, the applicant submitted a major amendment to the
approved Hidden Waters Ranch Development Master Plan for a larger 1,314 acre
master plan. This DMP Amendment will provide the framework and criteria for the
proposed Zone Change application, as the proposed 653.5 acres are part of the DMP
Amendment changing all previously designated residential development to Industrial
and Employment Center (IEC) land use designation.
In addition to the information provided with this zone change application, additional
detailed information regarding the Hidden Waters Ranch project is provided with the
DMP Amendment for the property. This includes details related to the property’s site
analysis, master plan components such as land uses, circulation, drainage, landscape,
utilities, and property management issues. This additional information may be useful as
supplemental information when reviewing this zone change request.
Robert Fedorka, P.E.
Planning & Development
301 W. Jefferson Ave., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
Bob.Fedorka@Maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
December 6, 2021
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Jose Castaneda, Planner, Planning & Development Services
From:
Robert Fedorka, P.E., Engineering Supervisor, Planning & Development
Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
DMP2021004 & Z2021141
DMP Amendment &
Zone Change for Hidden Waters Ranch Without a Plan of Development
(E1 Memo)
Job Site Address: Generally East & West along the 343rd Ave. Alignment
between Buckeye Road and Van Buren Street
APN(s):
504-12-008 & Several Others
This application is to modify conditions of a previously approved Development Master
Plan (DMP); specify zoning for future development areas; and does not include a Plan
of Development.
PND engineering plan review (DPR, FCD and PND Transportation) has reviewed the 1st
submittal of the subject applications routed for review on November 23, 2021 (DMP)
and November 10, 2021 (Zone Change) and has no objections subject to the following
conditions:
DMP2021004
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to drainage design, access and
roadway alignments. These items will be addressed as development plans
progress and are submitted to the County for further review and/or entitlement.
2. Any development must ensure that historic drainage patterns are maintained at
the up and downstream limits of development.
3. A traffic impact study must be submitted with any future entitlement
application(s) (i.e. preliminary plat or plan of development) for the purpose of
determining any offsite roadway improvements.
4. Changes to previous right-of-way dedication requirements for Section Line and
Mid-Section Alignments within the development site will be further evaluated at
the time of future entitlement applications.
5. Any development must provide for at least two (2) paved points of access to
existing and improved public roads.
6. Except as modified as part of this application or stipulated herein, the Drainage,
Flood Control and Transportation (MCDOT) conditions of DMP2008006 shall
remain in effect.
7. Applicant to notify ADOT of proposed development through the Red Letter
Process, RedLetter@azdot.gov, due to proximity and proposed access to I10 and
the future I11 corridor.
8. All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
Z2021141
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to drainage design, access and
roadway alignments. These items will be addressed as development plans
progress and are submitted to the County for further review and/or entitlement.
2. Any development must ensure that historic drainage patterns are maintained at
the up and downstream limits of development.
3. A traffic impact study must be submitted with any future entitlement
application(s) (i.e. preliminary plat or plan of development) for the purpose of
determining any offsite roadway improvements.
4.
Changes to previous right-of-way dedication requirements for Section Line and
Mid-Section Alignments within the development site will be further evaluated at
the time of future entitlement applications.
5. Any development must provide for at least two (2) paved points of access to
existing and improved public roads.
6. Except as modified as part of this application or stipulated herein, the Drainage,
Flood Control and Transportation (MCDOT) conditions of Z2007073 shall remain
in effect.
7. Applicant to notify ADOT of proposed development through the Red Letter
Process, RedLetter@azdot.gov, due to proximity and proposed access to I10 and
the future I11 corridor.
8. All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
Please contact me if you have any questions or require any additional information.
From:
Lynndsay ONeill (DOT)
To:
Bob Fedorka (PND)
Subject:
RE: PND Planning Case - Z2021141 Hidden Waters
Date:
Monday, December 6, 2021 8:34:32 AM
Attachments:
image001.png
image004.png
image005.png
Hi Bob,
We do not have any concerns with you removing c.8. We are not sure where it would have
originated from as there is no mention in the RDM.
Thanks,
Lynndsay O’Neill, AICP, CFM
Senior Planner
Engineering Division
O: 602.506.1766
Maricopa County Department of Transportation
2901 W. Durango Street ▪ Phoenix, AZ 85009
lynndsay.oneill@maricopa.gov
mcdot_horz_cmyk
From: Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>
Sent: Wednesday, December 1, 2021 12:40 PM
To: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov>
Subject: RE: PND Planning Case - Z2021141 Hidden Waters
Thx Lynndsay –
The other related case is DMP2008006 – that’s where the 343rd Ave. change is
noted.
I’ve also added a condition to the current case requiring a TIS for each phase of
development.
