DMP2021001 Z2021050 BOS REPORT_SPLIT_PART1.PDF
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February 23, 2022
DMP2021001 & Z2021050
Page 1 of 9
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
February 23, 2022 (Continued from January 26, 2022)
Case #s/Title:
DMP2021001 / Z2021050 – White Tank Foothills Phase 3
Supervisor District:
4
Applicant/Owner:
Brennan Ray, Burch & Cracchiolo, P.A / Citrus & Lower
Buckeye, LLC
Requests: 1)
Major Amendment to the White Tank Foothills Development
Master Plan (DMP) to change the land use designations from
Small Lot Residential (2 – 5 du/ac) and Rural (0-1 du/ac) to
Small Lot Residential (5 – 8 du/ac) and Transitional Lot (3 - 5
du/ac)
2)
Zone Change from R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-18
RUPD and Rural-43 to R1-6 RUPD, R1-7 RUPD, and R1-10 RUPD
Site Location:
Generally located at the NWC of Citrus Rd. and Northern Ave.
in the Glendale area
Site Size:
Approximately 232.3 acres
County Island Status:
Yes (City of Glendale)
Additional
Comments:
The applicant is requesting to amend the DMP and rezone for
an increased lot yield in Phase 3. The previously approved
DMP allowed for a maximum of 387 units in Phase 3, or 1.58
du/ac. The amendment will increase the lot yield to 654 units
at 2.67 du/ac. The subject site is the third and final phase of
the White Tank Foothills residential community.
There are no outstanding concerns from reviewing agencies. The site is within the City of
Glendale’s Municipal Planning Area. This proposal appears consistent with the Medium Density
Residential (3.5 – 5.0 du/ac) land use designation of the City’s General Plan. Glendale was
notified of these requests but as of the writing of this report has not commented. This request to
change the land-use designations of the DMP would create new land-use designations found
in the White Tank/Grand Ave. Area Plan.
To date staff has received 46 letters of opposition and an opposition petition with 206 signatures;
and nine individuals spoke in opposition at the Commission hearing. The opposition is largely
concern with loss of community character due to increased density, and associated access
concerns with increased traffic. Staff received 18 appeals to Commission’s recommendation.
February 23, 2022
DMP2021001 & Z2021050
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The level of opposition has triggered a super-majority (four affirmative) vote requirement for the
Board to approve the zone changes. The trigger is when 20% or more of property owners within
a 300’ radius of the subject site, by number and area register opposition to the case. The
opposition received accounts for 152 property owners equating to:
30% opposed by acreage; and
45% opposed by number.
The applicant had the cases continued from the December 8, 2021 and January 26, 2022 BOS
hearings. The Board instructed the applicant to work with the neighbors on a modified project
with a lower density.
In early January the applicant met with opposition leaders to discuss the proposed project
modifications including a reduced lot yield - from 770 (3.14 du/ac) to 654 (2.67 du/ac). The
project modifications also include:
x
Eliminating request for a minimum 45-foot lot width in the R1-6 RUPD zoning district. No lot
within the amended Phase 3 of the DMP will have a lot width less than 55-feet.
x
Adding a new zone change request for the majority of Parcel 3.11 from the Commission
recommended R1-6 RUPD to R1-8 RUPD with two varied from the original Z2000036 approved
development standards to match the adjacent R1-8 RUPD zoning found in Parcel 1 of White
Tank Foothills offering larger homes on larger lots.
x
All lots adjacent and facing White Tank Foothills Phase 1 will have minimum lot widths of 65-
feet with maximum structure height of 24-feet.
x
All lots adjacent to Harmont Dr. and Citrus Rd. will have minimum lot widths of 75-feet with a
maximum structure height of 24-feet.
x
All lots within the R1-10 RUPD PAD zoning district will have a minimum lot width of 90-feet with
a maximum structure height of 24-feet.
The Commission recommended the following RUPD development standards:
February 23, 2022
DMP2021001 & Z2021050
Page 3 of 9
The applicant’s modified request post Commission recommendation includes the following
RUPD development standards:
In review of the modified Phase 3 amendment, staff offers the following modifications to the
Commission recommended DMP2021001 conditions ‘a’ - “v”:
Condition ‘a’: Development shall comply with the Development Master Plan Narrative Report
entitled “White Tank Foothills”, dated August 12, 2021 January 26, 2022, and stamped received
August 20 , 2021 January 27,2022, including all exhibits, maps, and appendices, except as
modified by the following conditions.
Condition ‘f’: The total number of residential dwelling units of White Tank Foothills Phase 3 shall
not exceed 770 654 dwelling units. Overall, the total number of residential dwelling units for the
entire White Tank Foothills master community shall not exceed 1,746 1,630 dwelling units. To help
ensure compliance, the cumulative number of dwelling units completed to date, in relation to
the identified limit, shall be identified on all plats.
Condition ‘i’: Not less than 51.41 50.36 acres shall be reserved for active and passive open
space. Further, the project shall have not less than five pocket parks and one off-site park as
depicted on the parks plan exhibit in the narrative. Further, not less than six pocket parks and
off-site park shall be provided. At the time of each preliminary plat submission, the master
developer shall include a description of the status of the cumulative open space acreage and
park numbers with respect to the requirements of this condition. A description of the types of
February 23, 2022
DMP2021001 & Z2021050
Page 4 of 9
recreational amenities that will be included in the pocket parks and off-site park shall be
submitted with all preliminary plats
Motion for approval of DMP2021001, as modified, would include the Commission recommended
conditions ‘a’ – ‘v’ with revision to conditions ‘a’, ‘f’ and ‘i’ as noted above.
Additionally, staff offers the following modifications to the Commission recommended Z2021050
conditions ‘a’ - ‘n’:
Condition ‘a’: The site shall be substantial conformance with the zoning exhibit entitled “White
Tank Foothills”, consisting of one page four pages, dated September 23, 2021 January 21, 2022,
and stamped received September 21, 2021 January 27, 2022, except as modified by the
following conditions.
Condition ‘b’: The site shall be in substantial conformance with the narrative report entitled
“White Tank Foothills”, consisting of 68 17 pages, dated August 12, 2021 January 26, 2022, and
stamped received August 20, 2021 January 27, 2022, except as modified by the conditions.
Condition ‘f’(3): Remove
Condition ‘k’: All residential lots that abut Tract ‘A’ of White Tank Foothills Phase 1B shall be
limited to a single-story excluding Lots 87 – 94 of Parcel 3.19 All residential lots in Parcel 3.17 and
3.18 adjacent to or facing White Tank Foothills Phase 1 shall have a minimum lot width of 65-feet
with a maximum height of 24-feet, all of which must be noted on each plat.
Staff are also recommending the following conditions to Z2021050:
Condition ‘h’: The following R1-8 RUPD development standards shall apply:
1. Minimum rear yard of 15-feet.
2. Maximum lot coverage of 60%.
3. All residential lots adjacent to Harmont Dr. and Citrus Rd. shall have minimum lot widths of 75
feet with a maximum structure height of 24-feet, all of which must be noted on each plat.
Condition ‘i.7’: All residential lots in the R1-10 RUPD zoning district shall have a minimum lot width
of 90-feet with a maximum structure height of 24-feet, all of which must be noted on each plat.
Motion for approval of Z2021050, as modified, would include the Commission recommended
conditions ‘a’ – ‘o’ renumbered with revision to conditions ‘a’ , ‘b’ and ‘j’, deletion of ‘f.3’, and
addition of ‘h.1-3’, and ‘i.7’ as noted above.
Commission
Recommendation
(DMP2021001):
On 11/4/21, the Commission voted 5-1 to recommend
approval of DMP2021001 subject to conditions ‘a’ – ‘v’:
a.
Development shall comply with the Development Master Plan Narrative Report
entitled “White Tank Foothills”, dated August 12, 2021, and stamped received
August 20 , 2021, including all exhibits, maps, and appendices, except as modified
by the following conditions.
February 23, 2022
DMP2021001 & Z2021050
Page 5 of 9
b.
Changes with regard to use and intensity, or changes to any of the approved
conditions shall be processed as a revised application with approval by the Board
of Supervisors upon recommendation by the Maricopa County Planning and
Zoning Commission. Revised applications shall be in accordance with the
applicable Development Master Plan Guidelines, subdivision regulations, and
zoning ordinance in effect at the time of application(s) submission. The Maricopa
County Planning and Development Department may approve minor changes as
outlined in the Maricopa County Development Master Plan Guidelines in effect at
the time of amendment. Non-compliance with the narrative report, maps, and
exhibits, or the conditions of approval will be treated as a violation in accordance
with Maricopa County Procedures.
c.
The master developer shall be responsible for the construction of all public and
private on-site roads within the Development Master Plan. Further, the applicable
homeowner’s association shall be responsible for the maintenance and upkeep of
all private roads, public open spaces and facilities, washes, parks, roadway
median landscaping, landscaping within public rights-of-way, and all pedestrian,
bicycle, and multi-use paths.
d.
Landscaping of all common areas and open spaces, except for identified
recreational areas shall consist of indigenous and or low water use species.
e.
The Development Master Plan shall be developed sequentially as depicted on the
phasing diagram contained in the narrative report.
f.
The total number of residential dwelling units of White Tank Foothills Phase 3 shall
not exceed 770 dwelling units. Overall, the total number of residential dwelling units
for the entire White Tank Foothills master community shall not exceed 1,746 dwelling
units. To help ensure compliance, the cumulative number of dwelling units
completed to date, in relation to the identified limit, shall be identified on all plats.
g.
The master developer shall notify all future residents that they are not located within
an incorporated city or town, and therefore will not be represented by, or be able
to petition a citizen-elected municipal government. Notification shall also state that
residents will not have access to municipally managed services such as police, fire,
parks, water, wastewater, libraries, and refuse collection. Such notice shall be
included on all final plats, be permanently posted on the front door of all home
sales offices on not less than an 8-½ by 11-inch sign, and be included in all
homeowner association covenants, conditions, and restrictions (CC&Rs).
h.
All park facilities shown on plats shall be completed concurrently with residential
development. Park facilities and amenities shall be identified on all applicable
plats.
i.
Not less than 51.41 acres shall be reserved for active and passive open space.
Further, the project shall have not less than five pocket parks and one off-site park
as depicted on the parks plan exhibit in the narrative. Further, not less than six
pocket parks and off-site park shall be provided. At the time of each preliminary
plat submission, the master developer shall include a description of the status of
the cumulative open space acreage and park numbers with respect to the
requirements of this condition. A description of the types of recreational amenities
February 23, 2022
DMP2021001 & Z2021050
Page 6 of 9
that will be included in the pocket parks and off-site park shall be submitted with
all preliminary plats.
j.
Unless otherwise agreed to in writing by the applicable school districts, not less than
15-acre school site and a minimum of 15 acres shall be reserved. Said school shall
not front on to arterial streets.
k.
Development phasing shall assure two access points are provided.
l.
Bike lanes shall be required on all arterial and collector streets as specified in the
Maricopa County Bicycle Transportation System Plan.
m.
Prior to approval of the final plat, a total half-width 65-foot right-of-way shall be
dedicated for Citrus Rd. and Northern Ave.
n.
Prior to approval of the final plat, a total half-width 55-foot right-of-way shall be
dedicated for Perryville Rd. with a ten-foot roadway and utility easement shall be
provided adjacent to the right-of-way.
o.
Prior to approval of each applicable final plat of any subdivision within a phase
containing Olive Ave., the developer will be obligated to construct (or post the
necessary financial assurances) the ultimate half-width roadway for the extent of
Olive Ave. in that phase.
p.
Prior to approval of each applicable final plat of any subdivision within a phase
containing Citrus Rd., the developer will be obligated to construct (or post the
necessary financial assurances) the ultimate half-way width roadway for the extent
of Citrus Rd., in that phase.
q.
Prior to approval of each applicable final plat of any subdivision within a phase
containing Perryville Rd., the developer will be obligated to post a five-year
performance bond (in the amount of the total estimated construction costs) for a
half-width roadway for the extent of Perryville Rd. in that phase.
r.
Prior to approval of each applicable final plat of any subdivision within a phase
containing Northern Ave., the developer will be obligated to construct or post a
five-year performance bond (in the amount of the total estimated construction
costs) for a half width roadway for the extent of Northern Ave. in that phase. Prior
to expiration of the bond, Maricopa County will determine the necessity for the
roadway and developer’s share of the responsibility.
s.
The applicant shall provide offsite improvements and related right-of-way as
recommended in any approved White Tank Foothills Impact Study.
t.
Access points and median openings on all arterial streets shall be consistent with
any approved White Tank Foothills Impact Study.
u.
Prior to initial Final Plat approval or initial precise plan of development approval,
the applicant shall submit to the Maricopa County Planning and Development
Department confirmation of service by City of Surprise and verification of approval
February 23, 2022
DMP2021001 & Z2021050
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of a 208 Amendment approved by the Maricopa Association of Governments
Regional Council.
v.
Any alteration of existing natural washes shall be done in compliance with the rules
and guidelines set forth by the United States Army Corps of Engineers.
Commission
Recommendation
(Z20210050): On 11/4/21, the Commission voted 5-1 to recommend approval of
Z2021050 subject to conditions ‘a’ – ‘n’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “White Tank Foothills“, consisting of one full-size sheet, dated September
23, 2021, and stamped received September 27, 2021, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “White Tank Foothills”, consisting of 68 pages, dated August 12 ,
2021, and stamped received August 20, 2021, except as modified by the following
conditions.
c.
The following Planning Engineering condition shall apply:
1.
Engineering review of re-zone cases is conceptual in nature. 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 polices, standards and
best practices at the time of application for construction.
d.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
e.
The master developer shall notify future homeowners that they are located
within the state-defined “territory in the vicinity of a military airport” with the
following language:
“You are buying a home or property in the ‘vicinity of a military airport’ as described
by State of Arizona statute ARS §28-8481. Your house should include sound
attenuation measures as directed by State law. You will be subject to direct over
flights and noise by Luke Air Force Base jet aircraft in the vicinity.
Luke Air Force Base executes over 200,000 flight operations per year, at an
average of approximately 170 overflights per day. Although Luke's primary flight
paths are located within 20 miles from the base, jet noise will be apparent
throughout the area as aircraft transient to and from the Barry M. Goldwater
Gunnery Range and other flight training areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
February 23, 2022
DMP2021001 & Z2021050
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Luke Air Force Base's normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.”
Such notification shall be recorded on all Final Plats, be permanently posted on
not less than a three foot by five foot sign in front of all home sales offices, be
permanently posted on the front door of all home sales offices on not less than an
8½ inch by 11 inch sign, and be included in all covenants, conditions, and
restrictions (CC&Rs) as well as the Public Report and conveyance documents.
Such notification shall be recorded on all Final Plats, be permanently posted on
not less than a 3 foot by 5 foot sign in front of all home sales offices, be permanently
posted on the front door of all home sales offices on not less than an 8½ inch by
11 inch sign, and be included in all covenants, conditions, and restrictions (CC&Rs)
as well as the Public Report and conveyance documents.
f.
The following R1-6 RUPD development standards shall apply:
1.
Maximum rear yards of 15-feet.
2.
Minimum lot size of 5,175 sq. ft.
3.
Minimum lot width of 45-feet.
4.
Average lot area per dwelling unit of 8,000 sq. ft.
5.
Maximum lot coverage of 60 percent.
g.
The following R1-7 RUPD development standards shall apply:
1.
Maximum rear yards of 15-feet.
2.
Minimum lot width of 55-feet.
3.
Average lot area per dwelling unit of 9,000 sq. ft.
4.
Maximum lot coverage of 60 percent.
h.
The following R1-10 RUPD development standards shall apply:
1.
Minimum front yards of ten feet.
2.
Minimum side yards of five feet.
3.
Minimum street side yards of five feet.
4.
Minimum rear yards of 20 feet.
5.
Minimum lot width of 75 feet.
6.
Maximum lot coverage of 50 percent.
i.
There shall be at minimum three-foot-high shielded bollard lighting in pocket parks
and amenity areas to minimize light pollution and maintain safety in these areas
of the subdivision.
j.
All residential lots that abut Tract ‘A’ of White Tank Foothills Phase 1B shall be limited
to a single story, excluding Lots 87 through 94 of Parcel 3.19.
k.
There shall be a ten-foot-wide multi-use trail along Northern Ave. outside of the
ultimate right-of-way and public utility easement.
February 23, 2022
DMP2021001 & Z2021050
Page 9 of 9
l.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
m.
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
conditions.
n.
Use of the property has been at the request of the applicant, with the consent of
the landowner. The granting of this approval allows the property to enjoy uses in
excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the
property shall revert to the zoning that existed on the date of application. It is,
therefore, stipulated and agreed that either revocation due to the failure to
comply with any conditions, does not reduce any rights that existed on the date
of application to use, divide, sell or possess the property and that there would be
no diminution in value of the property from the value it held on the date of
application due to such revocation of the Zone Change. The Zone Change
enhances the value of the property above its value as of the date the Zone
Change is granted and reverting to the prior zoning results in the same value of
the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
11/4/21 P&Z Packet (100 pages)
10/28/21 P&Z Handout (20 pages)
11/2/21 P&Z Handout (2 pages)
11/4/21 Opposition Letters (3 pages)
Opposition/Support Map (3 pages)
11/9/21 Appeals to P&Z Recommendation (27 pages)
12/03/21 Continuance Request (1 page)
01/10/22 Continuance Request (1 page)
01/27/22 Opposition Outreach Letter (2 pages)
01/27/22 Revised DMP Narrative Report (9 pages)
01/27/22 Revised Zoning Exhibit (3 pages)
01/27/22 Revised Zoning Narrative Report (17 pages)
01/27/22 Zoning District Legal Descriptions (25 pages)
Note:
11/4/21 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
DMP2021001 and Z2021050
Page 1 of 13
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
DMP2021001 / Z2021050 – White Tank Foothills Phase 3
Hearing Date:
November 4, 2021
Supervisor District:
4
Applicant:
Brennan Ray, Burch & Cracchiolo, P.A.
Owner:
Citrus & Lower Buckeye, LLC
Requests: 1)
Major Amendment of White Tank Foothills Development Master
Plan (DMP) to change the land use designations from Small Lot
Residential (2 – 5 du/ac) and Rural (0-1 du/ac) to Small Lot
Residential (5 – 8 du/ac) and Transitional Lot (3 -5 du/ac) for a
single-family residential subdivision
2)
Zone Change from R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD,
R1-18 RUPD PAD and Rural-43 PAD to R1-6 RUPD PAD, R1-7 RUPD
PAD, and R1-10 RUPD PAD accommodating a single-family
residential subdivision
Site Location:
Generally located at the NWC of Citrus Rd. and Northern Ave. in the
Glendale area
Site Size:
Approximately 232.3 acres
Density:
3.14 du/ac
County Island:
Yes (City of Glendale)
County Plan:
White Tank/ Grand Ave. Area Plan – Large Lot Residential (1 – 2
du/ac), superseded to Small Lot Residential (2 – 5 du/ac)/ Rural (0 –
1 du/ac) by DMP200002
Municipal Plan:
Envision Glendale 2040 – Medium Density Residential (3.5 – 5.0
du/ac)
Municipal Comments:
None received to date
Support/Opposition:
Staff has received 43 letters of opposition
Recommendations:
1) Approve with conditions
2) Approve with conditions
DMP2021001 and Z2021050
Page 2 of 13
Project Summary:
1.
The applicant is requesting a major amendment of the White Tanks Foothills Development
Master Plan (DMP) to change the land use designation from the current Small Lot
Residential (2 - 5 du/ac) and Rural (0 – 1 du/ac) land use designations to Small Lot
Residential (5 – 8 du/ac) and Transitional Lot (3 – 5 du/ac). This request will modify the
existing land use designations approved in the White Tank Foothills DMP to land-use
designations more aligned with the White Tanks/Grand Ave. Area Plan for these land use
designations. Simultaneously, the applicant is requesting a zone change from the current
R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD and Rural-43 PAD to R1-
6 RUPD PAD, R1-7 RUPD and R1-10 RUPD PAD. These requests will enable the developer
to complete the third and final phase of the White Tank Foothills residential community.
Phase 3 of White Tank Foothills contains nine parcels numbered 3.11 through 3.19. The
major amendment of the White Tank Foothills DMP request will change land-uses on the
following parcels of the site:
a. From Small Lot Residential (2-5 du/ac) and Rural (0-1 du/ac) to Small Lot
Residential (5-8 du/ac) and Transitional Lot (3-5 du/ac) on Parcel 3.11 through
3.14;
b. From Small Lot Residential (2-5 du/ac) and Rural (0-1 du/ac) to Small Lot
Residential (5-8 du/ac) on Parcel 3.15 through 3.19; and,
c. From Small Lot Residential (2-5 du/ac) and Rural to Transitional Lot (3-5 du/ac)
on the remainder of the site (excluding the water well site).
2.
The proposed subdivision will contain 770 dwelling units at a density of 3.14 dwelling units
per acre, increasing the overall number of lots within White Tank Foothills to 1,746 units
with an overall density of 2.73 du/ac. Currently, the approved entitlements for White Tank
Foothills is for a total of 1,381 lots with an overall density of 2.16 du/ac. This increase in the
number of lots and overall density is another reason for this major amendment of the
White Tank Foothills DMP. Approving the DMP amendment and zone change for this site
will enable the developer to create additional housing options with transitional densities
between small lot residences to the north of the site and the large lot residential to the
south of the site, across Northern Ave.
3.
The original White Tank Foothills DMP was approved by the Board of Supervisors on August
22, 2001(DMP200002) for a master-planned community with residential uses, open
spaces, and commercial parcels that encompasses 631.18 acres. This was followed by
major amendment of the White Tank Foothills DMP (DMP2002006) with a zone change
(Z2000136) from Rural-43 to R1-18 RUPD PAD, R1-8 RUPD PAD, R1-7 RUPD PAD, R1-6 RUPD
PAD, C-2 PD, and Rural-43 PAD, which was approved by the Board of Supervisors on July
2, 2003. DMP2002006 included 482 acres of single-family residences, ten-acre
neighborhood park, 15-acre elementary school site, and 29-acres of commercial
development. Another major amendment of White Tank Foothills DMP was approved by
the Board of Supervisors in September 2014 (DMP2013004). That amendment changed
the Community Retail Center on Parcel 1.1 of White Tank Foothills and Neighborhood
Retail Center on Parcel 1.4 of White Tank Foothills to Small Lot Residential (2 – 5 du/ac) to
accommodate 95 residential units. Moreover, DMP2013004 approved a total of 1,381
single-family dwelling units at a density of 2.16 du/ac for all the White Tank Foothills
community.