Best Regards,
Bob Fedorka, PE
Engineering Supervisor
Planning & Development
602-506-7151
Bob.Fedorka@maricopa.gov
P&D is now 100% digital. Find information on our new permit process here
From: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov>
Sent: Wednesday, December 1, 2021 12:16 PM
To: Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>
Subject: RE: PND Planning Case - Z2021141 Hidden Waters
Hi Bob,
I would be comfortable with that condition. I am currently looking into c.8.
In addition we should have our full TAC review over later today or tomorrow morning.
Thanks,
Lynndsay O’Neill, AICP, CFM
Senior Planner
Engineering Division
O: 602.506.1766
Maricopa County Department of Transportation
2901 W. Durango Street ▪ Phoenix, AZ 85009
lynndsay.oneill@maricopa.gov
mcdot_horz_cmyk
From: Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>
Sent: Wednesday, December 1, 2021 12:13 PM
To: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov>
Subject: FW: PND Planning Case - Z2021141 Hidden Waters
Lynndsay –
One more thing – they want to change the condition for dedication along 343rd
Ave. to be from Buckeye to Harrison (originally Buckeye to Van Buren).
I think we should just add a condition like this to the current case – I’ve defined
future entitlements as Plans of Development of Preliminary Plats.
1. Changes to previous right-of-way dedication requirements for Section Line
and Mid-Section Alignments within the development site will be further
evaluated at the time of future entitlement applications.
Best Regards,
Bob Fedorka, PE
Engineering Supervisor
Planning & Development
602-506-7151
Bob.Fedorka@maricopa.gov
P&D is now 100% digital. Find information on our new permit process here
From: Bob Fedorka (PND)
Sent: Wednesday, December 1, 2021 11:19 AM
To: Lynndsay ONeill (DOT) <Lynndsay.ONeill@maricopa.Gov>
Cc: Jason Mahkovtz (DOT) <Jason.Mahkovtz@Maricopa.Gov>
Subject: PND Planning Case - Z2021141 Hidden Waters
Hi Lynndsay –
We have a zone change case in for review to change some residential areas to
industrial. Z2021141 includes revisions to conditions of a previous case
Z2007073.
Two changes affect MCDOT –
Eliminate c.2 that requires a $3,281/RDU contribution for regional
transportation infrastructure; and
Eliminate c.8 that prohibits middle or high schools along arterial roadways.
I’m sure removal if c.2 is OK since the County no longer requires impact fees.
Can you let me know if c.8 is OK to eliminate.
Thx.
TAC is 12/7
Best Regards,
Bob Fedorka, PE
Engineering Supervisor
Maricopa County Planning & Development Department
301 W. Jefferson Street, Suite 170, Phoenix, AZ 85003
Desk: 602-506-7151 | Cell: 602-689-2116
Bob.Fedorka@maricopa.gov
P&D is now 100% digital. Find information on our new permit process here.
Water and Waste Management
Division
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
DATE:
November 11, 2021
TO :
Jose Castaneda, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Major Zone Change Amendment Application. Z2021141
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development Department for
the above referenced project. This project is a request for to discuss amending an existing
DMP and Zoning Case named Hidden Waters Ranch at APN # 504-11-025. Due to the shift in
market conditions and the lack of availability of 100‐year assured water supply in the area
for residential development, the owner of the private lands as part of the DMP is seeking to
modify the land uses and zoning of the multiple privately owned parcels within the DMP. The
associated pre‐application request seeks to evaluate the following items preceding future
formal DMP and PAD Rezoning amendment application requests to Maricopa County, MCESD
has concerns, water ATC must be approved prior to Final plat approval. Sewer ATC must be
approved prior to Final plat approval.
Based on the above, MCESD raised no objection to these projects to the Planning &
Development Department in Accela Automation on November 11, 2021 and can allow them
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:
Paul Tighe
To:
Jose Castaneda (PND)
Subject:
Re: DMP2021004 - Hidden Water Ranch AND Z2021141 - Hidden Waters Ranch notification
Date:
Friday, February 4, 2022 3:46:29 PM
Attachments:
image001.png
image002.png
Hello. I am aware of their request and have no objection or comments. Thank you.
Dr. Paul Tighe
Superintendent
38201 West Indian School Road
Tonopah, AZ 85354
623-474-5111
www.smusd90.org
CONFIDENTIALITY NOTICE: This email message and any accompanying data are confidential and intended only for the recipient(s). If you are not the
intended recipient(s), you are hereby notified that the dissemination, distribution, and or copying of this message is strictly prohibited. If you receive this
message in error, or are not the named recipient(s), please notify the sender at the email address above, delete this email from your computer, and
destroy any copies in any form immediately. Thank You.