DMP2021001 and Z2021050
Page 3 of 13
4.
Primary access to the site will be via the existing collector street White Tank Mountain
Blvd. from the northwest that will transverse the site connecting with 181st Ave. in the
northeast of the site. Secondary access to the site will be by a new collector street that
will link White Tank Mountain Blvd. with Citrus Rd. in the northeast of the site. White Tank
Foothills is located 2½ miles to the west of the Loop 303 Freeway and six miles north of the
Interstate-10 Freeway. In this development there will be no access provided to Northern
Ave., which maintains compliance with Condition ‘g’ of DMP200002 that stated, “At this
time, no motorized vehicular access shall be allowed from White Tank Foothills to Perryville
Road or Northern Avenue.” Condition ‘g’ was modified by DMP2002006/Z2000136, to the
following, “There will not be future access provided to Northern Avenue.” This condition
was put in place to address opposition at the time from the residents to the south in
Clearwater Farms, who objected to potential increase of traffic from the future
subdivision.
5.
The zone change request proposes to rezone the site from five different zoning districts to
three zoning districts with modifications to the approved/base development standards.
The modifications to the R1-6 RUPD PAD and R1-7 RUPD PAD will include a reduction of
required rear yards, decrease of the minimum lot size, reduction of the required lot width
and increase of the maximum lot coverage (see table on the next page). Additionally,
this request will modify the base R1-10 development standards to include reduced
required yards, reduced lot width, and increased maximum lot area. These modifications
of the approved development standards will enable the developer to create a variety
of lot sizes, from 5,175 sq. ft. to 11,250 sq. ft. In exchange for the proposed development
standards modification the developer will provide 51.43 acres of open space (20.97% of
the site). This open space will be a mix of active and passive recreational areas with
access to the adjacent off-site park to the north of the site. By incorporating the amount
of open space in Phase 3 it will add an overall amount of open space for the entire White
Tank Foothills of 102.72 acres or 16.04 % of the community. In addition, residential parcels
will incorporate a neighborhood street tree program along all interior streets of the
subdivision.
DMP2021001 and Z2021050
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DMP2021001 and Z2021050
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DMP2021001 and Z2021050
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Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
R1-6 RUPD PAD; R1-7 RUPD PAD; R1-8 RUPD PAD; R1-18 RUPD PAD &
Rural-43 PAD / Vacant
North:
R1-8 RUPD PAD; Rural-43 PAD / Single-family residences and vacant
South:
Rural-43/ Single-family residences
East:
Rural-43/ Single-family residences
West:
R1-8 RUPD PAD / Undisturbed desert
Utilities and Services:
7.
Water:
EPCOR
Wastewater:
City of Surprise
School District:
Dysart Unified School District
Fire:
Rural Metro Fire Department
Police:
MCSO
Right-of-Way:
8.
The table on the next page 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.
DMP2021001 and Z2021050
Page 7 of 13
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Citrus Rd.
65’
65’
Principal Arterial
Northern Ave.
33’
65’
Principal Arterial
Adopted Plans:
9.
White Tank/Grand Ave. Area Plan (adopted December 6, 2000): The area plan is a way
to encourage planned community developments, while preserving a variety of lifestyles
and a high quality of life. The subject site are designated as Large Lot Residential (1 - 2
du/ac), which is intended to foster the development of less dense housing, agricultural
uses, and rural lifestyles. The White Tank Foothills DMP supersedes this area plan, which
modified the land use designations to Small Lot Residential (2 – 5 du/ac) and Rural (0 – 1
du/ac) to accommodate a single family residential master planed community.
10.
Envision Glendale 2040 General Plan (Adopted April 26, 2016): The subject site is
designated as Medium Density Residential (3.5 – 5.0 du/ac), which provides for suburban
lifestyle with planned single-family residential communities. For larger planned
developments, these residential areas may also include open space, recreation, and
cultural opportunities.
Public Participation Summary:
11.
The applicant completed the requirements for notification to all the property owners
within 300-feet of the subject site and area stakeholders. Moreover, the applicant held a
neighborhood meeting with residents and stakeholders to discuss this planned
development. During the meeting there was concern by the residents that there was
only one access point to the subdivision using White Tank Foothills Blvd. without a second
access point. The applicant has addressed this concern by adding a second access
point along Citrus Rd. Another concern was that if there will be 770 residences how will
this impact traffic of the area. The applicant stated that where White Tank Foothills Blvd.
joins 183rd Ave. and Sheldon Ln. through Phase 1 of White Tank Foothills are collector
streets designed to handle the extra traffic from the development. Moreover, with the
added new access to Citrus Rd. in this development via a new collector street it will
alleviate any potential traffic congestion into Phase 1 of White Tank Foothills. Still another
concern was why there was a need to increase the density of Phase 3. The applicant
explained that significant changes in homebuying since the original DMP was approved
with preference for smaller lots with less yard maintenance. Finally, there was a concern
on how far the homes will be adjacent to Northern Ave. and why there is no access to
Northern Ave. from the development. The applicant stated that the homes will be
setback 155-feet from the centerline of Northern Ave. and access to Northern Ave. from
the development was restricted in the original/amended DMPs.
12.
During the applicant’s public participation process staff received 43 letters of opposition
after the neighborhood meeting. Most of their opposition was over concerns about the
proposed density of the development and potential traffic issues with a new access point
along Citrus Rd. Due to the opposition after the first neighborhood meeting, the
applicant scheduled a second neighborhood meeting with residents and stakeholders,
which will be held after the writing of this report.
DMP2021001 and Z2021050
Page 8 of 13
Outstanding Concerns from Reviewing Agencies:
13.
There are no outstanding concerns from reviewing agencies. The City of Glendale has
been notified and staff have not received any comments. Luke Air Force Base (LAFB)
was notified about this request and staff have not received any comments. The site is
located 2½ miles away from LAFB’s 65 LDN high noise zone within the Graduated Density
Concept, which allows densities up to 6.0 du/ac over one mile away from the 65 LDN
high noise zone. Since the proposed density of this request will be 3.14 du.ac., it will be
far below 6.0 du/ac maximum set by LAFB’s Graduated Density Concept.
Staff Analysis:
14.
Staff supports this request to change the land-use designations outlined in the current
DMP for this phase of White Tank Foothills, increasing the amount of residential lots and
overall density of the community. Furthermore, by modifying the land use designation of
Small Lot Residential (5 – 8 du/ac) and changing the Rural (0 – 1 du/ac) to Transitional
Lot (3 – 5 du/ac) will be in alignment of the densities found in the White Tanks/Grand Ave.
Area Plan for these land-use designations. The original and second DMP amendment
that designed this phase of the community was developed over 18 years ago in a time
when the proposed density of this request would not be practical because of the area’s
sparse development, especially regarding infrastructure. However, since that time,
completion of the nearby Loop 303 Freeway and intergovernmental agreements with
the City of Surprise to provide public sewer to the community makes increasing the
number lots with increased density of Phase 3 realistic. Moreover, a lot of changes have
occurred in the last 18 years with home buyer’s preferences from larger lots with larger
homes to maintainable smaller lots with smaller homes. This DMP amendment would
accommodate smaller lot footprints with medium sized lots adjacent to Northern Ave. to
act as a natural transition to the existing rural residential lots to the south.
15.
Simultaneously, this request would change the zoning designations of White Tank Foothills
Phase 3, replacing the current R1-18 RUPD PAD/Rural-43 PAD with R1-6 RUPD PAD, R1-7
RUPD PAD, and R1-10 RUPD PAD, to accommodate the development of a subdivision
that is more in line with the zoning districts in the rest of the White Tank Foothills. By placing
the R1-6 RUPD PAD zoning district closer to Phase 1 of the community and having the R1-
7 RUPD PAD/R1-10 RUPD close to the existing rural residential zoning districts, it will allow
for a natural transition. The zone change will also vary the approved development
standards of the R1-6 RUPD PAD zoning district and the approved development
standards of the R1-7 RUPD PAD zoning districts. Additionally, the zone change will vary
the base development standards of the R1-10 zoning district. Staff is supportive of this
request and find the request reasonable since this matches current residential community
designs and will add 51.43 acres of active and passive open space that will constitute
20.97 percent of the site. Furthermore, the design and theme of Phase 3 will match the
overall design of White Tank Foothills, completing the master-planned community.
16.
During the public participation process staff received seven letters of opposition to these
requests. Most of their concern centered on the impact of having 770 new residences
on Citrus Rd. The applicant will work with MCDOT on these issues by widening Citrus Rd.
including two new travel lanes, a central turning lane, deceleration turning lanes, and
two sets of traffic lights along Citrus Rd. (placed at the intersection with Northern Ave.
and at the future collector street) to address any traffic issue through the preliminary plat
DMP2021001 and Z2021050
Page 9 of 13
stage, which is currently in review by staff (S2019015). Additionally, the applicant is
committed to work with area residents and stakeholders by holding neighborhood
meetings. The applicant has made concessions to the plan by limiting homes near Tract
A of Phase 1B (Neighborhood Park site) to a single-story to maintain viewsheds from
Phase 1 residences and adding a secondary access to address traffic concerns.
Therefore, staff are supportive of both the DMP amendment and zone change,
recommending approval subject to conditions.
Recommendations:
17.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of DMP2021001, subject to conditions ‘a’ – ‘v’:
a.
Development shall comply with the Development Master Plan Narrative Report
entitled “White Tank Foothills”, dated August 12, 2021, and stamped received
August 20 , 2021, including all exhibits, maps, and appendices, except as modified
by the following conditions.
b.
Changes with regard to use and intensity, or changes to any of the approved
conditions shall be processed as a revised application with approval by the Board
of Supervisors upon recommendation by the Maricopa County Planning and
Zoning Commission. Revised applications shall be in accordance with the
applicable Development Master Plan Guidelines, subdivision regulations, and
zoning ordinance in effect at the time of application(s) submission. The Maricopa
County Planning and Development Department may approve minor changes as
outlined in the Maricopa County Development Master Plan Guidelines in effect at
the time of amendment. Non-compliance with the narrative report, maps, and
exhibits, or the conditions of approval will be treated as a violation in accordance
with Maricopa County Procedures.
c.
The master developer shall be responsible for the construction of all public and
private on-site roads within the Development Master Plan. Further, the applicable
homeowner’s association shall be responsible for the maintenance and upkeep of
all private roads, public open spaces and facilities, washes, parks, roadway
median landscaping, landscaping within public rights-of-way, and all pedestrian,
bicycle, and multi-use paths.
d.
Landscaping of all common areas and open spaces, except for identified
recreational areas shall consist of indigenous and or low water use species.
e.
The Development Master Plan shall be developed sequentially as depicted on the
phasing diagram contained in the narrative report.
f.
The total number of residential dwelling units of White Tank Foothills Phase 3 shall
not exceed 770 dwelling units. Overall, the total number of residential dwelling units
for the entire White Tank Foothills master community shall not exceed 1,746 dwelling
units. To help ensure compliance, the cumulative number of dwelling units
completed to date, in relation to the identified limit, shall be identified on all plats.
DMP2021001 and Z2021050
Page 10 of 13
g.
The master developer shall notify all future residents that they are not located within
an incorporated city or town, and therefore will not be represented by, or be able
to petition a citizen-elected municipal government. Notification shall also state that
residents will not have access to municipally managed services such as police, fire,
parks, water, wastewater, libraries, and refuse collection. Such notice shall be
included on all final plats, be permanently posted on the front door of all home
sales offices on not less than an 8-½ by 11-inch sign, and be included in all
homeowner association covenants, conditions, and restrictions (CC&Rs).
h.
All park facilities shown on plats shall be completed concurrently with residential
development. Park facilities and amenities shall be identified on all applicable
plats.
i.
Not less than 51.41 acres shall be reserved for active and passive open space.
Further, the project shall have not less than five pocket parks and one off-site park
as depicted on the parks plan exhibit in the narrative. Further, not less than six
pocket parks and off-site park shall be provided. At the time of each preliminary
plat submission, the master developer shall include a description of the status of
the cumulative open space acreage and park numbers with respect to the
requirements of this condition. A description of the types of recreational amenities
that will be included in the pocket parks and off-site park shall be submitted with
all preliminary plats.
j.
Unless otherwise agreed to in writing by the applicable school districts, not less than
15-acre school site and a minimum of 15 acres shall be reserved. Said school shall
not front on to arterial streets.
k.
Development phasing shall assure two access points are provided.
l.
Bike lanes shall be required on all arterial and collector streets as specified in the
Maricopa County Bicycle Transportation System Plan.
m.
Prior to approval of the final plat, a total half-width 65-foot right-of-way shall be
dedicated for Citrus Rd. and Northern Ave.
n.
Prior to approval of the final plat, a total half-width 55-foot right-of-way shall be
dedicated for Perryville Rd. with a ten-foot roadway and utility easement shall be
provided adjacent to the right-of-way.
o.
Prior to approval of each applicable final plat of any subdivision within a phase
containing Olive Ave., the developer will be obligated to construct (or post the
necessary financial assurances) the ultimate half-width roadway for the extent of
Olive Ave. in that phase.
p.
Prior to approval of each applicable final plat of any subdivision within a phase
containing Citrus Rd., the developer will be obligated to construct (or post the
necessary financial assurances) the ultimate half-way width roadway for the extent
of Citrus Rd., in that phase.
DMP2021001 and Z2021050
Page 11 of 13
q.
Prior to approval of each applicable final plat of any subdivision within a phase
containing Perryville Rd., the developer will be obligated to post a five-year
performance bond (in the amount of the total estimated construction costs) for a
half-width roadway for the extent of Perryville Rd. in that phase.
r.
Prior to approval of each applicable final plat of any subdivision within a phase
containing Northern Ave., the developer will be obligated to construct or post a
five-year performance bond (in the amount of the total estimated construction
costs) for a half width roadway for the extent of Northern Ave. in that phase. Prior
to expiration of the bond, Maricopa County will determine the necessity for the
roadway and developer’s share of the responsibility.
s.
The applicant shall provide offsite improvements and related right-of-way as
recommended in any approved White Tank Foothills Impact Study.
t.
Access points and median openings on all arterial streets shall be consistent with
any approved White Tank Foothills Impact Study.
u.
Prior to initial Final Plat approval or initial precise plan of development approval,
the applicant shall submit to the Maricopa County Planning and Development
Department confirmation of service by City of Surprise and verification of approval
of a 208 Amendment approved by the Maricopa Association of Governments
Regional Council.
v.
Any alteration of existing natural washes shall be done in compliance with the rules
and guidelines set forth by the United States Army Corps of Engineers.
18.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of Z2021050, subject to conditions ‘a’ – ‘n’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “White Tank Foothills“, consisting of one full-size sheet, dated September
23, 2021, and stamped received September 27, 2021, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “White Tank Foothills”, consisting of 68 pages, dated August 12 ,
2021, and stamped received August 20, 2021, except as modified by the following
conditions.
c.
The following Planning Engineering condition shall apply:
1. Engineering review of re-zone cases is conceptual in nature. 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 polices, standards and best practices at the time of
application for construction.
DMP2021001 and Z2021050
Page 12 of 13
d.
All buildings subject to noise attenuation as per ARS § 28-8482(B).
e.
The master developer shall notify future homeowners that they are located within
the state-defined “territory in the vicinity of a military airport” with the following
language:
“You are buying a home or property in the ‘vicinity of a military airport’ as described
by State of Arizona statute ARS §28-8481. Your house should include sound
attenuation measures as directed by State law. You will be subject to direct over
flights and noise by Luke Air Force Base jet aircraft in the vicinity.
Luke Air Force Base executes over 200,000 flight operations per year, at an average
of approximately 170 overflights per day. Although Luke's primary flight paths are
located within 20 miles from the base, jet noise will be apparent throughout the
area as aircraft transient to and from the Barry M. Goldwater Gunnery Range and
other flight training areas.
Luke Air Force Base may launch and recover aircraft in either direction off its
runways oriented to the southwest and northeast. Noise will be more noticeable
during overcast sky conditions due to noise reflections off the clouds.
Luke Air Force Base's normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these
hours and during most weekends.”
Such notification shall be recorded on all Final Plats, be permanently posted on not
less than a three foot by five foot sign in front of all home sales offices, be
permanently posted on the front door of all home sales offices on not less than an
8½ inch by 11 inch sign, and be included in all covenants, conditions, and
restrictions (CC&Rs) as well as the Public Report and conveyance documents.
Such notification shall be recorded on all Final Plats, be permanently posted on not
less than a 3 foot by 5 foot sign in front of all home sales offices, be permanently
posted on the front door of all home sales offices on not less than an 8½ inch by 11
inch sign, and be included in all covenants, conditions, and restrictions (CC&Rs) as
well as the Public Report and conveyance documents.
f.
The following R1-6 RUPD PAD development standards shall apply:
1. Maximum rear yards of 15-feet.
2. Minimum lot size of 5,175 sq. ft.
3. Minimum lot width of 45-feet.
4. Average lot area per dwelling unit of 8,000 sq. ft.
5. Maximum lot coverage of 60 percent.
g.
The following R1-7 RUPD PAD development standards shall apply:
1. Maximum rear yards of 15-feet.
2. Minimum lot width of 55-feet.
3. Average lot area per dwelling unit of 9,000 sq. ft.
DMP2021001 and Z2021050
Page 13 of 13
4. Maximum lot coverage of 60 percent.
h.
The following R1-10 development standards shall apply:
1. Minimum front yards of ten feet.
2. Minimum side yards of five feet.
3. Minimum street side yards of five feet.
4. Minimum rear yards of 20 feet.
5. Minimum lot width of 75 feet.
6. Maximum lot coverage of 50 percent.
i.
There shall be at minimum three-foot-high shielded bollard lighting in pocket parks
and amenity areas to minimize light pollution and maintain safety in these areas of
the subdivision.
j.
All residential lots that abut Tract ‘A’ of White Tank Foothills Phase 1B shall be limited
to a single story, excluding Lots 87 through 94 of Parcel 3.19.
k.
There shall be a ten-foot-wide multi-use trail along Northern Ave. outside of the
ultimate right-of-way and public utility easement.
l.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
m.
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 conditions.
n.
Use of the property has been at the request of the applicant, with the consent of
the landowner. The granting of this approval allows the property to enjoy uses in
excess of those permitted by the zoning existing on the date of application, subject
to conditions. In the event of the failure to comply with any condition, the property
shall revert to the zoning that existed on the date of application. It is, therefore,
stipulated and agreed that either revocation due to the failure to comply with any
conditions, does not reduce any rights that existed on the date of application to
use, divide, sell or possess the property and that there would be no diminution in
value of the property from the value it held on the date of application due to such
revocation of the Zone Change. The Zone Change enhances the value of the
property above its value as of the date the Zone Change is granted and reverting
to the prior zoning results in the same value of the property as if the Zone Change
had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (2 pages)
DMP Executive Summary (12 pages)
Zoning Exhibit (reduced 8.5”x11”, 1 page)
Zoning Executive Summary (17 pages)
Planning Engineering comments (1 page)
MCESD comments (1 page)
Opposition Letters (53
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White Tank Foothills Phase 3
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8020 N Citrus Rd.
Waddell, AZ 85355
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DMP2021001
Supervisors District No. 4
DEVELOPMENT MASTER PLAN MAJOR AMENDMENT FOR SINGLE FAMILY DEVELOPMENT
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8020 N Citrus Rd.
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Generated Oct. 18, 2021 10:30
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ebull@bcattorneys.com
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233
Supervisors District No. 4
ZONE CHANGE TO R1-6 RUPD PAD, R1-7 RUPD PAD & R1-10 RUPD PAD
Z2021050
White Tank Foothills
White Tank Foothills
Project Narrative
DMP 2021001
DMP Amendment
Submitted to:
Maricopa County
Planning and Development Department
301 West Jefferson Street
Phoenix, AZ 85003
3rd Submittal
September 23, 2021
Page 2
White Tank Foothills: Project Narrative
Project Team
Overall Site Data
Rezone Site Data
Planner/ Landscape Architect:
Andy Baron
310 East Rio Salado Parkway
Tempe, Arizona 85281
P: 480) 530-0077
andy.baron@ablastudio.com
Legal:
Ed Bull
1850 North Central Avenue,
Suite 1700
Phoenix, Arizona 85004
P: (602) 274-7611
ebull@bcattorneys.com
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD, R1-10 RUPD
Existing Use:
Single-Family Residential and Undeveloped Land
Proposed Use:
No Change
Gross Area:
640.62 ac.
Maximum Proposed Dwelling Units: 1,746 Dwelling Units
Maximum Proposed Density:
2.73 D.U./ ac.
Approximate Open Space:
102.72 ac.
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-18 RUPD, and RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD, R1-10 RUPD
Existing Use:
Agricultural Land
Proposed Use:
Single Family Residential
Phase 3 Boundary:
245.18 ac.
Gross Area:
232.28 ac.
Net Area:
222.92 ac.
Maximum Proposed Dwelling Units: 770 Dwelling Units
Maximum Proposed Density:
3.14 D.U./ ac.
Approximate Open Space:
51.43 ac.
Client:
Phil DeAngelis
Northern Citrus, LLP
6201 E. Quartz Mountain Rd.
Paradise Valley, AZ 85253
pdangelis@craltd.com
Page 3
White Tank Foothills: Project Narrative
1. Executive Summary
The White Tank Foothills Development Master Plan (DMP) ("White Tank Foothills") is approximately
640 acres located in Maricopa County ("the County"). This application from Citrus & Lower
Buckeye, LLC ("CLB") is requesting an amendment to the approved White Tank Foothills DMP
land use designations from Small Lot Residential and Rural to Small Lot Residential and
Traditional Lots. The amendment focuses on existing Phase 3 (Parcels 3.11, 3.12, 3.13, and 3.14).