P Please do not print this e-mail unless you just can't help yourself
On Fri, Feb 4, 2022 at 3:36 PM Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov>
wrote:
Greetings,
Maricopa County Planning and Development has received the subject DMP Amendment
resubmittal with associated Rezone application. You have been identified as a stakeholder
in the area of the subject application. You or your authorized representative are invited to
submit written recommendations/comments for the subject application which may be
discussed with the applicant.
Please feel free to contact me with any questions or comments you may have related to this
case.
Best Regards,
Jose Castañeda
Planner
Maricopa County Planning &
Development Department
301 W. Jefferson St., Suite 170,
Phoenix, AZ 85003
Desk: 602-506-8358 | Fax: 602-
506-3282
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
From:
Paul Tighe
To:
Jose Castaneda (PND)
Cc:
kbarichello@rviplanning.com
Subject:
Re: DMP2021004 and Z2021141 Hidden Waters Ranch
Date:
Thursday, December 23, 2021 7:22:10 PM
Attachments:
image001.png
image002.png
Hello. I had a preliminary conversation with the developer recently. We do have some
concerns about the loss of the school site as there will still be over 800 residential units (in the
same development, east and west of the industrial area, if approved) and we do not have
capacity at existing schools in that area nor do we have another school site in that area. While
this may not be something the developer needs to address, it is nonetheless a concern for us.
Thank you for contacting me. Happy Holidays!
Dr. Paul Tighe
Superintendent
38201 West Indian School Road
Tonopah, AZ 85354
623-474-5111
www.smusd90.org
CONFIDENTIALITY NOTICE: This email message and any accompanying data are confidential and intended only for the recipient(s). If you are not the
intended recipient(s), you are hereby notified that the dissemination, distribution, and or copying of this message is strictly prohibited. If you receive this
message in error, or are not the named recipient(s), please notify the sender at the email address above, delete this email from your computer, and
destroy any copies in any form immediately. Thank You.
P Please do not print this e-mail unless you just can't help yourself
On Wed, Dec 22, 2021 at 12:57 PM Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov>
wrote:
Hello,
I am the Planner assigned to the subject request that seeks to rezone a portion of the Hidden
Waters Ranch Development Master Plan to Industrial. The original conditions of the HWR
stipulated 16.6 acres within the development for a school site as at the time the majority of
the HWR was anticipated to develop as residential. The subject application seeks to
eliminate much of the residential land use designations for the HWR.
I would like a clarification from Saddle Mountain as to if there would be any concerns from
you in the reduction and or elimination of the schools site? I am of the opinion that a school
site remaining within an area that may become industrial is an incompatible land use,
however I do need to know the school districts position on the school site being reduced or
eliminated before we proceed to changing the land use designation for this site. Please feel
free to reach out to me if you have any questions.
Best Regards,
Jose Castañeda
Planner
Maricopa County Planning & Development
Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-506-8358 | Fax: 602-506-3282
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
From:
Kane Nixon
To:
Jose Castaneda (PND)
Cc:
Eric Kriwer
Subject:
DMP2021004 Hidden Water Ranch - Z2021141 Hidden Waters Ranch
Date:
Monday, February 7, 2022 8:28:49 AM
Attachments:
image001.png
image002.png
image003.png
image004.png
image005.png
Good morning Jose,
I am emailing you regarding the project listed as: DMP2021004 Hidden Water Ranch -
Z2021141 Hidden Waters Ranch.
Would you please change the responsible Fire Agency to the Arizona Fire and Medical Authority?
The Arizona Fire & Medical Authority is the responsible fire agency and AHJ for Tonopah. I have
included Deputy Chief Eric Kriwer in this email as he is the Fire Marshal for the Authority.
I will be reaching out to the developer directly to begin communicating about the fire and EMS
needs for the project.
Would you please add Chief Kriwer and me to all planning or project communications moving
forward?
Thank you,
Kane Nixon, Ed.D., NR-P, TLO
Deputy Chief
Logistics & Planning
ARIZONA FIRE & MEDICAL AUTHORITY
18818 N. Spanish Garden Drive, Sun City West, AZ 85375
(Tel 623-544-5400 | (Cell 623-388-1180 | ÊFax 623-544-5455 | knixon@afma.az.gov
Office hours: Monday through Thursday, 7:00 am – 5:00 pm Closed Fridays
Visit our website at www.afma.az.gov | Click to follow us on
This message is intended only for the named recipient(s). If you are not the intended recipient(s), you are
notified that the dissemination, distribution or copying of this message is strictly prohibited. If you receive
this message in error, or are not the named recipient(s), please notify the sender either at the above e-mail
address or telephone the Arizona Fire & Medical Authority (AFMA) at (623) 544-5400. Thank You.
To ensure compliance with Arizona's open meeting laws, members of the North County, South County
and/or Arizona Fire & Medical Authority's Board of Directors who have received this message may reply
directly to the sender but must not correspond with or send a copy of their reply regarding this message to
any other members of their respective Board(s). Recipients of this message who are not Board members
must not forward this message to any of the North County, South County or AFMA Board Members.
From:
Richard Peel (EMG)
To:
Jose Castaneda (PND)
Cc:
Robert Rowley (EMG); Bruce Monson (EMG)
Subject:
RE: DMP2021004 - Hidden Water Ranch AND Z2021141 - Hidden Waters Ranch notification
Date:
Monday, February 7, 2022 8:39:29 AM
Attachments:
image003.png
image004.png
image005.png
image006.png
image007.png
image008.png
image009.png
Jose,
We have reviewed the application and have no ideas from Emergency Management.
Thank you,
Rich Peel
Operations Supervisor
Maricopa County Emergency Management
5630 E. McDowell Rd Phoenix, AZ 85008
richard.peel@maricopa.gov
O: 602.273.1411 | C: 602.725.6879
From: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov>
Sent: Friday, February 4, 2022 3:36 PM
To: Valley View Newspaper <dhenning@westvalleyview.com>; Tonopah Valley Community Council
<tvcc.events@gmail.com>; Robert Rowley (EMG) <ROBERT.ROWLEY@Maricopa.Gov>; Palo Verde
Emergency Planning <Todd.Williams@aps.com>; Tonopah Valley Association
<dmheisler1@aol.com>; Tonopah Valley Fire District <ronsatt@ev1.net>; Maricopa Association of
Governments <swilken@azmag.gov>; Maricopa Association of Governments
<VWolfley@azmag.gov>; ADOT Right of Way Project Management <redletter@azdot.gov>; Bruce
Monson (EMG) <Bruce.Monson@Maricopa.Gov>; Buckeye Valley Fire District <admin@bvfd.az.gov>;
Buckeye Valley Fire District <Jon.Lacy@bvfd.az.gov>; Buckeye Valley Fire District
<Jon.Lacy@bvfd.az.gov>; Palo Verde Emergency Planning <Charlotte.Shields@aps.com>; Landquest
Holdings <rongrossltd@cox.net>; Saddle Mountain Unified School District
<paul.tighe@smusd90.org>; APS <travis.icard@aps.com>; Richard Peel (EMG)
<Richard.Peel@Maricopa.Gov>; Madison Wisler (EMG) <Madison.Wisler@Maricopa.Gov>; Buckeye
Valley Fire District <Mark.burdick@bvfd.az.gov>; Buckeye Valley Fire District
<Mark.burdick@bvfd.az.gov>; City of Buckeye <thogan@buckeyeaz.gov>; ADOT Southwest
Engineering District <gramirez@azdot.gov>; ADOT Southwest Engineering District - Red Letter
<redletter@azdot.gov>; Maricopa Association of Governments <kcotner@azmag.gov>; ADOT
<redletter@azdot.gov>
Subject: DMP2021004 - Hidden Water Ranch AND Z2021141 - Hidden Waters Ranch notification
Greetings,
Maricopa County Planning and Development has received the subject DMP Amendment resubmittal
with associated Rezone application. You have been identified as a stakeholder in the area of the
subject application. You or your authorized representative are invited to submit written
recommendations/comments for the subject application which may be discussed with the applicant.
Please feel free to contact me with any questions or comments you may have related to this case.
Best Regards,
Jose Castañeda
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-506-8358 | Fax: 602-506-3282
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
Global Water Resources, Inc. - Corporate Headquarters
Phone: 480-360-7775
21410 North 19th Avenue, Suite 220, Phoenix, AZ 85027
Fax: 844-232-3517
gwresources.com
VIA EMAIL: chase@finalplat.com
January 20, 2022
Chase Emmerson
Emmerson Holdings, LLC.
7373 N. Scottsdale Road, #B210
Scottsdale, AZ 85253
480.368.5205
Re: 339th Avenue & I-10: APN#S 504-12-008, 504-12-007, 504-12-006P, 504-12-006Z, 504-12-135, 504-
12-137, and 504-12-006S - Will Serve letter
Dear Chase;
Global Water – Hassayampa Utilities Company, Inc. and Global Water – Greater Tonopah Water Company,
Inc. (the “Utilities”) have received and reviewed your request for water and wastewater service to the
property including APN#S 504-12-008, 504-12-007, 504-12-006P, 504-12-006Z, 504-12-135, 504-12-
137, and 504-12-006S (the “Property”). The Property is located at approximately 339th Avenue & South of
I-10 in the City of Tonopah, Arizona. The Utilities have determined that the Property is located within the
boundaries of their service area as defined by the Arizona Corporation Commission’s Certificate of
Convenience and Necessity. The Property is also subject to the terms of an Infrastructure Coordination and
Financing Agreement (“ICFA”) recorded as Fee No. 2008-0679693 in the Office of the Pinal County
Recorder. Therefore, the Utilities will provide water and wastewater service to the Property, subject to the
following terms and conditions:
1. If any on-site infrastructure necessary to serve the Property is to be dedicated to the Utilities, line
extension agreements (“LXA”) are required. The fee associated with each line extension agreement
is equal to 10% of the estimated cost of the infrastructure to be transferred to the Utility, or
$7,500.00, whichever is greater.