The proposed development is a 232.28 gross acre (222.92 net acre) single-family community
located at the northwest corner of Citrus Road and Northern Avenue in White Tank Foothills
Phase 3, exclusive of the City of Surprise lift station, EPCOR well site, or White Tank Foothills HOA
property ("the Site"). The Site is proposing 770 dwelling units (3.14 du/ac) within Phase 3, which
will increase the overall number of lots within White Tank Foothills to 1,746, an overall density of
2.73 du/ac. The current White Tank Foothills entitlements (Phases 1, 2, and 3) are for 1,381 lots for
an overall density of 2.16 du/ac. To achieve the revisions to this single-family development, this
application is requesting to amend the land use designations for existing Phase 3 (Parcels 3.11,
3.12, 3.13, and 3.14). The proposed land use designations will create additional housing options
in the area and will transition densities between Phases 1 and 2 to the north and the adjacent
properties south of the Northern Avenue. The requested DMP amendment will be accompanied
by an RUPD/PAD and development standards amendment application, which will be submitted
and processed concurrently.
Approval of this request will allow the Site to continue to be developed as a high-quality residential
ÆďĉĉķĊðĴřȤœìðÆìœðăăÅÐĊĴĴīÆĴðŒÐĨīÐĮÐĊÆÐðĊĴìÐīÐĊÌÅÐĴĴÐīīÐŪÐÆĴÆķīīÐĊĴìďĉÐďœĊÐī
needs and market conditions while mitigating impacts on the existing homes south of the Site.
īÐåķăÆďĊĮðÌÐīĴðďĊìĮæďĊÐðĊĴďĨăĊĊðĊæìðĴÐ}Ċā9ďďĴìðăăĮȣ ďĉĨăÐĴðďĊďåĴìðĮũĊăĨìĮÐ
will create a superior community that is attractively designed, lushly landscaped with native and
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a new and diverse opportunity for home ownership in this area of the County.
Page 4
White Tank Foothills: Project Narrative
White Tank Foothills Comparison Table
Phase
Gross Acreage
Total Units
Gross Density
Open Space
Approved
Previously Amended
Proposed
Approved
Previously Amended
Proposed
Approved
Proposed
1
250.58
674 D.U.
N/A
N/A
2.69 D.U./
AC.
N/A
N/A
19.50 AC.
N/A
2
144.86
311 D.U.
302 D.U.
N/A
2.15 D.U./AC.
2.08 D.U./
AC.
N/A
32.80 AC.
N/A
3
245.18
396 D.U.
387 D.U.
770 D.U.
1.62 D.U./AC.
1.58 D.U./
AC.
3.14 D.U./AC.
45.00 AC.
50.42 AC.
Total
640.62
1,381 D.U.
1,363
D.U.
1,746 D.U.
2.16 D.U./AC.
2.13 D.U./
AC.
2.73 D.U./
AC.
97.30 AC.
102.72 AC.
2. Location Description
White Tank Foothills is located within western Maricopa County. The 232.28 gross acre Site is a
portion of the overall approximately 640-acre White Tank Foothills master-planned community.
The Site is currently undeveloped land being used for agricultural purposes. To the north and
northeast are Phases 1 and 2 of White Tank Foothills, which have been completed or are currently
under construction .
White Tank Foothills is located approximately 2.4 miles west of Arizona State Route 303 and 6.2
miles north of Interstate 10, both of which connect the Site to the greater Phoenix metropolitan
area. The primary access to the Site is through White Tank Mountain Boulevard within Phases 1
and 2, which connects to Seldon Lane and 183rd Avenue. From there, the roads connect to Olive
Avenue and Citrus Road. There are intentionally no access points into the White Tank Foothills
community from Northern Avenue, as was agreed to in the original RUPD/PAD zoning case
(Condition ‘g’ of DMP200002).
Page 5
White Tank Foothills: Project Narrative
3. Site Analysis
3.1 Existing Land Uses and Zoning
The White Tank Foothills Development Master Plan
(DMP200002) was approved by the Board of Supervisors
(BOS) on August 22, 2001. On July 2, 2003, the BOS
approved a Major Amendment to the DMP for White
Tank Foothills (DMP2002006) and Rezoning (Z2000136).
PROJECT
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
R
N CITRUS RD
N CITRUS RD
N COTTON LN
T
N COTTON LN
N COTTON LN
AZ STATE ROUTE 303
A
3
AZ STATE ROUTE 303
AZ STATE ROUTE 303
N PERRYVILLE ROAD
N PERRYVILLE ROAD
N PERRYVILLE ROAD
The 2003 DMP Amendment covered approximately 640
acres and included approximately 482 acres of Small Lot
Residential Use with a range of zoning districts from R1-6
RUPD to R1-8 RUPD and lot sizes ranging from 50’ x 120’ to
70’ x 150’; approximately 101 acres of Rural Residential Use
with R1-18 RUPD zoning and lot sizes at 120’ x 150’; a 10-
acre park; a 15-acre school site; 21.59 acres of Community
Commercial (Parcel 1.1); and 8.45 acres of Neighborhood
Commercial (Parcel 1.4). The total number of lots approved
for White Tank Foothills was 1,381 single-family residential
units at a density of 2.16 du/acre.
Another amendment to the DMP (DMP2013004) was
approved in 2014 by the BOS. The 2014 amendment
converted the commercial land use designation on Phase
1 Parcels 1.1 and 1.4 to the Small Lot Residential land
use designation A concurrent zoning case for Phase 1
qīÆÐăĮǪȣǪĊÌǪȣǭÌÌÐÌĨĨīďŘðĉĴÐăřĊðĊÐĴřȸũŒÐȲDzǮȳ
ǮǩɃŘǪǫǩɃăďĴĮȣ}ìÐÌÌðĴðďĊďåĊðĊÐĴřȸũŒÐȲDzǮȳăďĴĮȤăďĊæ
œðĴìŒīðďķĮďĴìÐīĉðĊďīřðÐăÌĉďÌðũÆĴðďĊķĨÌĴÐĮĴď
other parcels, brought the overall White Tank Foothills
residential yield to 1,363 units, an approximate density
of 2.13 du/acre. Since the 2014 DMP approval, Phase 1 is
mostly developed with the exception of Parcels 1.1 and 1.4,
Phase 2 is in the process of being developed, and Phase
3 remains undeveloped.
Page 6
White Tank Foothills: Project Narrative
3.2 Relationship to Surrounding Properties
To the north and east of White Tank Foothills Phase 3 are White Tank Foothills Phases 1 and 2
which consist of existing single-family homes as well as homes still under construction that
are zoned R1-6 RUPD PAD and R1-7 RUPD PAD. To the south and the southeast, across Northern
Avenue, are single-family homes zoned RU-43. West of the Site, across the Perryville Road
Alignment, is Zanjero Trails which is currently undeveloped and zoned R1-6 RUPD PAD and
tǪȸDZtq#q#ȣ}ìÐ:ÐĊÐīăqăĊOĊÌĮÐÆăĮĮðũÆĴðďĊĮȤĨĨīďŒÐÌ#TqOĊÌĮÐĮȤÐŘðĮĴðĊæ
zoning and uses for the adjacent parcels, are listed in the “Surrounding Land Use Table” below.
}ìÐwðĴÐœðăăÅÐĊÐũĴĴìÐÆďĉĉķĊðĴřÅřĨīďŒðÌðĊæĨīďÌķÆĴĴřĨÐĮĊÌďĨÐĊĮĨÆÐĉÐĊðĴðÐĮÅĮÐÌ
on current needs and homebuyer desire while meeting the White Tank and Grand Avenue Area
Plan’s vision.
Table 1: Existing Conditions Summary
Surrounding Land Use Table
Direction
General Plan Land Use
Category
Approved DMP
Land Use Category
Existing Zoning
Existing Use
Site/Phase 3
Large Lot Residential
(1-2 D.U./AC.)
Small Lot Residential,
Rural
R1-6 RUPD PAD, R1-7 RUPD
PAD, R1-8 RUPD PAD, R1-18
RUPD PAD, RU-43 PAD
Undeveloped Land
North
Large Lot Residential
(1-2 D.U./AC.)
Small Lot Residential,
Rural
R1-6 RUPD PAD, R1-7 RUPD
PAD, R1-8 RUPD PAD, RU-43
PAD
Single-family homes
(Phases 1 and 2)
South, across
Northern
Avenue
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
East, across
Citrus Road
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
West, across
Perryville
Road
Alignment
Small Lot Residential
(2-5 D.U./AC.)
N/A
R1-6 RUPD PAD, R1-8 RUPD
PAD
Undeveloped Land
(Zanjero Trails)
Page 7
White Tank Foothills: Project Narrative
4. Plan Description
4.1 Proposed Land Use
This amendment seeks to change the land uses for the Site, which includes Parcels 3.11 through
3.14. The current proposal breaks up the Site into nine (9) development parcels (Parcels 3.11
through 3.19). Parcels 3.15 through 3.19, located internal to the Site, consist of the Small Lot
Residential land use. Parcels 3.11 through 3.14 are located at the southern boundary of the Site
and will consist of the Small Lot Residential and Transitional Lot land uses. The Transitional Lot
land use designation was developed as a designation within the Comprehensive Plan after the
most recent DMP amendment occurred. The Transitional Lot land use designation allows for
density and intensity transitions between Small Lot Residential and Suburban land uses. The
proposed changes are necessary to provide a wider variety of lot sizes and housing choices,
including 5,175 square feet, 5,750 square feet, 6,600 square feet, 7,200 square feet, and 11,250
square feet. The Transitional Lot land use is proposed adjacent to Northern Avenue and Citrus
Road to continue to ensure an appropriate density transition is provided adjacent to the existing
large lot single-family residences.
As indicated in the table on the following page, this application does not propose any changes to
the land use designations or zoning for Phases 1 and 2 of White Tank Foothills. This application
ďĊăřĨīďĨďĮÐĮĉďÌðũÆĴðďĊĮĴďĴìÐqìĮÐǬăĊÌķĮÐÆĴÐæďīðÐĮȤķĨÌĴðĊæĴìÐĉĴďīÐŪÐÆĴwĉăă
Lot Residential and/or Transitional Lot land use categories. Phase 1 and Phase 2 will continue
ĴďīÐŪÐÆĴĴìÐĨĨīďŒÐÌăĊÌķĮÐÆĴÐæďīðÐĮĮÆķīīÐĊĴăřĮìďœĊ. The Small Lot Residential
and Transitional Lot land use categories will create additional housing options in the area and
improve density transitions within the local context.
Page 8
White Tank Foothills: Project Narrative
Proposed Land Use Plan Table
PHASE
PARCEL
LAND USE CATEGORY
GROSS
ACREAGE
MAX.
UNITS
ALLOWED
TOTAL UNITS
PREVIOUSLY
APPROVED
TOTAL
UNITS
PROPOSED
GROSS
DENSITY
PROPOSED
ZONING
1
PARCEL
1.1
SMALL LOT RESIDENTIAL
21.58 AC.
108 D.U.
72 D.U.
N/A
3.34 D.U./
AC.
R1-6 RUPD
1
PARCEL
1.3
SMALL LOT RESIDENTIAL
31.03 AC.
155 D.U.
105 D.U.
N/A
3.38 D.U./
AC.
R1- 6 RUPD
1
PARCEL
1.4
SMALL LOT RESIDENTIAL
8.44 AC.
42 D.U.
23 D.U.
N/A
2.73 D.U./
AC.
R1-6 RUPD
1
PARCEL
1.5
SMALL LOT RESIDENTIAL
34.23 AC.
171 D.U.
80 D.U.
N/A
2.34 D.U./
AC.
R1-8 RUPD
1
PARCEL
1.6
SMALL LOT RESIDENTIAL
26.39 AC.
132 D.U.
85 D.U.
N/A
3.22 D.U./
AC.
R1-7 RUPD
1
PARCEL
1.7
SMALL LOT RESIDENTIAL
28.52 AC.
132 D.U.
95 D.U.
N/A
3.33 D.U./
AC.
R1-6 RUPD
1
PARCEL
1.8
PARK
9.96 AC.
N/A
RURAL 43
1
PARCEL
1.9
SMALL LOT RESIDENTIAL
45.28 AC.
226 D.U.
106 D.U.
N/A
2.34 D.U./
AC.
R1-7 RUPD
1
PARCEL
1.10
SMALL LOT RESIDENTIAL
45.15 AC.
224 D.U.
108 D.U.
N/A
2.39 D.U./
AC.
R1-8 RUPD
2
PARCEL
2.15
SCHOOL
15.01 AC.
N/A
R1-8 RUPD
2
PARCEL
2.16
SMALL LOT RESIDENTIAL
42.27 AC.
208 D.U.
80 D.U.
N/A
1.89 D.U./
AC.
R1-8 RUPD
2
PARCEL
2.17
SMALL LOT RESIDENTIAL
45.29 AC.
228 D.U.
104 D.U.
N/A
2.30 D.U./
AC.
R1-7 RUPD
2
PARCEL
2.18
SMALL LOT RESIDENTIAL
42.29 AC.
215 D.U.
118 D.U.
N/A
2.79 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.11
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
38.96 AC.
99 D.U.
81 D.U.
74 D.U.
1.90 D.U./
AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.12
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.60 AC.
85 D.U.
86 D.U.
66 D.U.
2.39 D.U./
AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.13
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
23.74 AC.
86 D.U.
105 D.U.
67 D.U.
2.82 D.U./
AC.
R1-7 RUPD/
R1-10 RUPD
3
PARCEL
3.14
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.08 AC.
135 D.U.
115 D.U.
106 D.U.
3.91 D.U./
AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.15
SMALL LOT RESIDENTIAL
25.46 AC.
126 D.U.
98 D.U.
3.85 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.16
SMALL LOT RESIDENTIAL
21.47 AC.
110 D.U.
86 D.U.
4.01 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.17
SMALL LOT RESIDENTIAL
29.06 AC.
118 D.U.
92 D.U.
3.17 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.18
SMALL LOT RESIDENTIAL
21.36 AC.
111 D.U.
87 D.U.
4.07 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.19
SMALL LOT RESIDENTIAL
30.46 AC.
120 D.U.
94 D.U.
3.09 D.U./
AC.
R1-6 RUPD
TOTAL
640.63
AC.
2,831 D.U.
1,363 D.U.
1,746 D.U.
2.73 D.U./
AC.
EXISTING, REFER TO APPROVED LAND USE PLAN
NO PROPOSED CHANGES
Page 9
White Tank Foothills: Project Narrative
5. Suitability Analysis
}ìðĮĉÐĊÌĉÐĊĴĴďqìĮÐǬďåĴìÐìðĴÐ}Ċā9ďďĴìðăăĮ#TqœðăăÅÐĊÐũĴĊÌðĉĨīďŒÐĴìÐīÐæðďĊȣ
Continued development in the area and a high demand housing market supports the development
of the site. The development of the Site promotes the success of the overall White Tank Foothills
development. Current market conditions require quality communities with a variety of product
types. The proposed site plan is conducive to these conditions and will provide buyers with
ÌðŒÐīĮÐăďĴĮðšÐĊÌŪďďīĨăĊďĨĴðďĊĮȣTīāÐĴÆďĊÌðĴðďĊĮìŒÐÆìĊæÐÌĮðĊÆÐĴìÐwðĴÐœĮ
zoned in 2003, and this amendment is necessary to implement a well-planned community that
contributes to the overall success of the region. It is unlikely that the proposed development
will have any negative impacts on the Site or surrounding area.
The Site continues to meet the intent of the County’s Comprehensive Plan as it did when it was
rezoned in 2003 and amended in 2014. The proposed amendment will not negatively impact
compliance with the Plan.
6. Conclusion
We believe that the White Tank Foothills Phase 3 project will be cohesive with the existing
features and lifestyles found at the White Tank Foothills community and meet or exceed the
expectations summarized in the White Tank and Grand Avenue Area Plan’s vision while meeting
current homebuyer needs.
HA E
ARCEL 3
HA E
ARCEL 3
HA E
ARCEL 3 3
HA E
ARCEL 3
HA E
ARCEL 3
HA E
ARCEL 3 6
HA E
ARCEL 3
HA E
ARCEL 3
HA E
ARCEL 3
LE EN
ARCEL 3 E
ARCEL 3 AT
ARCEL 3 E
ARCEL 3 AT
ARCEL 3 3 E
ARCEL 3 3 AT
ARCEL 3 E
ARCEL 3 AT
ARCEL 3 E
ARCEL 3 AT
ARCEL 3 6 E
ARCEL 3 6 AT
ARCEL 3 E
ARCEL 3 AT
ARCEL 3 E
ARCEL 3 AT
ARCEL 3 E
ARCEL 3 AT
E E
NORTHERN AVE
N HITE TAN MOUNTAIN BLV
N CITRU R
N TH LN
N 0TH AVE
N T AVE
N 0TH LN
N T R
N T R
N T R
N N R
N N LN
N N LN
N 3R R
N N LN
N 3R AVE
N 3R AVE
N 3R AVE
N 3R R
N 3R R
N N LN
N N R
N R LN
N TH AVE
N TH AVE
N R LN
N TH AVE
N TH LN
N TH LN
N 6TH AVE
N 6TH AVE
N 6TH LN
N 6TH LN
N 6TH LN
LOMA LN
LOMA LN
LOMA LN
LOMA LN
LOMA LN
LOMA LN
MAN ANITA R
MAN ANITA R
MAN ANITA R
MAN ANITA R
HARMONT R
HARMONT R
HARMONT R
HARMONT R
HARMONT R
RO AL ALM R
RO AL ALM R
LA ALRITA R
LA ALRITA R
EL CAMINITO R
EL CAMINITO R
EL CAMINITO R
LAURIE LN
LAURIE LN
LAURIE LN
ECHO LN
EVER REEN R
EVER REEN R
BUTLER AVE
EL ON LN
EL ON LN
HARMONT R
HARMONT R
EL CAMINITO R
EL CAMINITO R
LA ALRITA R
TEM ORAR ACCE ROA
HA E
HA E
HA E
HA E
HA E
HA E
r ect
eet N
N
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
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Mar c a C t Ar a
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feet
Page 36
White Tank Foothills: Project Narrative
Exhibit L: Park Proximity Plan
White Tank Foothills
White Tank Foothills
Project Narrative
Zoning Case Number Z2021050
RUPD Zone Change with Overlay
Submitted to:
Maricopa County
Planning and Development Department
301 West Jefferson Street
Phoenix, AZ 85003
3rd Submittal
September 23, 2021
Page 2
White Tank Foothills: Project Narrative
Project Team
Overall Site Data
Client:
Phil DeAngelis
Northern Citrus, LLP
6201 E. Quartz Mountain Rd.
Paradise Valley, AZ 85253
pdangelis@craltd.com
Planner/ Landscape Architect:
Andy Baron
310 East Rio Salado Parkway
Tempe, Arizona 85281
P: 480) 530-0077
andy.baron@ablastudio.com
Legal:
Ed Bull
1850 North Central Avenue,
Suite 1700
Phoenix, Arizona 85004
P: (602) 274-7611
ebull@bcattorneys.com
Rezone Site Data
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD, R1-10 RUPD
Existing Use:
Single-Family Residential and Undeveloped Land
Proposed Use:
No Change
Gross Area:
640.62 ac.
Maximum Proposed Dwelling Units: 1,746 Dwelling Units
Maximum Proposed Density:
2.73 D.U./ ac.
Approximate Open Space:
102.72 ac.
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-18 RUPD, and RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD, R1-10 RUPD
Existing Use:
Agricultural Land
Proposed Use:
Single Family Residential
Phase 3 Boundary:
245.18 ac.
Gross Area:
232.28 ac.
Net Area:
222.92 ac.
Maximum Proposed Dwelling Units: 770 Dwelling Units
Maximum Proposed Density:
3.14 D.U./ ac.
Approximate Open Space:
51.43 ac.
PROJECT
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
R
N CITRUS RD
N CITRUS RD
N COTTON LN
T
N COTTON LN
N COTTON LN
AZ STATE ROUTE 303
A
3
AZ STATE ROUTE 303
AZ STATE ROUTE 303
N PERRYVILLE ROAD
N PERRYVILLE ROAD
N PERRYVILLE ROAD
Page 3
White Tank Foothills: Project Narrative
1. Executive Summary
The White Tank Foothills master-planned community ("White Tank Foothills") is approximately 640 acres
located in Maricopa County ("the County"). This application from Citrus & Lower Buckeye, LLC ("CLB") is
requesting an amendment to the zoning of White Tank Foothills. The amendment focuses on existing
Phase 3 (Parcels 3.11, 3.12, 3.13, and 3.14). The amendment will rezone 232.28 gross acres (222.92 net
acres) from R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, and RU-43 PAD to R1-6
RUPD PAD, R1-7 RUPD PAD, and R1-10 RUPD PAD, to allow a single-family community located at the
northwest corner of Citrus Road and Northern Avenue in White Tank Foothills Phase 3. The rezoning
of Phase 3 will be exclusive of the City of Surprise lift station, EPCOR well site, or White Tank Foothills
HOA property ("the Site"). The Site is proposing 770 dwelling units (3.14 du/ac) within Phase 3, which will
increase the overall number of lots within White Tank Foothills to 1,746 with an overall density of 2.73
du/ac. The current entitlements are 1,381 lots for an overall density of 2.16 du/ac. The proposed zoning
districts will create additional housing options in the area and will transition densities between Phases
1 and 2 to the north and the adjacent properties south of the Northern Avenue. The requested RUPD/
PAD amendment will be accompanied by a DMP amendment application, which will be submitted and
processed concurrently.
Approval of this zoning request and amendment to the RUPD development standards will allow the Site to
continue to be developed as a high-quality residential community, which will be an attractive presence in
ĴìÐīÐĊÌÅÐĴĴÐīīÐŪÐÆĴÆķīīÐĊĴìďĉÐďœĊÐīĊÐÐÌĮĊÌĉīāÐĴÆďĊÌðĴðďĊĮœìðăÐĉðĴðæĴðĊæðĉĨÆĴĮďĊ
the existing homes south of the Site. Careful consideration has gone into planning White Tank Foothills.
ďĉĨăÐĴðďĊďåĴìðĮũĊăĨìĮÐœðăăÆīÐĴÐĮķĨÐīðďīÆďĉĉķĊðĴřĴìĴðĮĴĴīÆĴðŒÐăřÌÐĮðæĊÐÌȤăķĮìăř
ăĊÌĮÆĨÐÌœðĴìĊĴðŒÐĊÌÌÐĮÐīĴÌĨĴÐÌĨăĊĴðĊæȤĮðæĊðũÆĊĴĉďķĊĴĮďåďĨÐĊĮĨÆÐĊÌÆďĉĉďĊ
areas, and provides a new and diverse opportunity for home ownership in this area of the County.