Prior to establishing service in any parcel, the Bill of Sale for the parcels must be completed. The
terms of the LXAs describe the Bill of Sale process for water service infrastructure and wastewater
service infrastructure. Please also refer to the attached checklist for use in gathering the documents
needed for that process.
As per the terms of the LXAs, plan review and approval are required, and design shall be in
accordance with the Utilities Design and Construction Standards. These standards are available at
www.gwresources.com under the Construction Resources tab.
2. The Property is subject to the terms of an Infrastructure Coordination and Financing Agreement
(ICFA), recorded as document numbers 2008-0679693. The applicable fees will be due. A copy of
the ICFA is attached for your reference and an invoice for the ICFA fees due will be forthcoming.
3. A meter and service line connection application and associated fees must be paid for each meter
prior to installation. A copy of the application, which includes a fee schedule, is available at
www.gwresources.com under the Construction Resources tab.
Global Water Resources, Inc. - Corporate Headquarters
Phone: 480-360-7775
21410 North 19th Avenue, Suite 220, Phoenix, AZ 85027
Fax: 844-232-3517
gwresources.com
4. Water and wastewater utility service is subject to the provisions of any regulations, statutes, orders
and/or directives from any entity with regulatory/statutory authority over the Utility and the
conditions under which it may provide utility service to the Property.
We look forward to working with you in the development and implementation of your project.
Sincerely,
Emily Campbell
Development Services Program Manager
*Enclosures as noted
Planning and Development Department
DATE:
March 24, 2022
TO:
Planning and Zoning Commission
FROM:
Jose Castañeda, Planner
SUBJECT:
DMP2021004 – Hidden Waters Ranch
Z2021141– Hidden Waters Ranch
Agenda Items: #2, 3
Since the publishing of the staff report for the above cases staff has received one (1)
letter of opposition from a resident in the area. The nature of the opposition centers on
the resident being opposed to any new development in the area. According to the
opposition letter, the resident does not want to see any new commercial or residential
development in this area.
The resident provided comments in Spanish. The following excerpt of the letter has been
translated to English:
“Good afternoon Jose. I am Karla Selene Dominguez, one of the people affected by the
construction that they plan to do. I do not agree that said property located at 339th Ave.
and 351st Ave. and north of Buckeye Rd. be converted into a residential or commercial
property. The neighbors and I bought those properties to be away from civilization and
to be able to have animals and peace of mind. We are already far enough from the city
for them to force us to go further by bringing their constructions to the corner of our
properties.”
Further, staff offers an amendment to condition ‘e.’ to remove an impact fee that was
carried over from the previous zoning case and renumerate the subsequent conditions.
Staff has confirmed with P&D Engineering that the impact fee is no longer necessary and
has provided comment to update the condition as shown below.
Shown below are the additional conditions in leg-edit format with new language
underlined and bolded and language to be eliminated in strikethrough:
e.
The following Maricopa County Department of Transportation conditions shall
apply:
1.
The Developer has previously provided a Traffic Impact Study (TIS) that was
previously approved under the original case #Z2007073. The TIS has been
approved. The Phase Subsequent TIS submittals shall comply with then
MCDOT requirements and indicate the offsite improvements necessary to
accommodate the anticipated traffic demands. The TIS shall be updated
with each development phase to reflect current conditions and any
changes to the development plan. Since the only existing traffic generator
in the area of this development is the truck stop at the SW corner of I-10 and
339th Ave., which also abuts this development, there is still a concern of
how Hidden Waters traffic (Phase 1 – 2) and the truck stop traffic will
interact, especially at the 339th Ave./Roosevelt St. intersection. MCDOT will
require that Hidden Waters coordinate with the truck stop concerning off-
site improvements prior to any plan or plat approval. Intersection
improvement plans shall also include dual left turn lanes EB to NB and a right
turn lane SB to EB and all underground conduit and pullboxes for the future
signal. The project must comply with all recommendations in the MCDOT
approved TIS.
2.
The Developer shall make a contribution to regional transportation
infrastructure. The contribution shall be $3,281.00 per residential dwelling
unit and shall be paid to MCDOT at the time individual building permits are
issued, or per an alternate agreement, as approved by MCDOT.
2.
The Developer shall provide the ultimate full or half-width of right-of-way for
all public roadways. Right-of-way shall be provided as follows:
A)
Buckeye Road: 100 Feet (Half-width)
B)
Harrison Street: 40 Feet (Half-width); 80 Feet (Full-width)
C)
Van Buren Street: 65 Feet (Half-width); 130 Feet (Full-width)
D)
Roosevelt Street: Western Boundary to 341st Avenue
55 Feet (Half-width); 110 Feet (Full-width)
(THE TIS NEEDS TO DOCUMENT NON-STANDARD R/W.)
E)
343rd Avenue, Buckeye Road to Van Buren Street:
40 Feet (Half-width); 80 Feet (Full-width)
343rd Avenue, Van Buren Street to Northern Project Boundary:
55 Feet (Half-width); 110 Feet (Full-width)
(THE TIS NEEDS TO DOCUMENT NON-STANDARD R/W.)
F)
339th Avenue: 100 Feet (Half-width)
G)
335th Avenue: 40 Feet (Half-width)
The above references interior and perimeter roads. (The project boundary
is the centerline of all perimeter roadways and/or roadway alignments.)
Full-width right-of-way shall be provided where the entire roadway is
within the development (interior roadways). Half-width right-of-way shall
be provided where “half” of the roadway is within the development
(perimeter roadways). Additional right-of-way shall be dedicated at any
intersections where future dual left turn lanes are possible. The widened
right-of-way section shall accommodate the length of the left turn lane,
including reverse curves.
The Developer shall reserve sufficient right-of-way for transportation
facilities in compliance with the MAG Hassayampa Study, including
sufficient right-of-way for widening of I-10.
3.
The Developer shall be responsible for design and construction of the
ultimate full-width of all interior roadways, and the ultimate half-width of all
perimeter roadways, unless approved otherwise by MCDOT. All roadways
must meet all county standards in effect at the time they are improved.
(This includes, but is not limited to the “MCDOT Roadway Design Manual,”
including TIS infrastructure requirements and the “Drainage Policies and
Standards for Maricopa County.”) Half-width roadways must be designed
and constructed so as to safely carry two-way traffic until the ultimate
roadway is constructed. Roadway improvement plans must be approved
and permitted by MCDOT. The Developer shall relocate well site(s) and/or
provide additional right-of-way in the event of conflict with any
transportation facilities.
4.
The Developer shall be responsible for design and construction of the
ultimate full-width of all interior roadways, and the ultimate half-width of all
perimeter roadways, unless approved otherwise by MCDOT. All roadways
must meet all county standards in effect at the time they are improved.
(This includes, but is not limited to the “MCDOT Roadway Design Manual,”
including TIS infrastructure requirements and the “Drainage Policies and
Standards for Maricopa County.”) Half-width roadways must be designed
and constructed so as to safely carry two-way traffic until the ultimate
roadway is constructed. Roadway improvement plans must be approved
and permitted by MCDOT. The Developer shall relocate well site(s) and/or
provide additional right-of-way in the event of conflict with any
transportation facilities.
5.
The Developer shall provide all-weather access to all parcels and lots, and
on all arterial roadways.
6.
The Developer shall provide and make available a minimum of two access
points to each development phase and/or subdivision unit.
7.
The Developer shall not locate elementary or middle schools on arterial
roads. (The schools may not “back up” to arterials.) Pedestrian routes to
school shall be planned so if necessary, the route to school shall only cross
arterials at signalized intersections.
7.
The Developer shall design the development to promote pedestrian,
bicycle and other alternative modes of transportation to public facilities
within and adjacent to the site, by means in addition to the roadway
system. Crossings of arterials at other than signalized intersections may be
required to be grade separated. The Development shall prepare a
comprehensive multimodal transportation and circulation plan (the
“Multimodal Plan”) which addresses public transit, bicycle, pedestrian, golf
cart, equestrian, and other alternative uses. The Multimodal Plan must be
approved before subsequent approval of any roadway improvement
plans.
8.
If streetlights are provided, installation shall be provided by the Developer.
If streetlights are within public rights-of-way, a Street Light Improvement
District (SLID) or comparable authority shall be established to provide
operation and maintenance. The Developer should contact the Office of
Superintendent of Streets (602-506-8797) to initiate the SLID process.
9.
The Developer shall design landscaping to comply with all county
requirements and to conform to the MCDOT Roadway Design Manual. The
Developer (or as assigned to the Home Owner’s Association (HOA)) shall
be responsible for maintenance of landscaping within public rights-of-way.
10.