White Tank Foothills Comparison Table
Phase
Gross Acreage
Total Units
Gross Density
Open Space
Approved
Previously Amended
Proposed
Approved
Previously Amended
Proposed
Approved
Proposed
1
250.58
674 D.U.
N/A
N/A
2.69 D.U./
AC.
N/A
N/A
19.50 AC.
N/A
2
144.86
311 D.U.
302 D.U.
N/A
2.15 D.U./AC.
2.08 D.U./
AC.
N/A
32.80 AC.
N/A
3
245.18
396 D.U.
387 D.U.
770 D.U.
1.62 D.U./AC.
1.58 D.U./
AC.
3.14 D.U./AC.
45.00 AC.
50.42 AC.
Total
640.62
1,381 D.U.
1,363
D.U.
1,746 D.U.
2.16 D.U./AC.
2.13 D.U./
AC.
2.73 D.U./
AC.
97.30 AC.
102.72 AC.
Page 4
White Tank Foothills: Project Narrative
2. Location Description
White Tank Foothills is located within Western
Maricopa County. The 232.28 gross acre Site
is a portion of the overall approximately 640-
acre White Tank Foothills PAD Overlay. The Site
is currently undeveloped land being used for
agricultural purposes. To the north and northeast
are Phases 1 and 2 of White Tank Foothills, which
have been completed or are currently under
construction.
White Tank Foothills is located approximately 2.4
miles west of Arizona State Route 303 and 6.2 miles
north of Interstate 10, both of which connect the
Site to the greater Phoenix metropolitan area. The
primary access to the Site is through the White
Tank Mountain Boulevard within Phases 1 and 2,
which connects to Seldon Lane and 183rd Avenue.
From there the roads connect to Olive Avenue and
Citrus Road. There are intentionally no access
points into the White Tank Foothills community
from Northern Avenue as was agreed to in the
original RUPD/PAD zoning case (Condition ‘g’ of
DMP200002).
PROJECT
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
R
N CITRUS RD
N CITRUS RD
N COTTON LN
T
N COTTON LN
N COTTON LN
AZ STATE ROUTE 303
A
3
AZ STATE ROUTE 303
AZ STATE ROUTE 303
N PERRYVILLE ROAD
N PERRYVILLE ROAD
N PERRYVILLE ROAD
Page 5
White Tank Foothills: Project Narrative
3. Site Analysis
3.1 Existing Land Uses and Zoning
The White Tank Foothills Development Master Plan (DMP200002) was approved by the Board of Supervisors
(BOS) on August 22, 2001. On July 2, 2003, the BOS approved a Major Amendment to the DMP for White
Tank Foothills (DMP2002006) and Rezoning (Z2000136). The 2003 RUPD and DMP amendment covered
approximately 640 acres and included approximately 482 acres of Small Lot Residential Use with a range
of zoning districts from R1-6 RUPD to R1-8 RUPD and lot sizes ranging from 6,000 square feet to 10,500
square feet; approximately 101 acres of Rural Residential Use with R1-18 RUPD zoning and lot sizes at
18,000 square feet; a 10-acre park; a 15-acre school site; 21.59 acres of Community Commercial (Parcel
1.1); and 8.45 acres of Neighborhood Commercial (Parcel 1.4). The total number of lots approved for White
Tank Foothills was 1,381 single-family residential units at a density of 2.16 du/acre.
In 2005, a second RUPD amendment was approved to address development standards (Z2000136). The
purpose of the amendment was to address the location of the front setback in relation to the minimum
required lot width for each non-standard lot. A third RUPD DMP amendment was approved in 2014 by
the BOS (Z2013078). The 2014 amendment changed the commercial zoning on Phase 1 Parcels 1.1 and
1.4 to residential zoning. Phase 1 Parcels 1.1 and 1.4 were rezoned from commercial to R1-6 which added
ĨĨīďŘðĉĴÐăřĊðĊÐĴřȸũŒÐȲDzǮȳǯȤǩǩǩĮĪķīÐåďďĴăďĴĮȣ}ìÐÌÌðĴðďĊďåĊðĊÐĴřȸũŒÐȲDzǮȳăďĴĮȤăďĊæœðĴì
ŒīðďķĮďĴìÐīĉðĊďīřðÐăÌĉďÌðũÆĴðďĊķĨÌĴÐĮĴďďĴìÐīĨīÆÐăĮȤÅīďķæìĴĴìÐďŒÐīăăìðĴÐ}Ċā9ďďĴìðăăĮ
residential yield to 1,363 units, an approximate density of 2.13 du/acre. Since the 2014 RUPD approval,
Phase 1 is mostly developed with the exception of Parcels 1.1 and 1.4, Phase 2 is in the process of being
developed, and Phase 3 remains undeveloped.
Page 6
White Tank Foothills: Project Narrative
3.2 Relationship to Surrounding Properties
To the north and east of White Tank Foothills Phase 3 are White Tank Foothills Phases 1 and 2 which
consist of existing single-family homes as well as homes still under construction that are zoned R1-6
RUPD PAD and R1-7 RUPD PAD. To the south and the southeast, across Northern Avenue, are single-
family homes zoned RU-43. West of the Site, across the Perryville Road Alignment, is Zanjero Trails which
is currently undeveloped and zoned R1-6 RUPD PAD and R1-8 RUPD PAD. The General Plan Land Use
ÆăĮĮðũÆĴðďĊĮȤĨĨīďŒÐÌ#TqOĊÌĮÐĮȤÐŘðĮĴðĊæšďĊðĊæĊÌķĮÐĮåďīĴìÐÌþÆÐĊĴĨīÆÐăĮȤīÐăðĮĴÐÌ
in the “Surrounding Land Use Table” below.
}ìÐwðĴÐœðăăÅÐĊÐũĴĴìÐÆďĉĉķĊðĴřÅřĨīďŒðÌðĊæĨīďÌķÆĴĴřĨÐĮĊÌďĨÐĊĮĨÆÐĉÐĊðĴðÐĮÅĮÐÌďĊ
current needs and homebuyer desire while meeting the White Tank and Grand Avenue Area Plan’s vision.
Table 1: Existing Conditions Summary
Surrounding Land Use Table
Direction
General Plan Land Use
Category
Approved DMP
Land Use Category
Existing Zoning
Existing Use
Site/Phase 3
Large Lot Residential
(1-2 D.U./AC.)
Small Lot Residential,
Rural
R1-6 RUPD PAD, R1-7 RUPD
PAD, R1-8 RUPD PAD, R1-18
RUPD PAD, RU-43 PAD
Undeveloped Land
North
Large Lot Residential
(1-2 D.U./AC.)
Small Lot Residential,
Rural
R1-6 RUPD PAD, R1-7 RUPD
PAD, R1-8 RUPD PAD, RU-43
PAD
Single-family homes
(Phases 1 and 2)
South, across
Northern
Avenue
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
East, across
Citrus Road
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
West, across
Perryville
Road
Alignment
Small Lot Residential
(2-5 D.U./AC.)
N/A
R1-6 RUPD PAD, R1-8 RUPD
PAD
Undeveloped Land
(Zanjero Trails)
Page 7
White Tank Foothills: Project Narrative
4. Plan Description
4.1 Proposed Zoning
This request proposes to modify the zoning and development standards for the Site. The request
proposes to rezone the Site from R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, and
RU-43 PAD to R1-6 RUPD PAD, R1-7 RUPD PAD, and R1-10 RUPD PAD. Modifying the zoning for Parcels
3.11 through 3.19 will create a wider variety of lot sizes and housing choices, as well as a better density
transition to adjacent sites. The Site will primarily consist of R1-6 RUPD PAD zoning with a small portion
of R1-7 RUPD PAD zoning at the southern end of the Site adjacent to White Tank Mountain Boulevard.
The proposed R1-10 RUPD PAD zoning will be adjacent to Northern Avenue and Citrus Road. The R1-10
RUPD PAD zoning will provide a buffer and density/intensity transition between the Site and the adjacent
existing large lot single-family residences.
As indicated in the following Proposed Land Use Plan Table, this application does not propose any
changes to the zoning districts for Phases 1 and 2 of White Tank Foothills. The only amendments to the
wðĴÐīÐåďīìðĴÐ}Ċā9ďďĴìðăăĮqìĮÐǬĴìÐĨīďĨďĮÐÌĉďÌðũÆĴðďĊĮĴďĴìÐtq#šďĊðĊæĊÌÌÐŒÐăďĨĉÐĊĴ
standards in order for the proposed site plan to improve density transitions within the local context.
The proposed changes are necessary to provide a wider variety of lot sizes and housing choices, including
5,175 square foot lots, 5,750 square foot lots, 6,600 square foot lots, 7,200 square foot lots, and 11,250
square foot lots. The changes proposed to the Site under this rezoning increases the number of lots in
Phase 3 from 387 to 770, a density of 3.14 du/ac. This proposal slightly increases the overall White Tank
Foothills lot count from 1,363 to 1,746 units, an overall density to 2.73 du/ac.
Page 8
White Tank Foothills: Project Narrative
Proposed Land Use Plan Table
PHASE
PARCEL
LAND USE CATEGORY
GROSS
ACREAGE
MAX.
UNITS
ALLOWED
TOTAL UNITS
PREVIOUSLY
APPROVED
TOTAL
UNITS
PROPOSED
GROSS
DENSITY
PROPOSED
ZONING
1
PARCEL
1.1
SMALL LOT RESIDENTIAL
21.58 AC.
108 D.U.
72 D.U.
N/A
3.34 D.U./
AC.
R1-6 RUPD
1
PARCEL
1.3
SMALL LOT RESIDENTIAL
31.03 AC.
155 D.U.
105 D.U.
N/A
3.38 D.U./
AC.
R1- 6 RUPD
1
PARCEL
1.4
SMALL LOT RESIDENTIAL
8.44 AC.
42 D.U.
23 D.U.
N/A
2.73 D.U./
AC.
R1-6 RUPD
1
PARCEL
1.5
SMALL LOT RESIDENTIAL
34.23 AC.
171 D.U.
80 D.U.
N/A
2.34 D.U./
AC.
R1-8 RUPD
1
PARCEL
1.6
SMALL LOT RESIDENTIAL
26.39 AC.
132 D.U.
85 D.U.
N/A
3.22 D.U./
AC.
R1-7 RUPD
1
PARCEL
1.7
SMALL LOT RESIDENTIAL
28.52 AC.
132 D.U.
95 D.U.
N/A
3.33 D.U./
AC.
R1-6 RUPD
1
PARCEL
1.8
PARK
9.96 AC.
N/A
RURAL 43
1
PARCEL
1.9
SMALL LOT RESIDENTIAL
45.28 AC.
226 D.U.
106 D.U.
N/A
2.34 D.U./
AC.
R1-7 RUPD
1
PARCEL
1.10
SMALL LOT RESIDENTIAL
45.15 AC.
224 D.U.
108 D.U.
N/A
2.39 D.U./
AC.
R1-8 RUPD
2
PARCEL
2.15
SCHOOL
15.01 AC.
N/A
R1-8 RUPD
2
PARCEL
2.16
SMALL LOT RESIDENTIAL
42.27 AC.
208 D.U.
80 D.U.
N/A
1.89 D.U./
AC.
R1-8 RUPD
2
PARCEL
2.17
SMALL LOT RESIDENTIAL
45.29 AC.
228 D.U.
104 D.U.
N/A
2.30 D.U./
AC.
R1-7 RUPD
2
PARCEL
2.18
SMALL LOT RESIDENTIAL
42.29 AC.
215 D.U.
118 D.U.
N/A
2.79 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.11
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
38.96 AC.
99 D.U.
81 D.U.
74 D.U.
1.90 D.U./
AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.12
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.60 AC.
85 D.U.
86 D.U.
66 D.U.
2.39 D.U./
AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.13
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
23.74 AC.
86 D.U.
105 D.U.
67 D.U.
2.82 D.U./
AC.
R1-7 RUPD/
R1-10 RUPD
3
PARCEL
3.14
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.08 AC.
135 D.U.
115 D.U.
106 D.U.
3.91 D.U./
AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.15
SMALL LOT RESIDENTIAL
25.46 AC.
126 D.U.
98 D.U.
3.85 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.16
SMALL LOT RESIDENTIAL
21.47 AC.
110 D.U.
86 D.U.
4.01 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.17
SMALL LOT RESIDENTIAL
29.06 AC.
118 D.U.
92 D.U.
3.17 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.18
SMALL LOT RESIDENTIAL
21.36 AC.
111 D.U.
87 D.U.
4.07 D.U./
AC.
R1-6 RUPD
3
PARCEL
3.19
SMALL LOT RESIDENTIAL
30.46 AC.
120 D.U.
94 D.U.
3.09 D.U./
AC.
R1-6 RUPD
TOTAL
640.63
AC.
2,831 D.U.
1,363 D.U.
1,746 D.U.
2.73 D.U./
AC.
EXISTING, REFER TO APPROVED LAND USE PLAN
NO PROPOSED CHANGES
Page 9
White Tank Foothills: Project Narrative
Phase 3 RUPD Comparison Development Standards Table
Development Standards
Approved
R1-6 RUPD
PAD
Proposed
R1-6 RUPD
PAD
Approved
R1-7 RUPD
PAD
Proposed
R1-7 RUPD
PAD
Base R1-10 Proposed R1-10
RUPD PAD
Maximum Height
30'
30'
30'
30'
30'
30'
Minimum Front Yard
10' (1)
10' (1)
10'
10' (1)
20'
10' (1)
Minimum Side Yard
5'
5'
5'
5'
7'
5'
Minimum Street Side
Yard
5' **
5' **
5'**
5' **
10'
5'**
Minimum Rear Yard
20'
15'
20'
15'
25'
20'
Minimum Lot Area (SF)
5,500
5,175
6,600
6,600
10,000
10,000
Minimum Width
50'
45'
60'
55'
80'
75
Average Lot Area per
Dwelling Unit (SF)
6,000
8,324
7,000
9,026
10,000
145,120
Maximum Lot Coverage
45%
60%
45%
60%
40%
50%
Distance Between
Buildings on Same Lot
10'
10'
15'
10'
N/A
10'
Parking Spaces per
Dwelling Unit
2
2
2
2
2
2
* Yards along each street side of corner lots shall have a width equal to not less than half the depth of the required front
yard.
** 5' setback adjacent to a VNAE and 10' wide landscape tract.
(1) The minimum front yard setback (or front yard) line for all "irregular" or non-rectangular shaped lots shall be estab-
lished at the distance between the front property line and a line parallel to the street chord at the point where said line
achieves the minimum lot width but in no case shall be less than minimum prescribed front yard line for each zoning
district.
4.3 Circulation
4.3.1 Vehicular Circulation
}ìÐwðĴÐåÐĴķīÐĮĮðĊæăÐȸåĉðăřÌÐĴÆìÐÌìďĉÐĮĴìĴœðăăķĴðăðšÐăďÆăÌīðŒÐĮȤũåĴřȸåďďĴȲǮǩɃȳăďÆăĮĴīÐÐĴĮȤ
and a sixty-foot (60’) collector street as its street network. Access to the overall White Tank Foothills
development is from the adjacent arterial street network from the following locations: one location
along Olive Avenue at 183rd Avenue and a second location along Citrus Road at Seldon Lane, both of
which are existing and intersect White Tank Mountain Boulevard. According to Condition ‘g’ of Z200002,
Northern Avenue will not include any vehicular access points to the White Tank Foothills development
per a previous agreement in the original PAD zoning case.
Page 10
White Tank Foothills: Project Narrative
4.3.2 Pedestrian Circulation
The pedestrian paths and trail system for the Site are designed to provide for non-motorized circulation
within the community. This will be achieved by using both sidewalks and concrete trails to create a
network of routes through the community. Paved sidewalks along roadways are the primary form of
pedestrian connectivity for the Site. Arterial streets including Northern Avenue, Citrus Road, and Perryville
Road Alignment will be accompanied by ten-foot (10') detached concrete sidewalks that will connect
ĴìÐwðĴÐĴďĮķīīďķĊÌðĊæĊÐðæìÅďīìďďÌĮȣăăīÐĮðÌÐĊĴðăĮĴīÐÐĴĮœðăăìŒÐũŒÐȸåďďĴȲǮɉȳĴĴÆìÐÌÆďĊÆīÐĴÐ
ĮðÌÐœăāĮďĊÅďĴìĮðÌÐĮďåĴìÐīďÌȣ}ìÐÆďăăÐÆĴďīīďÌȤìðĴÐ}ĊāTďķĊĴðĊ ďķăÐŒīÌȤœðăăìŒÐũŒÐȸ
foot (5') detached concrete sidewalks on both sides of the road. These sidewalks will connect to, and be
a continuation of, the existing detached sidewalks along the developed portion of White Tank Mountain
Boulevard in Phases 1 and 2. Further, an eight-foot (8') concrete trail along the north/northeast boundary
of the Site, will serve as a connection from the Site to the dedicated school site in Phase 2 and the 10-acre
White Tank Foothills Park in Phase 1. As described, the planned pedestrian circulation system facilitates
open space, sidewalk, and trail connections to amenities and destinations in all Phases of White Tank
Foothills. The increased pedestrian and bicycle activity will provide opportunities for social interaction
and a stronger sense of community within the overall White Tank Foothills development.
4.4 Development Schedule (Phasing)
It is anticipated that the project will be built in multiple phases due in part to market absorption. Sub-
phases may be considered to accommodate infrastructure construction and the construction of model
ìďĉÐÆďĉĨăÐŘÐĮȣAĴðĮĊĴðÆðĨĴÐÌĴìĴqìĮðĊæqăĊĮĨÐÆðũÆĴďĴìðĮOĊÌqăĊœðăăÅÐĨīďŒðÌÐÌÌķīðĊæ
the Preliminary Plat submittal process.
4.5 Open Space and Landscape
White Tank Foothills was approved to have a minimum of 97.30 acres of open space, 45 acres for Phase
3. This application proposes to provide an additional 5.42 acres of open space for Phase 3, increasing
the Phase 3 open space total to 51.43 acres (20.97%) and the overall White Tank Foothills open space to
102.72 acres (16.04%). These open spaces will be maintained by the community’s HOA.
The open space system will provide active and passive recreational areas, access to an off-site park,
ĮœÐăăĮĨīďŒðÌÐÌīðĊæÐĊÌīÐĴÐĊĴðďĊåďīĴìÐÆďĉĉķĊðĴřȣðĴìðĊĴìÐďĨÐĊĮĨÆÐĮřĮĴÐĉīÐũŒÐȲǮȳ
separate pocket parks accessible by a network of sidewalks making each park conveniently located for
residents to experience and explore. Landscape will provide shade for the walks, amenities, and buffer
adjacent residential lots.
In addition to Phase 3 open spaces, the Site is conveniently located within walking and biking distance
to Phase 1 and Phase 2 of White Tank Foothills, which have similar open spaces including a 10-acre
neighborhood park in Phase 1. Further, all originally approved RUPD and DMP residential open space
and landscape standards, requirements, and theming elements will be maintained and utilized for the
amended parcels within Phase 3.
Page 11
White Tank Foothills: Project Narrative
4.5.1 Pocket Parks
}ìÐũŒÐȲǮȳĨďÆāÐĴĨīāĮīÐĊÐĮĴăÐÌœðĴìðĊĴìÐĨīÆÐăĮĴìīďķæìďķĴĴìÐwðĴÐĊÌĨīðĉīðăřåīďĊĴďĊĴď
streets and/or are adjacent to lots. Sidewalk connections are provided through the open space system
and nearby attached or detached sidewalks. Installation of each pocket park will correspond with
adjacent parcel development.
The amenities provided within each of the pocket parks are programmed to complement the existing
character established within White Tank Foothills. Each park is anticipated to be built with the following
ĉÐĊðĴðÐĮȥĮìÌÐīĉÌĊÌœďďÌũÅÐīĴďĴăďĴœðĴìĮìÌÐÌĮÐĴðĊæĊÌďĴìÐīĮðĴÐåķīĊðĮìðĊæĮĴď
complement the intended use. An off-site pocket park located within Phase 3 will provide a pair of pickle
ÅăăÆďķīĴĮœðĴìĮìÌÐÌĮÐĴðĊæȤĊīÐÌÐÌðÆĴÐÌĴďĴķīåŒďăăÐřÅăăȤĊÌæīďķĨīĉÌĊÌœďďÌũÅÐī
tot lot. Further, each pocket park will be located within a quarter-mile radius of a park or open space
amenity area
}ìÐũĊăăďÆĴðďĊďåĴìÐĉÐĊðĴðÐĮðĊÆăķÌðĊæĴìÐĨĴìœřĮœðĴìðĊĴìÐwðĴÐīÐĮķÅþÐÆĴĴďÆìĊæÐÅĮÐÌ
ķĨďĊĉďīÐÌÐĴðăÐÌÐĊæðĊÐÐīðĊæĊÌĨăĊĊðĊæĮÆďĉĨăÐĴÐÌĴìīďķæìĴìÐĨīÐăðĉðĊīřĊÌũĊăĨăĴ
processes. Only minimal lighting is proposed for the pocket parks and/or amenities given the proximity
to the White Tank Mountains and general concerns regarding light pollution. Lighting within pocket parks
and/or amenities is recommended to meet Crime Prevention Through Environmental Design (CPTED)
general safety practices but, at a minimum, shall have shielded 3’ high bollard lighting where applicable.
4.5.2 Entry Features and Monumentation
The Parcel Entry Sign Wall is a direct interpretation of the Parcel Entry Sign Wall at the existing White Tank
Foothills community with the intent to be a seamless transition from the existing community to the Site.
Due to the location of the Site in relation to the existing White Tank Foothills community, no other entry
features, signage, or monumentation will be provided. Existing Primary Sign Walls are located at the
arterial streets, Citrus Road and Olive Avenue as the Site is only accessible from Citrus Road or Olive
Avenue.
4.6 Schools
}ìÐìðĴÐ}Ċā9ďďĴìðăăĮÆďĉĉķĊðĴřðĮœðĴìðĊĴìÐ#řĮīĴĊðũÐÌwÆìďďă#ðĮĴīðÆĴœðĴìĴìÐÆķīīÐĊĴĊÐīÐĮĴ
public schools:
x
Mountain View School (PreK to 8th Grade)
x
Shadow Ridge High School (9th to 12th Grade)
x
15-acre elementary school site has been dedicated to Dysart School District within Phase 2 of
the White Tank Foothills community. The dedicated school site has not been developed at the
time of this amendment.
Page 12
White Tank Foothills: Project Narrative
4.7 Existing Public Recreation Areas
To the northwest of the site lies the spectacular White Tank Mountain Regional Park, one of the largest
regional parks in all of Maricopa County at 29,572 acres that features rugged mountain terrain, gentle
foothills, open valley views, and a network of trails that lead to some of the most spectacular views in
the Phoenix metropolitan area. The regional park includes areas for camping, picnics, volleyball, an
extensive network of hiking and biking trails, and a seasonal waterfall is accessible via hike during the
rainy season. The park offers an array of recreational and educational events on a regular basis including
a starry night hike that visitors can enjoy unparalleled views of the city lights and the night sky.
4.8 Existing Libraries
The award-winning White Tank Library and Nature Center (that also is a trailhead for accessing the
White Tank Mountain Regional Park) is approximately four (4 miles) to the northwest from the Site. This
29,000 square foot library has a collection capacity of 35,000 books and has unparalleled panoramic
views of the White Tank Mountains.
4.9 Public Utilities and Services
The development of the Site of White Tank Foothills with its revised proposed density will not make any
ĮðæĊðũÆĊĴÆìĊæÐĮĴďĴìÐÐŘðĮĴðĊæķĴðăðĴřĮřĮĴÐĉĮÆďĊĮĴīķÆĴÐÌœðĴìĴìÐÐīăðÐīĨìĮÐĮďåĴìðĮÌÐŒÐăďĨĉÐĊĴȣ
The parcels will be joined to, and become an extension of, the existing developed utility systems while
ĉðĊĴðĊðĊæĴìÐðīĨĨīďŒÐÌÌÐĮðæĊĮĴĊÌīÌĮȤīÐĪķðīÐĉÐĊĴĮȤĊÌĮĨÐÆðũÆĴðďĊĮďåĴìďĮÐĮřĮĴÐĉĮȣ
Updated reports will be submitted with the Preliminary Plat.
4.9.1 Dry Utilities
•
}ìÐÌÐŒÐăďĨĉÐĊĴðĮĮÐīŒðÆÐÌåďīOœ'ĊåďīÆÐĉÐĊĴÅřĴìÐTīðÆďĨ ďķĊĴřwìÐīīðååɃĮZŬÆÐȲT wZȳȣ
•
Fire Protection is covered by the Rural Metro Fire Department.
•
Power is provided by Arizona Public Service (APS) which for the Site will have existing infrastructure
extended for utility mainline and services provided for each lot.
•
Natural Gas service is provided by Southwest Gas (SW Gas).
•
Cable and Telephone services are provided by Cox Communications and Century Link. The Site
will have existing infrastructure extended for utility mainline and services provided for each lot.
Page 13
White Tank Foothills: Project Narrative
4.9.2 Refuse
Solid Waste Services are provided by Waste Management or other independent solid waste service
company whose franchise application is approved by the Homeowner’s Association.
4.9.3 Water
The White Tank Foothills Master Planned community is serviced by the EPCOR Water Company. EPCOR
has existing infrastructure in the White Tank Foothills master-planned community and directly adjacent
to the Site. As part of previous infrastructure agreements, the neighboring Cortessa Master Planned
community and White Tank Foothills together set aside four (4) joint-use well and treatment sites for
the combined master-planned communities. The location of the four well sites is included as part of
the overall water infrastructure. Of the wells, two (2) fully developed wells are in Cortessa, one (1) is fully
developed in White Tank Foothills. The well site labeled as number (4) is a no-development (currently
undeveloped) obligation well site, though it has been dedicated to EPCOR for their development of a future
well site. For the waterline infrastructure, the Site will connect at four (4) locations to existing EPCOR
infrastructure: to the existing twelve-inch (12”) water line within White Tank Mountain Boulevard (which
is an existing waterline stub to the Phase 3 development from the northwest), the existing twelve-inch
(12”) line in Seldon Lane (via eight-inch (8”) water stub provided to Phase 3 of the development in 181st
Avenue), to the existing eighteen-inch (18”) line in Citrus Road (which will be a new waterline tap servicing
the Site), and a supplemental connection to an existing six-inch (6”) waterline in Northern Avenue at the
Perryville Road alignment intersection. This last connection will be a twelve-inch (12”) line that runs
from White Tank Mountain Boulevard to the Northern Avenue and Perryville Road intersection location.
Upgraded waterline in Northern Avenue will be provided by EPCOR. Water demand calculations for the
project will be based on system design criteria of the EPCOR design standards. The system is designed
to maintain normal operation pressures of forty (40) psi minimum, and one hundred (100) psi maximum.
ĊÌÐīũīÐŪďœÆďĊÌðĴðďĊĮȤĴìÐīÐœðăăÅÐīĴÐÌåďīǪȤǩǩǩȸæĨĉũīÐŪďœœðĴìďķĴĨīÐĮĮķīÐĮåăăðĊæÅÐăďœ
twenty (20) psi.
Flow Tests
Hydrant Flow Data has been obtained to use in modeling the project site.
Proposed Site Improvements
On-site, the project will be supported by looped systems of eight-inch (8”) waterlines (depth and material
ðĊÆÆďīÌĊÆÐœðĴì'q ZtĮĴĊÌīÌĮȳœìðÆìœðăăĮķĨĨăřĴìÐĨďĴÅăÐĊÌũīÐĮřĮĴÐĉÌÐĉĊÌĮďåĴìÐ
development. Each residential lot platted with the project will be serviced and metered for domestic
œĴÐīœðĴìŪďœĊÌĨīÐĮĮķīÐÆīðĴÐīðœðĴìðĊĴìÐĨĨīďŒÅăÐīĊæÐĮďåĴìÐŪďœĊÌĨīÐĮĮķīÐĮďåĴìÐ
overall system.
Statement of Compliance with Master Plan
The Site is applying for a lot increase in the master plan to 770 total residential lots. Based on the available
existing infrastructure for the water system, the design of water sizing and routing (looping), and the
ũÐăÌȸÅĮÐÌĴÐĮĴĮȤĴìÐÌÌðĴðďĊďåĴìÐĨīďĨďĮÐÌăďĴĮīÐĉðĊĮðĊÆďĉĨăðĊÆÐœðĴìĴìÐÌÐĮðæĊĊÌåķĊÆĴðďĊ
of the water system master plan.
Page 14
White Tank Foothills: Project Narrative
4.9.4 Sewer
ZååĮðĴÐÌīðĊæÐðĮĉĊæÐÌðĊĴīÆĴåďīďååĮðĴÐŪďœĮīīðŒðĊæåīďĉĴìÐœÐĮĴðĊÆìĊĊÐăĊÐīĴìÐ
qÐīīřŒðăăÐwÐÆĴðďĊăðæĊĉÐĊĴȣ}ìðĮŪďœðĮǮǭǯÆåĮȣ}ìÐŪďœðĮÆīīðÐÌðĊĴìðĮÆìĊĊÐăĴďUďīĴìÐīĊŒÐĊķÐ
œìÐīÐīÐðĮĮÐĴĮðÌÐðĊĨīďĨďĮÐÌÌÐÌðÆĴÐÌĴīÆĴĴìĴœðăăĴīĊĮĉðĴĴìðĮŪďœðĊÆìĊĊÐăăďĊæĴìÐ
ĊďīĴìĮðÌÐďåUďīĴìÐīĊŒÐĊķÐķĊĴðăīÐÆìðĊæ ðĴīķĮȣZĴìÐīŪďœīīðŒÐĮĴďðĉĨÆĴĴìÐĮðĴÐďĊðĴĮĊďīĴì
ÐÌæÐÆďĉðĊæåīďĉĴìÐĊďīĴìœÐĮĴȣ}ìðĮŪďœðĮÆīīðÐÌðĊĊÐŘðĮĴðĊæÆìĊĊÐăÅÐĴœÐÐĊĴìÐqìĮÐǪĊÌ
Phase 3 parts of the master-planned community which will be designed to continue with the Phase 3.
}ìðĮďååĮðĴÐŪďœīĴÐðĮǫǫǪÆåĮȣAĊqìĮÐǬĴìÐÆìĊĊÐăœðăăÅÐÆďĊĴðĊķÐÌķĊĴðăðĴīÐÆìÐĮ ðĴīķĮȣĴ ðĴīķĮȤ
ĴìÐÆìĊĊÐăœðăăĴķīĊĴďœīÌĴìÐĮďķĴìķĊĴðăīÐÆìðĊæUďīĴìÐīĊŒÐĊķÐȣĴĴìðĮăďÆĴðďĊÅďĴìďååĮðĴÐŪďœĮ
(546 cfs and 221 cfs) meet at an offsite drainage detention basin at the northwest corner of Northern and
ðĴīķĮœìÐīÐĴìÐŪďœœðăăÌðĮÆìīæÐĴďĊÐŘðĮĴðĊæÆķăŒÐīĴÆīďĮĮðĊæ ðĴīķĮĊÌĊÐŘðĮĴðĊæÆìĊĊÐăÐĮĴďå
ĴìÐĨīďþÐÆĴĮðĴÐȤĴďÆīīřŪďœðĊðĴĮìðĮĴďīðÆåķĊÆĴðďĊȣ}ìÐ#īðĊæÐtÐĨďīĴåďīìðĴÐ}Ċā9ďďĴìðăăĮqìĮÐ
ǬÆÆÐĨĴĮĴìÐĉĮĴÐīȸĨăĊĊÐÌìřÌīďăďæřĊÌœðăăÆďĊũīĉìřÌīķăðÆÆĨÆðĴřœðĴììřÌīķăðÆĉďÌÐăĮďåĴìÐ
drainage corridors/channels. All drainage design is in accordance with the accepted Master Drainage
Report for White Tank Foothills Phase 2 and Phase 3.
Within the White Tank Foothills Master-planned community is Phase 3, which is the only remaining
phase of the overall community left to be platted. As already mentioned, the existing sewer collection
system for all of the Cortessa and White Tank Foothills developments is already installed. With Phases 1
and 2 of White Tank Foothills, infrastructure sewer collection systems were installed in the main access
road of the development, White Tank Mountain Boulevard. The existing collection line for Phase 3 starts
upstream in White Tank Mountain Boulevard with pipes in the collector street ranging from 8” to 12”
diameter. The downstream 12” diameter line discharges to the existing Lift Station at the southeast
corner of the Phase 3 part of the development.
The Existing Lift Station was designed and installed with the neighboring Cortessa development to the
ĊďīĴìďåìðĴÐ}Ċā9ďďĴìðăăĮȣìÐĊÆďĊĮðÌÐīðĊæĮÐœÐīŪďœĮȤĴìÐ ďīĴÐĮĮŪďœĮĊÌĴìÐìðĴÐ}Ċā
9ďďĴìðăăĮŪďœĮÌďĊďĴÆďĉÅðĊÐķĊĴðăĉÐÐĴðĊæĴĴìÐăðåĴĮĴĴðďĊȣ}ìÐ ďīĴÐĮĮďååĮðĴÐĮÐœÐīðĮÌÐĮðæĊÐÌ
with gravity lines in Olive and Citrus until arriving at the Lift Station. Beyond (downstream of) the existing
Lift Station are a 12” Force Main and the gravity transmission line that goes to the wastewater treatment
åÆðăðĴřȣUďæīŒðĴřĮřĮĴÐĉĮåīďĉ ďīĴÐĮĮðĊŪķÐĊÆÐĴìÐæīŒðĴřĮřĮĴÐĉĮďåìðĴÐ}Ċā9ďďĴìðăăĮȣ
Page 15
White Tank Foothills: Project Narrative
Sewer Demands
As described, sewer demands in total to the gravity system are generated by the Cortessa development
and the overall White Tank Foothills (Phases 1 – 3) development. An original master sewer study by DEA
for the overall system analysis for the collection system and lift station was prepared in 2004. A summary
of sewer demands is located in the table below, Table 1.
Table 1 – Sewer Demands (Original Master Study Criteria/Previous Master
Plan)
Development
Unit
Count
Unit De-
mand Rate
(gpd)
Average Daily
Flow (gpd)
Peaking
Factor
Peak Flow
(gpd)
Peak
Flow
(gpm)
Cortessa
1,732
320
554,240
1.96
1,086,310
754
White Tank Foothills
Phase 1
674
320
215,680
2.17
468,026
325
White Tank Foothills
Phase 2
302
320
96,640
2.38
230,003
160
White Tank Foothills
Phase 3
387
320
123,840
2.30
284,832
198
*Commercial
Demands
-----
-----
61,710
2.50
154,275
107
School Demands
-----
-----
67,200
2.50
168,000
117
TOTALS =
1,119,310
1.83
2,048,337
1,424
Note: Lot Counts Based on approved 2014 White Tank Farms Amendment (1,363 Allowable Total Lots in White
Tank Foothills)
}ďĴăĮīÐŪÐÆĴOðåĴwĴĴðďĊ#ÐĮðæĊȣ}Z}OwīÐÅĮÐÌďĊĴìÐĮķĉĉĴðďĊďåŒÐīæÐ#ðăř9ăďœĊÌĴìÐqÐā9ăďœ
Based on the Overall Peaking Factor.
*Commercial acreage was changed in part to residential acreage as a part of the 2014 Amendment
Originally, White Tank Foothills Phase 3 was allowed for 387 residential units (as referenced in Table 1, above).
With Maricopa County, re-zoning and preliminary plat are being processed under which conditions, White Tank
Foothills Phase 3 is applying for 770 residential lots. With new City of Surprise sewer demand rates updated since
the development of Cortessa and White Tank Foothills Phases 2 and 3, Table 2 below shows the sewer demands
of the additional proposed lots under the re-zoning, and as an update to the White Tank Foothills master plan.
Page 16
White Tank Foothills: Project Narrative
Table 2 – Sewer Demands (New Lot Count White Tank Foothills Phase 3)
Development
Unit
Count
Unit Demand
Rate (gpd)
Average Daily
Flow (gpd)
Peaking
Factor
Peak Flow
(gpd)
Peak Flow
(gpm)
Cortessa
1,732
210*
363,720
1.97
716,528
498
White Tank Foothills
Phase 1
674
210*
141,540
2.18
308,557
214
White Tank Foothills
Phase 2
302
210*
64,050
2.38
152,439
106
White Tank Foothills
Phase 3
770
210*
162,330
2.15
349,010
242
Commercial
Demands
ɊɊȸ
ɊɊȸ
61,710
2.50
154,275
107
School Demands
ɊɊȸ
ɊɊȸ
67,200
2.50
168,000
117
TOTALS =
860,550
1.84
1,583,412
1,100
*Demand Rate Update City of Surprise
TOTALS are based on the summation of Average Daily Flow and the Peak Flow Based on the Overall
Peaking Factor.
>ŝŌ^ƚĂƟŽŶ
}ìÐĨīďĨďĮÐÌðĊÆīÐĮÐÌÌÐĊĮðĴřĴďìðĴÐ}Ċā9ďďĴìðăăĮqìĮÐǬȲĴďǰǰǩăďĴĮȳĊÌðĴĮðĊŪķÐĊÆÐďĊĴìÐăðåĴ
station peak discharge is shown in the table above. After development of the 770 lots in Phase 3 and with
demand rates update, the total peak discharge to the existing lift station is approximately 1,100 gpm (Table
2). Separate study concluded the existing lift station can manage a cycle with a capacity of approximately
1,470 gpm. Under the scenario of the additional lots in Phase 3 and the current City of Surprise unit rates
ďåœĮĴÐœĴÐīÌÐĉĊÌȤĴìÐÐŘðĮĴðĊæăðåĴĮĴĴðďĊĊÌĨķĉĨĮÆĊĉĊæÐĴìÐĊĴðÆðĨĴÐÌĨÐāŪďœȣ
Proposed Site Improvements
The existing twelve-inch (12”) sewer line to the lift station from the White Tank Foothills development
ȲqìĮÐĮǪȸǬȳìĮĴìÐÆĨÆðĴřåďīÆďăăÐÆĴðďĊďåĴìÐæÐĊÐīĴÐÌœĮĴÐœĴÐīŪďœĮȣ
Additional density in White Tank Foothills Phase 3 (to 770 lots) does not have a negative impact
in the capacity of the area sewer collection system (on-site gravity lines, existing lift station,
existing force main, or gravity transmission line to the wastewater treatment facility).
Page 17
White Tank Foothills: Project Narrative
4.9.7 Police and Fire
qÐīĴìÐĨīÐŒðďķĮăřĮķÅĉðĴĴÐÌĨăĊĮȤĴìÐĊÐīÐĮĴĮķÅĮĴĴðďĊĮÆÆďīÌðĊæĴďTīðÆďĨ ďķĊĴřwìÐīðååɃĮZŬÆÐ
are located at the northeast corner of Van Buren Street and Dysart Road as well as the corner of Dysart
tďÌĊÌ ÐăătďÌȣÆÆďīÌðĊæĴďĴìÐtķīăTÐĴīď ďīĨďīĴðďĊĴìÐĊÐīÐĮĴũīÐĮĴĴðďĊĮīÐăďÆĴÐÌĴĴìÐ
ĊďīĴìÐĮĴÆďīĊÐīďåOðĴÆìũÐăÌtďÌĊÌAĊÌðĊwÆìďďătďÌĊÌĴĴìÐÆďīĊÐīďåqÐďīðĊÌǪǬǯĴìŒÐĊķÐȣ
5. Conclusion
We believe that the Site will be cohesive with the existing features and lifestyles found at the White Tank
Foothills community and meet or exceed the expectations summarized in the White Tank and Grand
Avenue Area Plan’s vision while meeting current homebuyer needs.
Tony Regis, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-8790
www.maricopa.gov/planning
email address:
Tony.Regis@maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
May 19, 2021
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Tony Regis, P.E., Plans Examiner Engineer, Planning & Development
Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2021050 – White Tank Foothills Phase 3; Zone Change (to R1-6, R1-
7, and R1-10 RUPD)
(E1 Memo)
Job Site Address: 18304 W Northern Ave, Waddell, AZ 85355
APN(s): 502-09-012P, R, and S; 503-09-014D & F; 502-09-890, 502-54-015, 502-
54-016, 502-54-017, 502-54-021, and 502-54-022
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the Zone Change application routed for review on May 3, 2021, and
has no objections provided that the following condition is made part of any approval:
1. Engineering review of re-zone cases is conceptual in nature. 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.
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
Water and Waste Management Division
DATE:
TO :
FROM:
SUBJECT:
May 7, 2021
Martin Martell, Planning & Development Dept.
Planner
Souren Naradikian, P.E.
Senior Civil Engineer
White Tank Foothills. '03Z2021050
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 application from Citrus & Lower Buckeye, LLC
("CLB") is requesting an amendment to the zoning of White Tank Foothills. The
amendment focuses on existing Phase 3 Parcels 3.11, 3.12, 3.13, and 3.14. The
amendment will rezone 232.28 gross acres (222.92 net acres) from R1-6 RUPD PAD,
R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, and RU-43 PAD to R1-6 RUPD
PAD, R1-7 RUPD PAD, and R1-10 RUPD PAD, to allow a single-family community
located at the northwest corner of Citrus Road and Northern Avenue in White Tank
Foothills Phase 3. Water will be provided by EPCOR, ATC must be obtained prior to
final plat approval. Sewer will be provided by City of Surprise, ATC must be obtained
prior to final plat approval.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department on May 7, 2021 and the project may 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.
Hello Martin,
I hope you are the right contact to discuss the development of White Tank Foothills Phase 3 in
Waddell.
I see that there is a zoning hearing on the property NW of Citrus and Northern to rezone to R1-
6RUPD, R1-7, and R1-10 RUPD. I understand there have also been recent changes that include
an entrance to the development from Citrus.
My concern, and that of my neighbors, is the added volume of traffic this will bring to Citrus.
Our homes, which are accessed from Citrus Rd, are directly affected by these changes and I
wanted to know what our recourse was for making recommendations.
We are not against the development of the property, but rezoning to the new parcel size adds
443 homes to this community whose occupants will be passing by our homes at 40+ MPH daily.
With this increased density, it is estimated that in excess of 1000 additional vehicles will be
traveling in front of our homes.
In speaking with my neighbors, we would like to recommend against this density change.
Please let me know if there are additional actions, such as a petition, that need to be drafted up
in order to ensure our voices are heard.
Thank you for your consideration!
Kyle Burbank
623-980-4038
Good morning,
I am currently residing at lot #5 and definitely do not want an exit/entrance off N. Citrus Rd causing
more traffic and congestion! Citrus Rd is already a race track with vehicles traveling over 100
mph. Hopefully an exit/entrance can be developed off Northern Ave and/or Perryville Rd.
Thank you,
Tom Chin
Lot #5
July 17, 2021
Martin Martell, Planner
Maricopa County Planning & Development Department
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
Dear Mr. Martell:
This letter is a follow up to the informational meeting that was held at
Mountain View High School on June 23, 2021. At that time, Brennan Ray, an
attorney from the Law Offices of Bruch & Cracchiolo, introduced preliminary
proposed changes to the zoning, development, and construction of White Tank
Foothills Phase III.
Homeowners in attendance were informed that the developer requested to
change the zoning land use to R1-6RUPD, R1-7 RUPD and R1-10 RUPD
residential lots. This proposal would increase the White Tank Foothills Phase
III subdivision from 335 lots to 773 single family detached residential lots with
a higher overall density of homes per acre from that which was originally
approved. The presentation also clearly pointed out the only access road to
and from the Phase III development would be a semi-circular road (White
Tank Mtn. Blvd.) connecting with 181st Ave on the east side and connecting
with 183rd Ave on the west side in the vicinity of Seldon Park.
The meeting was conducted with a combination of 'in person' attendance and
virtual attendance from existing residents of Phase I and Phase II of the White
Tank Foothills communities. Questions and comments were solicited relating
to the design changes that the developer is proposing for Phase III of the
White Tank Foothills subdivision. The stated purpose of the meeting was to
allow existing homeowners in Phases I and II of the White Tank Community
to voice concerns regarding these initial proposed changes. It should be
pointed out, that only a small percentage of existing property owners were
aware of the meeting. Notice of the meeting was limited to property owners
who lived within 300 feet of the outside boundaries of the Phase III
development.