The Applicant shall provide a construction traffic circulation plan. The
construction traffic circulation plan must be approved by MCDOT.
11.
The Applicant shall comply with all applicable local, state and federal
requirements. (Dust control, noise mitigation, AZPDES, 404 permitting, etc.)
12.
The Developer shall provide written documentation of ADOT’s review and
response with each phase. ADOT documentation shall be received before
any development phasing and/or final plat approval, or at the discretion
of MCDOT.
Staff offers the following condition in final format:
e.
The following Maricopa County Department of Transportation conditions shall
apply:
1.
The Developer has previously provided a Traffic Impact Study (TIS) that was
previously approved under the original case #Z2007073. Subsequent TIS
submittals shall comply with then MCDOT requirements and indicate offsite
improvements necessary to accommodate the anticipated traffic
demands. The TIS shall be updated with each development phase to
reflect current conditions and any changes to the development plan. Since
the only existing traffic generator in the area of this development is the truck
stop at the SW corner of I-10 and 339th Ave., which also abuts this
development, there is still a concern of how Hidden Waters traffic (Phase 1
– 2) and the truck stop traffic will interact, especially at the 339th
Ave./Roosevelt St. intersection. MCDOT will require that Hidden Waters
coordinate with the truck stop concerning off-site improvements prior to
any plan or plat approval. Intersection improvement plans shall also include
dual left turn lanes EB to NB and a right turn lane SB to EB and all
underground conduit and pullboxes for the future signal. The project must
comply with all recommendations in the MCDOT approved TIS.
2.
The Developer shall provide the ultimate full or half-width of right-of-way for
all public roadways. Right-of-way shall be provided as follows:
A)
Buckeye Road: 100 Feet (Half-width)
B)
Harrison Street: 40 Feet (Half-width); 80 Feet (Full-width)
C)
Van Buren Street: 65 Feet (Half-width); 130 Feet (Full-width)
D)
Roosevelt Street: Western Boundary to 341st Avenue
55 Feet (Half-width); 110 Feet (Full-width)
(THE TIS NEEDS TO DOCUMENT NON-STANDARD R/W.)
E)
343rd Avenue, Buckeye Road to Van Buren Street:
40 Feet (Half-width); 80 Feet (Full-width)
343rd Avenue, Van Buren Street to Northern Project Boundary:
55 Feet (Half-width); 110 Feet (Full-width)
(THE TIS NEEDS TO DOCUMENT NON-STANDARD R/W.)
F)
339th Avenue: 100 Feet (Half-width)
G)
335th Avenue: 40 Feet (Half-width)
The above references interior and perimeter roads. (The project boundary
is the centerline of all perimeter roadways and/or roadway alignments.)
Full-width right-of-way shall be provided where the entire roadway is
within the development (interior roadways). Half-width right-of-way shall
be provided where “half” of the roadway is within the development
(perimeter roadways). Additional right-of-way shall be dedicated at any
intersections where future dual left turn lanes are possible. The widened
right-of-way section shall accommodate the length of the left turn lane,
including reverse curves.
The Developer shall reserve sufficient right-of-way for transportation
facilities in compliance with the MAG Hassayampa Study, including
sufficient right-of-way for widening of I-10.
3.
The Developer shall be responsible for design and construction of the
ultimate full-width of all interior roadways, and the ultimate half-width of
all perimeter roadways, unless approved otherwise by MCDOT. All
roadways must meet all county standards in effect at the time they are
improved. (This includes, but is not limited to the “MCDOT Roadway
Design Manual,” including TIS infrastructure requirements and the
“Drainage Policies and Standards for Maricopa County.”) Half-width
roadways must be designed and constructed so as to safely carry two-
way traffic until the ultimate roadway is constructed. Roadway
improvement plans must be approved and permitted by MCDOT. The
Developer shall relocate well site(s) and/or provide additional right-of-way
in the event of conflict with any transportation facilities.
4.
The Developer shall be responsible for design and construction of the
ultimate full-width of all interior roadways, and the ultimate half-width of
all perimeter roadways, unless approved otherwise by MCDOT. All
roadways must meet all county standards in effect at the time they are
improved. (This includes, but is not limited to the “MCDOT Roadway
Design Manual,” including TIS infrastructure requirements and the
“Drainage Policies and Standards for Maricopa County.”) Half-width
roadways must be designed and constructed so as to safely carry two-
way traffic until the ultimate roadway is constructed. Roadway
improvement plans must be approved and permitted by MCDOT. The
Developer shall relocate well site(s) and/or provide additional right-of-way
in the event of conflict with any transportation facilities.
5.
The Developer shall provide all-weather access to all parcels and lots, and
on all arterial roadways.
6.
The Developer shall provide and make available a minimum of two
access points to each development phase and/or subdivision unit.