All property owners in the White Tank Foothills Development
will be affected by these changes and should have been notified.
At this time those property owners aware of the proposed zoning changes are
reaching out to formally document our concerns. We feel it is imperative that
we put you on notice of some serious safety and property value issues that
will result if the proposed zoning and construction plans for Phase III of the
White Tank Foothills community are implemented. We outline these issues as
follows:
Premise:
The planned limited access to and egress from the new White Tank Foothills
Phase III development is not adequate to provide safe and reasonable traffic
flow. The proposed plan calls for increasing the home density from 330 homes
(from a previous proposal) to 773 homes. That would potentially add 1,500+
vehicles using existing roads. The current proposed plan shows only one road,
White Tank Mtn Blvd, providing access into and out of the Phase III
community. This road is proposed to connect solely to Seldon Lane (via 181st)
and to 183rd. Seldon Lane, 181st and 183rd are already heavily traveled. This
plan will not only cause congestion for Phase III; it will also negatively affect
access and egress from the other homes in Phases I and II.
Access to and
use of Seldon Park (the only park of significant size for all communities) will
also be affected.
Basis for Concerns:
Because there is no approach on to or off of the 303 from Olive, all traffic from
the White Tank communities and a significant number from the Cortessa
community use 183rd/Seldon to access Citrus and then Northern. Northern is
the closest road that directly provides an on and off ramp to the 303.
Commuters taking I-10 East, or Northern Parkway East, all utilize this traffic
route. All traffic headed North to access the Prasada and Bell Road shopping
areas also must utilize Seldon to exit our community. It is unreasonable to
expect this one heavily used access road to sufficiently carry the proposed
increase in traffic.
Adding to this congestion are School Bus pick up and drop off locations. Each
morning and afternoon up to 5 busses stop traffic on Seldon to load and unload
children. Seldon Lane is the only School Bus pickup/drop off point for the
whole community. Parents wait in cars, in the middle turn lanes and along the
side of the road to ensure the safety of their children and to provide rides
home. Adding more traffic to this area will cause larger backups, longer
delays, and a true safety concern for children and parents.
Currently the homes in the Silver Sky section of WTFoothills Phase I (Homes
between 181st, and Citrus) have only one egress point.
That point is the
exit from Las Palmaritas on to 181st. If 181st becomes the default main
access to and egress from Phase III, this intersection will be extremely
congested and a significant safety hazard. Should there be an emergency in
the community such as a gas leak, fast spreading fire, or an active shooter,
homeowners in this division will have no alternative routes of escape. All
other WTFoothills communities have 2 to 4 exits.
Another concern is the impact on foot traffic and cyclists. Bicyclists, joggers,
walkers, dog walkers and children at play all access sidewalks, walking paths,
bike paths and existing park areas. All roads must include bike lanes.
Individuals walk through the community daily and need to cross Seldon Lane
to access parks, walking paths and other recreational areas. Crossing Seldon
Lane poses a particular problem. Because of the sharp turn it is impossible to
see a car coming around the corner as you step off the curb. Cars travel in
excess of the speed limit often requiring a sprint across the street to avoid
being hit. These crossings are an even greater hazard for people with
disabilities, physical limitations, and for children. Painted crosswalks at Las
Palmaritas, and Townley Ave have been requested of the HOA several times
with no response. With additional traffic and poor access to main routes out
of this community, cars will be driving even faster. Pedestrian crosswalks must
be included across Seldon Lane.
Desired Solution:
One desirable solution would be to reduce the number of homes planned for
Phase III to the previously approved plan.
A second and perhaps more
reasonable solution would be to add one or two additional access points that
do not solely rely on Seldon Lane no matter the number of homes proposed.
It is imperative that this new development be designed with alternative roads
in and out of the community. Additional roads providing direct access to
Citrus, to Northern and even to Perryville are completely feasible. A water
shed area designed for the North side of Northern was stated as the reason
for not making an access road directly onto Northern. A large culvert over
that area is all that is needed to take traffic flow directly on to Northern and
to the 303. We understand there are plans for a future widening of Northern
allowing it to accommodate increased traffic more efficiently.
In fact, this
construction has already commenced to the East of Citrus Road. Another
desirable solution to traffic congestion would be to take White Tank Mountain
Blvd directly out to Citrus rather than looping it back into 181st.
Seldon exits
on to Citrus, why can’t White Tank Mountain Blvd also Exit on to Citrus? This
would alleviate the need to build a bridge or road over the already existing
large water catchment area separating this community.
With the potential of an additional 1,500+ vehicles utilizing the White Tank
Foothills communities, traffic control mechanisms must be employed. Control
lights at main intersections and monitored reduced speed areas should all be
considered. Pedestrian crosswalks must be included across Seldon Lane.
A Planning and Zoning vehicle was recently observed driving through our
community. We are hopeful that you are taking our concerns seriously and
are taking the time to visualize for yourselves how we may be impacted.
It
must be noted however this is not the best time to be making those
judgments. One, school is not in session at this time of the year, and you will
not observe bussing safety issues. Two, it is in the middle of Summer and
our hottest weather periods. Many of our residents leave during these months
for summer homes, or extended vacations. Therefore, traffic assessments at
this time will not give you a true picture of our traffic during the remaining
nine months of the year.
Thank you for your professional consideration of the issues that we and many
others here in White Tank Foothills are raising. We have a very desirable
community with people frequently seeking to purchase homes in this area.
The next phase must be done correctly or the desirability and value of all our
properties, even the new ones will be detrimentally affected.
Do Not cut
corners! Do it right and all affected parties will benefit.
We welcome further open discussion and suggestions for resolving the
concerns we have raised. We look forward to hearing from you soon.
Respectfully,
Frank Scaglione
8338 N 180th Drive
Waddell, AZ 85355
____________________________________
fdssdf68@yahoo.com
Nancy R Rosenberg
18020 W El Caminito Drive
Waddell, AZ 85355
_____________________________________
nancyrrosen@yahoo.com
Steven G Rosenberg,
18020 W El Caminito Drive
Waddell, AZ 85355
_____________________________________
sgr@pacbell.net
The following parties have also received this letter.
Brennan Ray, Attorney at Law
Agent for Citrus & Northern
Law Offices of Burch & Cracchiolo.PA
1850 N Central Ave. Suite 1700
Phoenix, AZ 85004
bray@bcattorneys.com
Tom Bilsten
Bilsten Consulting
77 W Chicago St Suite 1
Chandler, 85286, AZ
tom.bilsten@gmail.com
Citrus & Northern LLC
2901 N. Central Ave # 200
Phoenix, AZ 85012
Lilli Foster, Community Manager
AAM, LLC
1600 W. Broadway Rd. Ste 200
Tempe, AZ 85282-1112
lfoster@associatedasset.com
White Tank Foothills Board of Directors
c/o Lilli Foster, Community Manager
July 17, 2021
Martin Martell, Planner
Maricopa County Planning & Development Department
301 W. Jefferson Street, Suite 170
Phoenix, AZ 85003
Dear Mr. Martell:
This letter is a follow up to the informational meeting that was held at
Mountain View High School on June 23, 2021. At that time, Brennan Ray, an
attorney from the Law Offices of Bruch & Cracchiolo, introduced preliminary
proposed changes to the zoning, development, and construction of White Tank
Foothills Phase III.
Homeowners in attendance were informed that the developer requested to
change the zoning land use to R1-6RUPD, R1-7 RUPD and R1-10 RUPD
residential lots. This proposal would increase the White Tank Foothills Phase
III subdivision from 335 lots to 773 single family detached residential lots with
a higher overall density of homes per acre from that which was originally
approved. The presentation also clearly pointed out the only access road to
and from the Phase III development would be a semi-circular road (White
Tank Mtn. Blvd.) connecting with 181st Ave on the east side and connecting
with 183rd Ave on the west side in the vicinity of Seldon Park.
The meeting was conducted with a combination of 'in person' attendance and
virtual attendance from existing residents of Phase I and Phase II of the White
Tank Foothills communities. Questions and comments were solicited relating
to the design changes that the developer is proposing for Phase III of the
White Tank Foothills subdivision. The stated purpose of the meeting was to
allow existing homeowners in Phases I and II of the White Tank Community
to voice concerns regarding these initial proposed changes. It should be
pointed out, that only a small percentage of existing property owners were
aware of the meeting. Notice of the meeting was limited to property owners
who lived within 300 feet of the outside boundaries of the Phase III
development. All property owners in the White Tank Foothills Development
will be affected by these changes and should have been notified.
At this time those property owners aware of the proposed zoning changes are
reaching out to formally document our concerns. We feel it is imperative that
we put you on notice of some serious safety and property value issues that
will result if the proposed zoning and construction plans for Phase III of the
White Tank Foothills community are implemented. We outline these issues as
follows:
Premise:
The planned limited access to and egress from the new White Tank Foothills
Phase III development is not adequate to provide safe and reasonable traffic
flow. The proposed plan calls for increasing the home density from 330 homes
(from a previous proposal) to 773 homes. That would potentially add 1,500+
vehicles using existing roads. The current proposed plan shows only one road,
White Tank Mtn Blvd, providing access into and out of the Phase III
community. This road is proposed to connect solely to Seldon Lane (via 181st)
and to 183rd. Seldon Lane, 181st and 183rd are already heavily traveled. This
plan will not only cause congestion for Phase III; it will also negatively affect
access and egress from the other homes in Phases I and II. Access to and
use of Seldon Park (the only park of significant size for all communities) will
also be affected.
Basis for Concerns:
Because there is no approach on to or off of the 303 from Olive, all traffic from
the White Tank communities and a significant number from the Cortessa
community use 183rd/Seldon to access Citrus and then Northern. Northern is
the closest road that directly provides an on and off ramp to the 303.
Commuters taking I-10 East, or Northern Parkway East, all utilize this traffic
route. All traffic headed North to access the Prasada and Bell Road shopping
areas also must utilize Seldon to exit our community. It is unreasonable to
expect this one heavily used access road to sufficiently carry the proposed
increase in traffic.
Adding to this congestion are School Bus pick up and drop off locations. Each
morning and afternoon up to 5 busses stop traffic on Seldon to load and unload
children. Seldon Lane is the only School Bus pickup/drop off point for the
whole community. Parents wait in cars, in the middle turn lanes and along the
side of the road to ensure the safety of their children and to provide rides
home. Adding more traffic to this area will cause larger backups, longer
delays, and a true safety concern for children and parents.
Currently the homes in the Silver Sky section of WTFoothills Phase I (Homes
between 181st, and Citrus) have only one egress point. That point is the
exit from Las Palmaritas on to 181st. If 181st becomes the default main
access to and egress from Phase III, this intersection will be extremely
congested and a significant safety hazard. Should there be an emergency in
the community such as a gas leak, fast spreading fire, or an active shooter,
homeowners in this division will have no alternative routes of escape. All
other WTFoothills communities have 2 to 4 exits.
Another concern is the impact on foot traffic and cyclists. Bicyclists, joggers,
walkers, dog walkers and children at play all access sidewalks, walking paths,
bike paths and existing park areas. All roads must include bike lanes.
Individuals walk through the community daily and need to cross Seldon Lane
to access parks, walking paths and other recreational areas. Crossing Seldon
Lane poses a particular problem. Because of the sharp turn it is impossible to
see a car coming around the corner as you step off the curb. Cars travel in
excess of the speed limit often requiring a sprint across the street to avoid
being hit. These crossings are an even greater hazard for people with
disabilities, physical limitations, and for children. Painted crosswalks at Las
Palmaritas, and Townley Ave have been requested of the HOA several times
with no response. With additional traffic and poor access to main routes out
of this community, cars will be driving even faster. Pedestrian crosswalks must
be included across Seldon Lane.
Desired Solution:
One desirable solution would be to reduce the number of homes planned for
Phase III to the previously approved plan. A second and perhaps more
reasonable solution would be to add one or two additional access points that
do not solely rely on Seldon Lane no matter the number of homes proposed.
It is imperative that this new development be designed with alternative roads
in and out of the community. Additional roads providing direct access to
Citrus, to Northern and even to Perryville are completely feasible. A water
shed area designed for the North side of Northern was stated as the reason
for not making an access road directly onto Northern. A large culvert over
that area is all that is needed to take traffic flow directly on to Northern and
to the 303. We understand there are plans for a future widening of Northern
allowing it to accommodate increased traffic more efficiently. In fact, this
construction has already commenced to the East of Citrus Road. Another
desirable solution to traffic congestion would be to take White Tank Mountain
Blvd directly out to Citrus rather than looping it back into 181st. Seldon exits
on to Citrus, why can’t White Tank Mountain Blvd also Exit on to Citrus? This
would alleviate the need to build a bridge or road over the already existing
large water catchment area separating this community.
With the potential of an additional 1,500+ vehicles utilizing the White Tank
Foothills communities, traffic control mechanisms must be employed. Control
lights at main intersections and monitored reduced speed areas should all be
considered. Pedestrian crosswalks must be included across Seldon Lane.
A Planning and Zoning vehicle was recently observed driving through our
community. We are hopeful that you are taking our concerns seriously and
are taking the time to visualize for yourselves how we may be impacted. It
must be noted however this is not the best time to be making those
judgments. One, school is not in session at this time of the year, and you will
not observe bussing safety issues. Two, it is in the middle of Summer and
our hottest weather periods. Many of our residents leave during these months
for summer homes, or extended vacations. Therefore, traffic assessments at
this time will not give you a true picture of our traffic during the remaining
nine months of the year.
Thank you for your professional consideration of the issues that we and many
others here in White Tank Foothills are raising. We have a very desirable
community with people frequently seeking to purchase homes in this area.
The next phase must be done correctly or the desirability and value of all our
properties, even the new ones will be detrimentally affected. Do Not cut
corners! Do it right and all affected parties will benefit.
We welcome further open discussion and suggestions for resolving the
concerns we have raised. We look forward to hearing from you soon.
Respectfully,
Frank Scaglione
8338 N 180th Drive
Waddell, AZ 85355
____________________________________
fdssdf68@yahoo.com
Nancy R Rosenberg
18020 W El Caminito Drive
Waddell, AZ 85355
_____________________________________
nancyrrosen@yahoo.com
Steven G Rosenberg,
18020 W El Caminito Drive
Waddell, AZ 85355
_____________________________________
sgr@pacbell.net
The following parties have also received this letter.
Brennan Ray, Attorney at Law
Agent for Citrus & Northern
Law Offices of Burch & Cracchiolo.PA
1850 N Central Ave. Suite 1700
Phoenix, AZ 85004
bray@bcattorneys.com
Tom Bilsten
Bilsten Consulting
77 W Chicago St Suite 1
Chandler, 85286, AZ
tom.bilsten@gmail.com
Citrus & Northern LLC
2901 N. Central Ave # 200
Phoenix, AZ 85012
Lilli Foster, Community Manager
AAM, LLC
1600 W. Broadway Rd. Ste 200
Tempe, AZ 85282-1112
lfoster@associatedasset.com
White Tank Foothills Board of Directors
c/o Lilli Foster, Community Manager
Mr. Martell:
We are reaching out today because of our concerns regarding the zoning and entrances for the
expansion project in the White Tank Foothills. We live on Citrus Road. Currently we experience
significant traffic issues because of the number of residents who leave White Tank Foothills in an
attempt to get on the 303. Because there is no entrance on Olive (which is the closest 4 lane main road)
the residents leave Seldon and speed down Citrus to get to Northern. The number of drivers makes it
challenging for us to be able to cross the street to go for walks, in addition to the noise of them flooring
their accelerators to get up to 50-60 mph as they leave the stop sign at Seldon and Citrus. This is the
current situation.
When you add the 600 additional homes, traffic will increase exponentially, because so many people will
still be trying to get to the 10 via the 303. The exit through 181st street would only work if you created
on/off ramps at Olive and the 303. Citrus Road is a residential street, not a 4 lane throughway. By
putting an exit for the development on Citrus you will be significantly negatively changing our quality of
life and the amount of traffic will cause traffic jams. Northern Ave seems to be your only choice for an
exit to that area, but again work needs to be done to be able to handle that kind of traffic because the
road is only a two way with stop signs at the four way with Citrus. That runs into issues though because
our development, Crystal Springs Estates, has water runoff ditches there between the houses and the
road.
In conclusion, to reduce the number vehicles on Citrus Road in our front yards we would propose that
you either use the 181st street as the exit and open an on/off ramp on Olive to the 303 or that the exit
filter out through Perryville Rd or Northern Ave, but significant changes will need to occur to make
traffic flow well on those streets as well. We object to having an exit on Citrus and to having the exit on
181st without filtering traffic to Olive instead of Northern.
If you have further questions, please feel free to email us.
Thank you,
Brent and Bethany Stevenson
Crystal Springs Estates Resident on Citrus Road
Weboat2gether@gmail.com
Mr. Martell and Mr. Ray:
I am writing to you concerning the White Tank Foothills Phase II on behalf of my family, some neighbors
and myself.
I understand there will now be an entrance to that community from Citrus Road. We were told when we
bought our home the entrance would be from Perryville Road.
We would like to share our opposition against adding the entrance from Citrus Road. Our concern is that
the added amount of traffic
this will bring to Citrus Road. Our property, which is accessed directly from Citrus Road will be subject to
an increase in the amount
of traffic, noise and more congestion. It is difficult, at times now, to get our of our driveways due to the
amount of traffic.
Currently, because of the access to the 303 (Northern and Olive do not have ramps for ingress and
egress in both directions) and
existing White Tank Foothills residents, Citrus has a large volume of traffic passing by our homes at 40
plus MPH, especially morning
and late afternoons. This makes it difficult to access our properties and makes Citrus unsafe for the
children to play in the front yards,
individuals to cross the street or walk along Citrus. I believe Citrus should be a residential street and not
a throughway.
We are not against the developing of the property, but rezoning to the new parcel size adds 443 homes to
the community from the original 350. With this increased density, it is estimated that in excess of 1,000
additional vehicles be traveling in front of our homes.
Please move this entrance to Northern and/or Perryville Road. I know there is a drainage easement off
Northern, but I believe amendments can be made to build a suitable crossing as one already exists on
Citrus, 177th and 178th.
Thank you for your time and please let me know if I can provide additional information.
Respectfully,
Cathy Short
602-319-1786
Crystal Springs Estates
Bucky10813@aol.com
Subject: OPPOSITION to DMP2021001 & Z2021050 – White Tank Foothills Ph. 3
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770 homes. This
is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on
Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan
when we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-
density small lots, smaller homes, two story homes and more traffic along with all the
related safety issues and concerns…all can be prevented by DENYING this REZONE to allow
higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Anthony Belmonte
18241 W El Caminito Dr
Waddell,AZ 85355
708-567-2473
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Alfred DeLeon Sr. and Leslie Gee DeLeon
18221 west El Caminito Drive
Waddell, AZ 85355
623-234-8902
Regarding DMP2021001 & Z2021050 – White Tank Foothills Ph. 3
My family is strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770 homes. This is
inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern to the
75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and other
amenities. We are not a high-density community like Marley Park or Verrado with small lots and community
club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when we built
our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density small lots,
smaller homes, two story homes and more traffic along with all the related safety issues and concerns…all can be
prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners, and the
Board of Supervisors. We will be attending the public hearing and we appreciate your consideration to deny this
Rezoning Request.
Sincerely,
Allison Payne, homeowner
18419 W Northern Ave
Waddell, AZ 85355
623-518-7606
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
xThis density is much too high for our neighborhood and was not part
of the neighborhood plan when we built our homes. We have all
attempted to maintain the beautiful, rural nature of our community. This
high density development is WRONG!
x Please understand the REZONE will ruin the character of our
community by allowing high-density small lots, smaller homes, two
story homes and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow
higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Sherry L. Ramm
17943 W. El Caminito Drive
Waddell, AZ 85355
623-243-9330
Martin Martell
Planning and Zoning
Maricopa County
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes
to 770 homes. This is inconsistent with the currently 2013 approved zoning for WTF
Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+)
lots on Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching
Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard
space, pools, and other amenities. We are not a high-density community like Marley
Park or Verrado with small lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the
neighborhood plan when we built our homes.
x Please understand the REZONE will ruin the character of our community by
allowing high-density small lots, smaller homes, two story homes and more traffic along
with all the related safety issues and concerns…all can be prevented by DENYING this
REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and
Zoning Commissioners, and the Board of Supervisors. We will be attending the public
hearing and we appreciate your consideration to deny this Rezone.
Sincerely,
Steve and Nancy Rosenberg
18020 W El Caminito Dr
Waddell, AZ 85355
(510) 459-5957
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes
to 770 homes. This is inconsistent with the currently 2013 approved zoning for
WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+)
lots on Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching
Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard
space, pools, and other amenities. We are not a high-density community like
Marley Park or Verrado with small lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the
neighborhood plan when we built our homes.
x Please understand the REZONE will ruin the character of our community by
allowing high-density small lots, smaller homes, two story homes and more traffic
along with all the related safety issues and concerns…all can be prevented by
DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning
Commissioners, and the Board of Supervisors. We will be attending the public hearing and we
appreciate your consideration to deny this Rezone.
Sincerely,
Mary Ross
18247 W. El Caminito Dr.
Waddell, AZ 85355
360-708-1194
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
· The proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
· Approving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on
Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
· White Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
· This density is much too high for our neighborhood and was not part of the neighborhood plan
when we built our homes.
· Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Annette Runowiecki
8236 N. 180th Drive
WADDELL, AZ 85355
623 536-4781
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Mitch and Jodi Boling
18253 W. El Caminito Dr.
Waddell, AZ 85355
623-293-1394- Jodi
623-293-1393- Mitch
Subject: OPPOSITION to DMP2021001 & Z2021050 – White Tank Foothills Ph. 3
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Duane Tuhy
18015 W Royal Palm Road
Waddell, AZ 85355
602-909-5358
Subject: OPPOSITION to DMP2021001 & Z2021050 – White Tank Foothills Ph. 3
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Jacqueline Tuhy
18015 W Royal Palm Road
Waddell, AZ 85355
602-290-8314
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the pre-approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on the
south of Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan
when we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-
density small lots, smaller homes, two story homes and more traffic along with all the related
safety issues and concerns…all can be prevented by DENYING this REZONE to allow higher
density with 770 homes.
x I also have a concern that I believe needs to be addressed. When the White Tank Foothills
subdivision was originally planned out and approved about 20 years ago I would think that the utility
infrastructure was designed and built to accommodate the original number of housing units shown in
the plans that were approved by the then members of the county Planning and Zoning Commission.
My concern is with the additional 383 housing units proposed in the Zoning change request. Is the
existing sewer system capable of handling the waste generated by doubling the number of housing units
in Phase 3. Should an engineering study be completed before approval to ensure that our original design
of the waste system is capable of handling the doubling of units in Phase 3.
This is an item that would be nice to know ahead of time to ensure our waste system is not
overburdened, and not just bypassed by the developer. The county health department should also be
included in any housing expansions that could lead to our waste system here being over taxed.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Gary and Ruth Martin
8224 N 180th Dr.
Waddell, AZ 85355
Cell phone # 810-569-9884
Maricopa County Parcel ID 502-10-145
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Melanie Alvarado
18682 W. Mescal St.
Surprise, AZ 85388
480-261-1112
Sent from my iPhone
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Dave and Tina Bakke
8230 N. 180th Dr.
Waddell, AZ 85355
Cell # 602-908-4017
Maricopa County Parcel ID 502-10-146
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Steve and Suzan Burger
18018 W Royal Palm Rd
Waddell AZ 85355
623-374-4595
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
x
The proposed Rezone will almost double the current approved density from 390 to 770 homes.
This is inconsistent with the current approved zoning for WTF Phase 3. Approving this Rezone
will disrupt the transition of density from the larger lots along Northern Ave. to the 75-foot wide
R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north. Based on Maricopa County's
current zoning requirements, the proposed rezoning of Phase 3 doesn't seem to match the
attributes for lot sizes listed on the website. How is this possible?
x
White Tank Foothills is unique with mid-size spacious lots offering room for private yard space,
pools, and other amenities. We are not and have never been a high-density community similar to
other local communities. While these other communities do indeed have smaller homes and lots,
each community was built to include parks, sports and community amenities. Why would you
ever consider building a ridiculous number of homes on small lots (therefore no personal space
for outside activities in one's own yard) and not include a host of amenities for people to be
outside to enjoy their community, such as a community center, public pools, walking paths, dog
parks, sports fields, etc.?
x
As stated, this density would prove much too high for our neighborhood. It was not a
consideration when we built our homes. As you are well aware, many of us payed a premium to
be in this neighborhood and we were promised many positive things. We purchased our homes
before the fall in home prices in 2008, so we are well aware that there are outside influences
which will affect the value of homes that we can't control and that's bad enough. As you know,
neighborhood comps play a huge role in home values and they will assuredly take another fall if
substandard homes and lots are permitted. Understand this Rezone will ruin the character of our
community by allowing high-density small lots, smaller homes, two story homes and more traffic
along 181st Ave. with all the related safety issues and concerns. I'll be damned if I take the hit
again just because of this zoning request .. all of this can be prevented by DENYING this
REZONE to allow higher density with 770 homes.
x
We also noticed that the current plot plan has the wash included in phase 3 whereas the rezone
request has moved the phase 3 line to the opposite side of the wash, thereby absolving any
potential builder from improving the wash. The rezone plot plan states that it belongs to the
White Tank Foothills HOA. The HOA can't even keep up with normal maintenance (IE: tree
roots are still out of the ground two months after they were blown down). How will they ever
manage to clean up the wash and maintain it?
x
We also understand that any potential school is a question for Dysart Unified School District. Our
concern is that this will be yet another area in the White Tank Foothills community that will go
unmaintained. This is not acceptable. Who is responsible for maintaining this area? Once the
community is built out and builders disappear, what will become of both the wash and the
dedicated school plot?These areas should be taken into consideration during Phase 3.
Sincerely,
Bruce and Cindi Cole
18019 W. Griswold Rd.
Waddell, AZ 85355
Subject: OPPOSITION to DMP2021001 & Z2021050 – White Tank Foothills Ph. 3
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
In addition to the size of the lots in the new portion of the development, the developer failed to
adequately answer many questions at the community outreach events.
1. It was stated at the meeting that the school had been contacted and they said there was room
for future residents. We were never told who was contacted, at which school and whether the new
residents would be going to local schools in Waddell or bussed to other schools in the Dysart
District. Worse still would be if the existing homeowners children were forced out of the local
schools.
2. We raised concerns with the need for increased fire and police services. They stated that
would be the responsibility of Maricopa County to address these issues. Is there a plan? What is
that plan? We deserve this information.
3. Traffic was dismissed as a non-factor based on the use of a 2001 traffic study. This hardly
seems like a relevant piece of data. Many additional houses have been added in the last 20
years. If each of these additional increases are taken as solo pieces of data not holistically, we
are missing the big picture. While at the same time the developer falls back on a written
statement by the Board of Supervisors in 2001 not allowing an entrance off of Northern Rd. If the
Board chooses to expand the density levels they should certainly reconsider the entrance on
Northern into the new community.
Please address all of these concerns so that we can support the new residents in the same way as
we were welcomed.
Please share our opposition with your team, including County Staff, Planning and Zoning
Commissioners, and the Board of Supervisors. We will be attending the public hearing and we
appreciate your consideration to deny this Rezone.
Sincerely,
Michael Brown
18013 W El Camnito Dr
Waddell, AZ 85355
850-240-0719
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Thomas & Donna Curtin
17926 W.Griswold Rd.
Waddell,Az. 85355
623 -328-7295
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
· The proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
· Approving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on
Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
· White Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
· This density is much too high for our neighborhood and was not part of the neighborhood plan
when we built our homes.
· Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Lorenzo Esquivel
17940 W Royal Palm Rd
Waddell, AZ 85355
623.399.2820
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
·The proposed Rezone will almost double the approved density from 390 homes to 770 homes. This is
inconsistent with the current 2013 approved zoning for WTF Phase 3.
·Approving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern to
the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
·White Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and other
amenities. We are not a high-density community like Marley Park or Verrado with small lots and
community club-style amenities.
·This density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
· Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two-story homes, and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Shawntese Fuzfa
17943 W. Royal Palm Rd. Waddell 85355
623-262-0122
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Steve Nelson
8420 N. 183rd Drive, Waddell, AZ 85355
(602) 316-4580
Subject: OPPOSITION to DMP2021001 & Z2021050 – White Tank Foothills Ph. 3
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
x The proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
x Approving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
x White Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
x This density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x
Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Jeffrey L Miller & Carol A Puccinelli
18233 W El Caminito Dr
Waddell, AZ 85355
425-426-4593
Maricopa County,
I am strongly opposed to this Rezoning Request for the following reasons:
x
The proposed Rezone will almost double the approved density from 390 homes to
770 homes. This is inconsistent with the currently 2013 approved zoning for WTF
Phase 3.
x
Approving this Rezone will disrupt the transition of density from the larger (1-
acre+) lots on Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots
approaching Seldon to the north
x
White Tank Foothills is unique with mid-size lots offering room for private yard
space, pools, and other amenities. We are not a high-density community like
Marley Park or Verrado with small lots and community club-style amenities.
x
This density is much too high for our neighborhood and was not part of the
neighborhood plan when we built our homes.
x
Please understand the REZONE will ruin the character of our community by allowing
high-density small lots, smaller homes, two story homes and more traffic along with all
the related safety issues and concerns…all can be prevented by DENYING this
REZONE to allow higher density with 770 homes.
I purposefully chose the unincorporated area of Waddell in the West Valley l when
relocating to AZ from Colorado. The many reasons for choosing this area (single story
homes, moderate density lots, reasonable traffic saturation, no schools within 2 miles) will
be erased if the rezoning request of WTF Phase 3 to higher density is approved. Traffic
issues will grow exponentially without access to WTF Phase 3 from Northern Avenue (Olive
Ave West of Citrus was improved to allow Southern entrances to the Sterling Grove
subdivision). The lack of dedicated police and fire services are currently overwhelmed or
non-existent adding an additional 390 homes certainly make this situation worse! The
school-aged children currently in WTF Phase 1 & 2 have to cross a busy, and getting busier
even without Phase 3 considered, Seldon Ave to meet the school bus. Parents line up in the
center median lane of 181st Ave to drop off and wait for pick up after school for their
children. There are no crosswalks or crossing guards to reduce the risk to the children
crossing Seldon from the South. I can't imagine the anguish for a parent and the
reputational damage to Maricopa County that a single vehicle/child being struck accident
would bring.
The current plan to restrict access to WTF Phase 3 from only Citrus and 181st Ave while
not using Northern Ave or Perryville is RIDICULOUS! Traffic studies accomplished 20
years ago that have recently been appended with the impact of 390 additional homes is
folly and unrealistic. Amazon, UPS, FedEX, Uber, Lyft, Uber Eats, Veyo, etc., did not exist
when the 2001 study was accomplished. None of the planned expansion has been properly
vetted to ensure the infrastructure in place or planned for the next 5 years supports
increasing the number of homes planned in Phase 3.
I vehemently oppose the rezoning request of DMP2021001 & Z2021050 – White Tank
Foothills Ph. 3!
Respectfully,
Mark Rambis
8350 N. 180th Dr
Waddell, AZ 85355
623.440.7721
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on
Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the
north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools,
and other amenities. We are not a high-density community like Marley Park or
Verrado with small lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood
plan when we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning
Commissioners, and the Board of Supervisors. We will be attending the public hearing and we
appreciate your consideration to deny this Rezone.
Sincerely,
Bobbi Ramirez
18041 W. Northern Ave. Waddell Az. 85355
(602)571-5375
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Bruce Ramm
17943 W. El Caminito Dr.
Waddell, AZ 85355
623-243-9330
We are strongly opposed to this Rezoning Request for the following reasons:
· The proposed Rezone will almost double the approved density
from 390 homes to 770 homes. This is inconsistent with the currently
2013 approved zoning for WTF Phase 3.
· Approving this Rezone will disrupt the transition of density
from the larger (1-acre+) lots on Northern to the 75-foot wide R1-8
and 65-foot wide R1-7 lots approaching Seldon to the north.
· White Tank Foothills is unique with mid-size lots offering
room for private yard space, pools, and other amenities. We are not a
high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
· This density is much too high for our neighborhood and was
not part of the neighborhood plan when we built our homes.
· Please understand the REZONE will ruin the character of our
community by allowing high-density small lots, smaller homes, two
story homes and more traffic along with all the related safety
issues and concerns…all can be prevented by DENYING this REZONE to
allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Roger Dzogola
18145 W. Las Palmaritas Dr.
Waddell AZ. 85355
636-448-8100
Subject: OPPOSITION to DMP2021001 & Z2021050 – White Tank Foothills Ph. 3
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
x The proposed Rezone will almost double the approved density from 390 homes to over 770
homes. This is inconsistent with the currently approved 2013, White Tank Foothills Phase 3.
x Approving this Rezone will disrupt the transition of density from the planned 175-foot wide (1-acre+)
lots adjacent to Northern Avenue to the 80 & 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching
Seldon Lane to the north.
x White Tank Foothills is unique with mid-size lots offering room for ramadas, pergolas, pools, and
other amenities. We are not a high-density community like various developments in the city of
Surprise, Avondale, and El Mirage. Waddell is historically known for open space, horse property
and country living. Though the White Tank Foothills is different from portions of Waddell south of
Northern Avenue, we value the midsize lots and open space of the White Tank Foothills and
Waddell, which sets our community apart from the aforementioned municipalities.
x This density is too high for our neighborhood and was not part of the master plan when we built our
home in 2008. In 2008 we were informed by Pulte Homes that the master plan consisted of only single
story homes between Seldon Lane and Northern Avenue, preserving the views of the White Tank
Mountains. I'm concerned that the Rezone will have no restrictions on two story homes and our views of
the White Tank Mountains will be lost.
x
Please understand the Rezoning will ruin the character of our community by allowing high-density
small lots, smaller homes, smaller driveways, more street parking, which is an HOA violation, the
possibility of two story homes, which will block our views of the White Tank Mountains and more traffic
along with all the related safety issues and concerns.
x
This proposed density level, if approved, will increase the total lot count in the White Tank Foothills to
approximately 32 more lots than the Cortessa subdivision immediately north of the White Tank Foothills.
I believe statistics will show Cortessa has a higher crime rate than White Tank Foothills, I'm confident it's
because Cortessa is currently higher density than White Tank Foothills. I'm concerned that if the rezone is
approved our crime rate will increase to levels similar to Cortessa and other parts of high density levels of
various municipalities.
x
I want to note that White Foothills was already rezoned in 2017, allowing for 95 more lots than
previously approved in 2013, we do not want another rezoning to add even more lots than what was
approved in 2017.
x
The attendance level at the nearby grade school is already at capacity and the district has already
had talks about forcing our kids to attend a school 5 miles away. If the rezoning is approved, I'm confident
that the grade school will certainly exceed capacity and our kids will be forced to attend a different school,
miles away from our neighborhood.
All can be prevented by DENYING this REZONE to allow more than the 390 previously approved homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Joe and Jennifer Whelan
18013 W. Griswold
Waddell, AZ 85355
623-332-9624
Subject: OPPOSITION to DMP2021001 & Z2021050 – White Tank Foothills Ph. 3
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Ryan Whitney
17935 West Griswold Road; Waddell, AZ 85355
602-481-0738
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small lots
and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Frank and Maria Scaglione
8338 N. 180th Drive
Waddell, AZ 85355
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770
homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Ted Soja
18401 W Northern
Waddell, AZ 85355
6023637565
To Maricopa County Planning & Zoning Commission,
Having lived in the White Tank Foothills community now 7 years, we are strongly opposed to this
Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved plan from 390 homes to 770 homes. This
is inconsistent with the currently 2013 approved zoning for White Tank Foothills Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern
to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities, especially with many families transitioning to Work From Home due to the ongoing
Covid-19 pandemic. The White Tank Foothills was never planned as a high-density community,
such as Marley Park or Verrado with smaller lots and community club-style amenities, nor do we
want this to change.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues and
concerns…all can be prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
All My Best,
Ken Zordani
O:+1 623.322.7183
M:+1 623.680.2827
E: ken.zordani@avyre.com
18021 W. Royal Palm Rd.
Waddell, AZ
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770 homes. This
is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on
Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan
when we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-
density small lots, smaller homes, two story homes and more traffic along with all the
related safety issues and concerns…all can be prevented by DENYING this REZONE to allow
higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Jed Groat
13532 N. 147th Drive
602-350-0914
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770 homes. This is
inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern to the
75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and other
amenities. We are not a high-density community like Marley Park or Verrado with small lots and
community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan when we built
our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety issues
and concerns…all can be prevented by DENYING this REZONE to allow higher density with 770
homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners, and the
Board of Supervisors. We will be attending the public hearing and we appreciate your consideration to deny this
Rezone.
Sincerely,
V. Hari Areti
Barbara J. LeBel
18225 W El Caminito Dr.
Waddell AZ 85355
757-255-8601
We are sending this email in the hopes of your future consideration on the rezoning request in our neighborhood
in the White Tank Foothills subdivision in Waddell, AZ.
We are STRONGLY against this change and the rezoning plan for numerous reasons.
I moved my wife and 3 children to this area in Waddell specifically to be further out from the Surprise City area
where we had all lived since 1997 due to it's ever increasing small housing, packed into a small area with homes
right up next to each other.
The two neighborhoods in which we previously lived eventually turned into homes being sold and then numerous
renters moving into them which quickly deteriorated our quality of life in our neighborhood including our home
values. This also quickly led to an increase in crime and completely changed the dynamic of our "Small town feel"
to the point where we began to no longer even feel safe at times. I work as a long time Sworn Law Enforcement
Officer in our community and I could not be happier with the current area in Waddell and the community in which
we reside. I truly feel that approving this rezoning and allowing the number of planned homes for our community,
during phase 3 to double from its' already approved original plan would drastically change this area to the point of
no return. I know first hand what can quickly happen to the crime rates in a specified area due to some of these
listed concerns.
We moved to this area and this subdivision specifically to be further out away from the normal "cookie cutter"
type high density homes already provided in most city communities. The original plans for this community was
certainly a huge factor in our decision to be here, on larger lots without those high density issues.
Your vote in allowing this to happen in our community would only eventually force us and others in our similar
situation to move even farther out away from the city areas. We are very happy in our home and with this
community and its' quiet lifestyle. We do not plan to move and our hope is that in you all making the right decision
on this matter, it will prevent that from happening. The original 390 homes for this area is sufficient and will not
completely alter the dynamic of our neighborhood!
The proposed rezone will almost double the approved density from 390 homes to 770 homes. This is inconsistent
with the currently 2013 approved zoning for WTF Phase 3. Approving this rezone will disrupt the transition of
density from the larger (1-acre+) lots on Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching
Seldon to the north. White Tank Foothills is unique with mid-size lots offering room for private yard space, pools,
and other amenities. We are not a high-density community like Marley Park or Verrado with small lots and
community club-style amenities and this density is much too high for our neighborhood and was not part of the
neighborhood plan when we built our homes. Please understand the rezone will ruin the character of our
community by allowing high-density small lots, smaller homes, two story homes and more traffic along with all the
related safety issues and concerns…this all can be easily prevented by DENYING this REZONE to allow higher
density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners, and the
Board of Supervisors. We plan to attend the public hearing and we appreciate your consideration to deny this
rezone request. My wife and I have spoken to numerous neighbors, and long time friends in our immediate area
that all fall within the specified 300 feet of this planned change, and not one of them does not feel similar to us
and they feel very strongly opposed to this proposed change as well.
Thank you in advance for your consideration.
Sincerely,
Dennis and Brandy Ogorchock
18165 W. Las Palmaritas Drive
Waddell, AZ. 85355
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
x
The proposed Rezone will almost double the approved density from 390 homes to
770 homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase
3.
x
Approving this Rezone will disrupt the transition of density from the larger (1-acre+) lots
on Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to
the north.
x
White Tank Foothills is unique with mid-size lots offering room for private yard space,
pools, and other amenities. We are not a high-density community like Marley Park
or Verrado with small lots and community club-style amenities.
x
This density is much too high for our neighborhood and was not part of the
neighborhood plan when we built our homes.
x
Please understand the REZONE will ruin the character of our community by allowing
high-density small lots, smaller homes, two story homes and more traffic along with all
the related safety issues and concerns…all can be prevented by DENYING this
REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning
Commissioners, and the Board of Supervisors. We will be attending the public hearing and we
appreciate your consideration to deny this Rezone.
Sincerely,
Dr. and Mrs. Jason Ward
17929 W. Echo Lane
Waddell, AZ 85355
(623)606-8178 / (623)986-9992
Jason Ward, Ed.D.
IB Coordinator
Teacher Foreign Lang
Willow Canyon High School
p: 623-523-8000 x4080
a: 17901 W Lundberg St, Surprise, AZ 85388
w: dysart.org/wchs • Teacher Website
e: jward@dysart.org
Maricopa County,
I own the property at 17931 W Royal Palm Road in Waddell and I am opposed to this Rezoning Request
for the following reasons:
White Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and other
amenities. We are not a high-density community like Marley Park or Verrado with small lots and
community club-style amenities.
Approving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on Northern to
the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
This density is much too high for our neighborhood and was not part of the neighborhood plan when
we built our homes.
In the Developers latest plan change they are also attempting to add a road to the South and parallel to
Royal Palm where an open green belt was planned and not a Road.
The REZONE will ruin the character of our community by allowing high-density small lots, smaller
homes, two story homes and more traffic along with all the related safety issues and concerns…all can be
prevented by DENYING this REZONE to allow higher density with 770 homes.
Please share my opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Jeffrey Sears
17931 W Royal Palm Rd., Waddell
602-309-5855
Mr. Martin Martell,
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
x
The proposed Rezone will almost double the approved density from 390 homes to 770 homes.
This is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
x
Approving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on
Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
x
White Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with
small lots and community club-style amenities.
x
This density is much too high for our neighborhood and was not part of the neighborhood plan
when we built our homes.
x
Please understand the REZONE will ruin the character of our community by allowing high-density
small lots, smaller homes, two story homes and more traffic along with all the related safety
issues and concerns…all can be prevented by DENYING this REZONE to allow higher density
with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning Commissioners,
and the Board of Supervisors. We will be attending the public hearing and we appreciate your
consideration to deny this Rezone.
Sincerely,
Richard and Susan Willson
18009 W. Royal Palm Road
Waddell, AZ 85355
Planning and Development Department
DATE:
October 28, 2021
TO:
Planning and Zoning Commission
FROM:
Martin Martell, Planner
SUBJECT:
11/4/21 – Planning and Zoning Commission – Virtual handout
DMP2021001 & Z2021050 – White Tank Foothills Phase 3
Agenda Items: 8 and 9
Since the publishing of the staff report for the above listed cases, staff received a petition
in opposition with 206 signatures from area residents. The petition references the loss of
rural character of the area, increased traffic, concerns with access, and allowance for
high density in and around the community.
Attachment:
Petition of opposition (19 pages)
Planning and Development Department
DATE:
November 3, 2021
TO:
Planning and Zoning Commission
FROM:
Martin Martell, Planner
SUBJECT:
11/4/21 – Planning and Zoning Commission – Virtual Handout
DMP2021001 / Z2021050 – White Tank Foothills Phase 3
Agenda Items: 8 and 9
Since the publishing of the staff report for the above listed cases, staff received one letter
and one phone call from residents opposed to these requests. The letter and phone call
reference the loss of rural character of the area, increased traffic, concerns with access,
and allowance for high density in and around the community.
Attachment:
Letter of opposition (1 page)
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
xThe proposed Rezone will almost double the approved density from 390 homes to 770 homes. This
is inconsistent with the currently 2013 approved zoning for WTF Phase 3.
xApproving this Rezone will disrupt the transition of density from the larger (1-acre+) lots on
Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon to the north.
xWhite Tank Foothills is unique with mid-size lots offering room for private yard space, pools, and
other amenities. We are not a high-density community like Marley Park or Verrado with small
lots and community club-style amenities.
xThis density is much too high for our neighborhood and was not part of the neighborhood plan
when we built our homes.
x Please understand the REZONE will ruin the character of our community by allowing high-
density small lots, smaller homes, two story homes and more traffic along with all the
related safety issues and concerns…all can be prevented by DENYING this REZONE to allow
higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning
Commissioners, and the Board of Supervisors. We will be attending the public hearing and we
appreciate your consideration to deny this Rezone.