7.
The Developer shall design the development to promote pedestrian,
bicycle and other alternative modes of transportation to public facilities
within and adjacent to the site, by means in addition to the roadway
system. Crossings of arterials at other than signalized intersections may be
required to be grade separated. The Development shall prepare a
comprehensive multimodal transportation and circulation plan (the
“Multimodal Plan”) which addresses public transit, bicycle, pedestrian,
golf cart, equestrian, and other alternative uses. The Multimodal Plan must
be approved before subsequent approval of any roadway improvement
plans.
8.
If streetlights are provided, installation shall be provided by the Developer.
If streetlights are within public rights-of-way, a Street Light Improvement
District (SLID) or comparable authority shall be established to provide
operation and maintenance. The Developer should contact the Office of
Superintendent of Streets (602-506-8797) to initiate the SLID process.
9.
The Developer shall design landscaping to comply with all county
requirements and to conform to the MCDOT Roadway Design Manual.
The Developer (or as assigned to the Home Owner’s Association (HOA))
shall be responsible for maintenance of landscaping within public rights-
of-way.
10.
The Applicant shall provide a construction traffic circulation plan. The
construction traffic circulation plan must be approved by MCDOT.
11.
The Applicant shall comply with all applicable local, state and federal
requirements. (Dust control, noise mitigation, AZPDES, 404 permitting, etc.)
12.
The Developer shall provide written documentation of ADOT’s review and
response with each phase. ADOT documentation shall be received
before any development phasing and/or final plat approval, or at the
discretion of MCDOT.
Attachments:
3-18-22 E-mail – Letter of Opposition (2 pages)
3-23-22 Email – Engineering Letter (1 page)
From:
Karla Gastelum
To:
Jose Castaneda (PND)
Subject:
Re: CASE #; DMP2021004 and Z2021141 - Hidden Water/s Ranch.
Date:
Friday, March 18, 2022 1:57:29 PM
Buenas tardes José.
34239 w harrison st Tonopah arizona.
4802570612
El El vie, mar. 18, 2022 a la(s) 12:13 p. m., Jose Castaneda (PND)
<Jose.Castaneda@maricopa.gov> escribió:
Buenos días Karla,
Si quiere me puede dar su dirección para que pueda anotar la localización de la oposición a
este caso? Igualmente si quiere dar un numero de Teléfono. Si quiere que la ponga en
contacto con los que son responsables por el proyecto pueden ellos contestar cualquier
pregunta que tenga.
Gracias,
Jose Castañeda
Planner
Planning & Development
Desk: 602-506-8358
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.
From: Karla Gastelum <karlagastelum76@gmail.com>
Sent: Thursday, March 17, 2022 3:07 PM
To: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov>
Subject: CASE #; DMP2021004 and Z2021141 - Hidden Water/s Ranch.
Buenas tardes José. Soy Karla Selene Dominguez una de las personas afectadas por la
construcción que planean hacer.
No estoy de acuerdo en que se combierta dicha propiedad ubicada en 339 th ave y 351 st ave
y norte de Buckeye rd en residéncial ó comercial.
los vecinos y yo compramos esas propiedades para estar lejos de la civilización y poder
tener animales y tranquilidad. Ya estamos bastante lejos de la ciudad para que nos quieran
obligar a irnos mas lejos trayendo sus construcciones a la esquina de nuestras propiedades.
From:
Bob Fedorka (PND)
To:
Jose Castaneda (PND)
Subject:
RE: Z2021141 - Hidden Waters Ranch
Date:
Wednesday, March 23, 2022 9:52:08 AM
Attachments:
ZZ2021141 - Handout.docx
image003.png
image004.png
See attached redlines – Condition e.7 can also be deleted.
Best Regards,
Bob Fedorka, PE
Engineering Supervisor
Planning & Development
602-506-7151
Bob.Fedorka@maricopa.gov
P&D is now 100% digital. Find information on our new permit process here
From: Jose Castaneda (PND) <Jose.Castaneda@maricopa.gov>
Sent: Wednesday, March 23, 2022 9:40 AM
To: Bob Fedorka (PND) <Bob.Fedorka@Maricopa.Gov>
Subject: Z2021141 - Hidden Waters Ranch
Hi Bob,
I am eliminating the impact fee from condition ‘e.’ since I have to present the changes I wanted to
make sure the remining condition ‘e.’ is still good to go as presented.
Jose Castañeda
Planner
Maricopa County Planning & Development Department
301 W. Jefferson St., Suite 170, Phoenix, AZ 85003
Desk: 602-506-8358 | Fax: 602-506-3282
Jose.Castaneda@Maricopa.Gov
P&D is now 100% digital. Find information on our new permit process here.