Sincerely,
Jennifer Mayor
17944 W El Caminito Dr
Waddell AZ 85355
630-853-9641
DMP2021-001 White Tank Foothills Phase III and Z2021050 – White Tank Foothills Phase III
INCREASE IN THE NUMBER OF BUILDING SITES
The proposed construction does not align with the community that is presently adjacent to the proposed
construction in any direction. Presently homes in Noble Ridge are nearly a quarter of an acre or over a quarter of
an acre. Properties south and east of the proposed development are larger or large parcel rural horse properties.
This proposed denser construction does not mesh with the existing rural feel of the area. In addition, due west of
the proposed construction is land that is open and undeveloped.
GENERAL AREA TRAFFIC CONDITIONS
It needs to be re-emphasized that the traffic access to 303 and Northern Parkway in this area is limited and
constrained at best. People in the proposed community will only have access to 303 going south and will only have
an off ramp to the north. Due to the rail spur at Olive, there is no access to 303. This puts anyone needing access
to 303 to the north having to depart using Citrus to Olive to Cotton to Peoria, to have full access to 303. The Peoria
and Cotton intersection is already an overtaxed intersection that is poorly designed for normal use. Tight turning
radii and large vehicles compound the problem and during peak hours it is backed up 20 to 25 cars deep.
Access to Northern Parkway is cumbersome. The drivers will have to use Olive or Northern Avenue to get to the
Northern Parkway access point. This isn’t the only proposed development in the area, and many others are under
construction.
Olive Avenue is a primary access to this area from the north and recently a K-12 school began construction that will
significantly increase traffic in the morning and the afternoon during the school year. This school is a welcome
addition to the community, but its presence increases traffic during peak travel times.
In summary the general traffic conditions the full immediate access to 303 is Peoria Avenue on the north and
Glendale Avenue on the south. There has been limited traffic infrastructure improvement to this area. Traffic
saturation and congestion is a certainty under the present conditions and allowing additional building sites will
only increase the problem.
ACCESS TO THE PROPOSED DEVELOPMENT
This ingress and egress to the proposed development is of particular concern. My anecdotal evaluation is that the
traffic analysis does not match the current traffic conditions. The proposed use of White Tank Foothills Boulevard
to be the primary ingress and egress will overload 181st Street. This puts the load of traffic right through an
existing community. Even with the addition of the access to Citrus from the proposed development the natural
flow for those going north will be to drive to Seldon, a four-lane road that will allow simultaneous right and left
turns to access Citrus to get to Olive. A single lane road accessing Citrus will support right hand turns but labor any
left turn traffic. The most glaring miss is that there is no access to Northern Avenue from the proposed community.
There is a location within the proposed development to access Northern Avenue on the south end. This would
provide more direct access from the south end sites to 303 or proceed to Saraval or Reems to access Northern
Parkway. Without this proposed community having access to Northern Avenue all the traffic is funneled through
the existing communities and onto Citrus which in the least is an inconsiderate approach to managing traffic safety
and traffic flow.
CONCLUSION
My wife and I made the decision to move here a little over a year ago and one of the major components to choose
Waddell even with the community development of the area the county planning and zoning had maintained the
more rural feel with the implementation of the existing construction. As I review and contemplate what is recently
proposed from Citrus & Lower Buckeye, LLC it is my opinion it is a departure from the present housing
implementation. They may not believe that based on numerical analysis that thy are propagating high density
housing but for those of us that live in the existing community it has the feel and look of high-density housing. The
key component is ‘those of us that live here’. It is easy to subjectively say it isn’t high density, but the fact of the
matter is Citrus & Buckeye, LLC is proposing to saturate the acreage adjacent to Noble Ridge with a lot more
homes which translates to a lot more cars and a lot more people for acre.
Dean Schwab
18213 W El Caminito Drive
Waddell, AZ 85355
(720) 372-6072
Subject: Rezoning of White Tank Foothills adddition
I attended the second neighborhood meeting regarding the rezoning. I find it very discouraging that a 20
year old traffic study is being held in stone. This study needs to be redone, physically. Enough with
estimations and projections. Also, how can there not be an increase in emergency services with this
many new homes? One fire department and one dedicated sheriff? Please. Due diligence and proper
protection needs to be provided.
Vivian Hagstrom
303
101
£
¤
60
10
501 North 44th Street, Phoenix, Arizona 85008, (602) 506-3601
Document Path: T:\JohnsonS\PlanningandDevelopment\OppositionCases\Z2021050\Z2021050.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 11/1/2021
6,000
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6,000
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All Responses
Z2021050
Subject Parcel
300' Buffer
All Opposition Parcels
All Supporting Parcels - None Identified
Olive Ave
Peoria Ave
Cotton Ln
Perryville Rd
Northern Ave
Citrus R
d
501 North 44th Street, Phoenix, Arizona 85008, (602) 506-3601
Document Path: T:\JohnsonS\PlanningandDevelopment\OppositionCases\Z2021050\Z2021050.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 11/1/2021
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Z2021050
Subject Parcel
300' Buffer
All Opposition Parcels
All Supporting Parcels - None Identified
GLENDALE
GLENDALE
N
182nd Dr
N
180th
Dr
N Edmonton
Ct
W Harmont Dr
W
L
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r
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N 181
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N 181st Ave
N
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W A
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N 18
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N 179th Dr
N 180th
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W
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Ave
N 183rd
Dr
N
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82nd
A
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N White Tanks
Vista Ct
W Diana
Ave
W Las
Palmaritas Dr
W Echo Ln
W El
Caminito Dr
W Butler
Ave
W
Lawrence
Ln
W Griswold
Rd
W Rut
h Ave
Whi
t
e Tank
Moun
tain Blvd
W But
l
er Dr
W Royal
Palm Rd
N
18
2
n
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Ln
W El
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D
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W
D
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Ave
W
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W Seldon Ln
W Orc
hid Ln
N 181st Ave
N 183rd Ave
N 185th Ave
Northern Ave
Perryville Rd
Citrus Rd
502
09
783
502
09
009A
502
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007S
502
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884
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301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: T:\JohnsonS\PlanningandDevelopment\OppositionCases\Z2021050\Z2021050.aprx
DISCLAIMER: This map is a graphical representation designed for general reference purposes only. Viewer/User agrees to indemnify, defend and hold harmless Maricopa County, its officers, departments, employees and agents
from and against any and all suits, actions, legal or administrative proceedings, claims, demands or damages of any kind or nature arising out of the use of this map, or the data contained herein, in its actual or altered form.
www.maricopa.gov/planning
Maricopa County OET, GIS Division, 11/1/2021
460
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460
230
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Opposition and Support
Z2021050
Subject Parcel
300' Buffer
Supporting Parcel
Opposition Parcel
All Opposition Parcels
300' Buffer Selection
300' Buffer Interior
Eligible parcels: 152
Supporting parcels: 0
Opposition parcels: 68
Supporting parcels sq ft: 0
Opposition parcels sq ft: 1,346,642.5
Subject parcels sq ft: 10,069,621.5
All area inside the 300' buffer:
15,205,239.98
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels:
4,484,841.6
No-response parcels sq ft: 3,138,199.1
Super Majority opposed parcel acres:
30%
Super Majority opposed parcel number:
45%
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Anthony Belmonte
Email Address
buckskintgb2@gmail.com
Address
18241 w El Caminito Dr
City
Waddell
State
Arizona
Zip Code
85355
Phone Number
17085672473
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050
Planning & Zoning
Commission Hearing Date
November 4, 2021
Reason for the Appeal of
the Subject Case
Originally approved for 390 lots. New proposal for 770 lots will
have 2 story homes blocking out mountain view.
Electronic Signature
Agreement
I agree.
Electronic Signature
Anthony Belmonte
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Steve abd Suzan Burger
Email Address
sburger2@comcast.net
Address
18018 W Royal Palm Rd
City
Waddell
State
AZ
Zip Code
85355
Phone Number
6233744597
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050 / White Tank Foothills Ph. 3 White
Tank Foothills Request to Rezone Phase 3
Planning & Zoning
Commission Hearing Date
November 4, 2021
Reason for the Appeal of
the Subject Case
We would like to thank you for being our representatives on the
Maricopa County Planning and Zoning Board.
We are writing to discuss:
DMP2021001 & Z2021050 – White Tank Foothills Ph. 3 - White
Tank Foothills Request to Rezone Phase 3
We will start by saying that we support the original 2013 zoning
plan, but not the proposed rezone will almost double the
approved density from 390 homes to 770 homes. We know that
“times and housing needs” change, but we feel that nearly
doubling the original number of homes and shrinking the lot
size will have an extremely negative effect on our
neighborhood and the surrounding infrastructure.
Too many households with insufficient amenities and routes of
egress in and out of the community.
Safety issues for the children, an uptick in crime, noise, and
traffic (signalization on Citrus) (on/off ramps 303).
Additional stress on an already overburdened fire and police
force and our dwindling water supply,
The warehouse workers that were mentioned during the
meeting will be working 24-hour shifts, not just 9-5. This will
mean 24-hour traffic on the new roads that are next to our
subdivision.
We purchased our homes, probably the largest investment
many of us will make in our lifetimes, in good faith that what
was previously approved was true. This applies not only to the
original zoning plan, but what the home builder advised
potential buyers. We know we cannot stop progress and do not
want to. We would like to see what we were promised upheld.
We do not feel the decisions being made are in the best
interest of the residents but are in the best interest of lining the
pockets of the developers and homebuilders.
If the commission members lived in our neighborhood this
would have a very different outcome. They would not want this
happening in their backyard. We were very discouraged when
attending the online meeting on how bored and disinterested
the commission members were. I have a couple of screenshots
I took of the new plans during the meeting that also show the
commissioners during the meeting if you would like to see
them.
Commissioner Brophy McGee even stated that she “thought
this had already been decided”. If that was a true statement,
why is everyone wasting their time.
Please share our opposition with your team, including County
Staff, Planning and Zoning Commissioners, and the Board of
Supervisors. We appreciate your consideration to deny this
rezoning measure.
Sincerely,
Steve and Suzan Burger
18018 W Royal Palm Rd
Waddell AZ 85355
623-374-4595
Electronic Signature
Agreement
I agree.
Electronic Signature
Suzan K Burger
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Donna L Belmonte
Email Address
babygrand14@gmail.com
Address
18241 W El Caminito Dr
City
Waddell
State
AZ
Zip Code
85355
Phone Number
7086149850
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050
Planning & Zoning
Commission Hearing Date
November 4, 2021
Reason for the Appeal of
the Subject Case
Cramming in 770 lots with 2 story homes will take away our
scenic mountain views.
Need infrastructure first. No enough gas stations or shopping in
our area.
Electronic Signature
Agreement
I agree.
Electronic Signature
Donna Belmonte
Email not displaying correctly? View it in your browser.
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Brian and Kim Dockall
Email Address
kdockall@hotmail.com
Address
8404 N. 180th Dr
City
Waddell
State
Az
Zip Code
85355
Phone Number
6024180270
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050
Planning & Zoning
Commission Hearing Date
November 4th
Reason for the Appeal of
the Subject Case
We are not satisfied with the decision, there are too many
homes, and we do not feel the impacts were carefully reviewed
and assessed.
Electronic Signature
Agreement
I agree.
Electronic Signature
Brian D Dockall
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Susan Deveau Young and Richard Young
Email Address
richlady1963@gmail.com
Address
18535 W Northern Ave
City
Waddell
State
AZ
Zip Code
85355
Phone Number
6233302146
Fax Number
Field not completed.
Case Number / Project
Name
Phase 3 off northern citrus and olive
Planning & Zoning
Commission Hearing Date
?
Reason for the Appeal of
the Subject Case
The building of 700+ houses directly affects my husband and I.
We live across from the proposed project site which is now
growing carrots and gives us an open view to the north and the
entire north side of the white tanks the reason we bought this
house to begin with was because it was rural. This is very
unfair to all those of us that live in the country life to take that
away from us without a say
Electronic Signature
Agreement
I agree.
Electronic Signature
Susan M Deveau
I would like to formally appeal the decision to rezone phase three of the white tank foothills.
We do not need/want higher density housing. Our infrastructure will NOT accommodate this additional
housing.
Thank you,
Geoffrey Kudel
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Gary R Martin
Email Address
c141retfe@gmail.com
Address
8224 N 180th Dr
City
Waddell
State
AZ
Zip Code
85355
Phone Number
8105699884
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050
Planning & Zoning
Commission Hearing Date
November 4, 2021
Reason for the Appeal of
the Subject Case
I am not in favor of the increase in density with the requested
change requested by the applicant to increase the number of
housing unions by 383 units over the previously approved
number for White Tank Foothills Phase 3 plan. It is does not
comply with the original intent of the entire White Tank Foothills
development. We bought our home here because of the
original development plan and more upscale type of housing
units and lot sizes. not the 5000 sq ft lots with less than a 15 ft
backyard.
I feel that the Planning and Zoning commissioners didn't take
the interest of the residents into consideration when they voted.
There was minimally if no discussion of the numerous objection
letters sent in by the current residents, just complete
agreement with the applicant to increase the density of the final
phase. I believe that the responses of the current residents
were no addressed prior to the P & Z commissioners vote to
approve the application , due in part to the statement one of
them made as to the effect of welcoming the increased
property tax revenues.
Electronic Signature
Agreement
I agree.
Electronic Signature
Gary R Martin
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Nancy R Rosenberg
Email Address
nancyrrosen@yahoo.com
Address
18020 W El Caminito Dr
City
Waddell
State
AZ
Zip Code
85355
Phone Number
15102055464
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 / Z2021050
Planning & Zoning
Commission Hearing Date
November 4, 2021
Reason for the Appeal of
the Subject Case
I disagree with the decision to increase the housing in White
Tank Foot Hills phase 3 development by 100% from what was
originally zoned. Over 70% of the existing homeowners who
reside within 300 ft of the White Tank Foot Hills Phase 3
development have raised their objection. (Many more
homeowners would have also made their objections know had
they been contacted. Most people living in Phase one were
never contacted. They only heard by word of mouth from their
neighbors) The number of homes being proposed will create an
over crowded, highly congested area that is not in keeping with
the more spacious builds in the existing phase one. It is also
not in keeping with the farm type 1,2 and 3 acre lots to the
south. The proposed lot sizes are much smaller, streets are
narrower and green spaces are smaller. More importantly the
design of streets within and entering and exiting phase 3 are
sorely inadequate. While the representatives made token
changes to the design they have not satisfied the concerns
voiced clearly by homeowners at two poorly advertised
meetings. Representatives attempted to appease and quiet our
concerns with phone calls, personal meetings in homes and an
assurance that further changes would be made. They even
tried to divide and individually persuade our compliance with
these one on one contacts. They threw out tokens such as
"Home Owners will be placed on the Board of Directors." Hand
chosen it seems of those who were in agreement with what
they wanted to accomplish. Bottom line this increase is not
appropriate for the current feel and appearance of the existing
homes on all sides. The design of the layout of streets
including egress and access presents major safety hazards
during emergencies and a 100 % increase in congestion not
only within that phase but also within the existing phase one.
All trips in and out of phase three must go through phase one
to get to an egress or access point. Please reconsider the
approval of rezoning this property.
Electronic Signature
Agreement
I agree.
Electronic Signature
Nancy R Rosenberg
Email not displaying correctly? View it in your browser.
Subject: OPPOSITION to DMP2021001 & Z2021050 – White Tank Foothills Ph. 3 Maricopa County
We are strongly opposed to this Rezoning Request for the following reasons: · The proposed Rezone will
almost double the approved density from 390 homes to 770 homes. This is inconsistent with the
currently 2013 approved zoning for WTF Phase 3. · Approving this Rezone will disrupt the transition of
density from the larger (1-acre+) lots on Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots
approaching Seldon to the north. · White Tank Foothills is unique with mid-size lots offering room for
private yard space, pools, and other amenities. We are not a high-density community like Marley Park or
Verrado with small lots and community club-style amenities. · This density is much too high for our
neighborhood and was not part of the neighborhood plan when we built our homes. Please understand
the REZONE will ruin the character of our community by allowing high-density small lots, smaller homes,
two story homes and more traffic along with all the related safety issues and concerns…all can be
prevented by DENYING this REZONE to allow higher density with 770 homes. Please share our
opposition with your team, including County Staff, Planning and Zoning Commissioners, and the Board
of Supervisors. We will try to attend the public hearing and we appreciate your consideration to deny
this Rezone.
Sincerely,
Gina Oltman
18226 W El Caminito Drive
Waddell AZ 85355
602.820.9128
Maricopa County,
We are strongly opposed to this Rezoning Request for the following reasons:
x
The proposed Rezone will almost double the approved density from 390 homes to
770 homes. This is inconsistent with the currently 2013 approved zoning for WTF
Phase 3.
x
Approving this Rezone will disrupt the transition of density from the larger (1-acre+)
lots on Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching
Seldon to the north.
x
White Tank Foothills is unique with mid-size lots offering room for private yard
space, pools, and other amenities. We are not a high-density community like Marley
Park or Verrado with small lots and community club-style amenities.
x
This density is much too high for our neighborhood and was not part of the
neighborhood plan when we built our homes.
x
Please understand the REZONE will ruin the character of our community by allowing
high-density small lots, smaller homes, two story homes and more traffic along with
all the related safety issues and concerns…all can be prevented by DENYING this
REZONE to allow higher density with 770 homes.
Please share our opposition with your team, including County Staff, Planning and Zoning
Commissioners, and the Board of Supervisors. We will be attending the public hearing and
we appreciate your consideration to deny this Rezone.
Sincerely,
Andrew & Bobbi Plante
(602) 292-3785
8626 N White Tanks Vista Ct
Waddell, AZ 85355
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it will
be placed on a consent agenda for the Board of Supervisors hearing. However, if this
appeal form is received within 15 calendar days following Commission hearing, then
the agenda item will be placed on the regular agenda for the Board of Supervisors
hearing.
Name
Steven G. Rosenberg
Email Address
sgr@pacbell.net
Address
18020 W El Caminito Dr.
City
Waddell
State
AZ
Zip Code
85355
Phone Number
510-459-5957
Fax Number
Field not completed.
Case Number / Project Name
DMP2021001 / Z2021050
Planning & Zoning
Commission Hearing Date
November 4, 2021
Reason for the Appeal of the
Subject Case
For some reason, the Zoning and Planning Commission ignored
the important safety issues raised by home-owners at the
Commission meeting held on November 4, 2021. It appeared
that the majority of the commissioners had pre-determined their
decision to rule in favor of the re-zoning request. The
commissioners referenced what they perceived as an effort by
the applicants to address safety concerns raise at the meeting.
This is troubling because in reality there were no such efforts by
the applicants at all.
1. In 2018, It was established by the Zoning and Planning
Commission that the Phase 3 development had to be consistent
with Phase 1. The applicants for the rezoning request are asking
for an increase of almost 100 % of the number of homes that
Phase 3 was originally zoned for, from approximately 390 homes
to 770 homes. No matter how you dress it up, by doubling the
number of homes in Phase 3 the result will be as follows:
The homes are going to be significantly smaller than those in
Phase 1, the width of the lots in Phase 3 will be significantly
narrower, the homes in Phase 3 are going to be closer together,
and there will be a large number of multiple story homes as
opposed to the single story homes in Phase 1.
Thus, the Phase 3 neighborhood is going to have a look and feel
that is nothing like the surrounding areas of Phase 1. It would be
impossible to argue that Phase 3 will be consistent with Phase 1.
2. Traffic Safety and Emergency Access.
Traffic safety. By doubling the number of homes in Phase 3,
there will be twice the number of vehicles requiring ingress and
egress. There will certainly be an increase in vehicular traffic that
empties onto 181st from N. White Tank Mountain Blvd.
There is already a bottleneck during commute and school time
hours at (and near) the corner of 181st and Sheldon. This road
has three lanes, and parents use the middle lane for parking,
dropping off kids, waiting for children to get off the school bus,
etc. Adding vehicles to 181st from White Tank Mountain Blvd will
add to congestion issues and will present additional safety issues
for kids crossing streets, none of which have traffic control
devices such as traffic lights or even cross walks. White Tank
Mountain Blvd is wider and is not an appropriate feeder street to
181st, even if the proposed connector road (West Royal Palm)
from White Tank Mountain Blvd to Citrus is constructed.
The applicants point to a traffic survey that was conducted in
2001, prior to the commencement of the White Tank Foothills
development. The only other traffic survey that "may have been
done" was a remake of the original survey that looked only at
traffic flow outside of the White Tank Foothills development, and
did not look at all at the traffic issues within the development.
Despite the spurious claim that the 2001 traffic study somehow
addressed the issue of increased internal traffic flow, which
poses a very real danger to school children, this issue was swept
under the carpet and ignored at the Commission meeting.
Failure to address Emergency Access and evacuation issues.
The apllicants for the re-zoning request filed a zoning plan for
Phase 3. A quick review of this plan, would show that there is
little, if any, emergency access to Phase 3. There are are 770
homes squeezed into a small, confined area, with very limited
access in the case of fire or police emergencies. It is possible
that the limited ingress and egress, and bottle-necks bulit into the
design plan, would not allow any response, much less rapid
response, by emergency responders and could result in
disastrous consequences.
We are asking that an additional access street from White Tank
Mountain Blvd (south) to Northern be added, for the purpose of
alleviating congestion (if any increase in the density of homes in
Phase 3 is approved) and to provide an exit for residents and an
access for Police or Fire vehicles to the Phase 3 area should
there be an emergency. The Phase 3 neighborhood is isolated
as far as egress and ingress. In the case of a possible fire or
other emergency, (without an access to Northern) it could
become nearly impossible for emergency vehicles to get to the
scene of a fire, especially in the southwest or northwest corners
of the development. Likewise, the inability of residents to
evacuate could make such situation extremely dangerous.
Requested findings on Appeal: We are asking that the rezoning
request to increase the number of homes to 770 be denied
based on Safety concerns. Further, we request that any increase
to the number of homes allowed in Phase 3, require that access
roads to Northern Ave, as well as Citrus Road be included in the
plan. We respectfully request that these issues be referred to the
Maricopa County Supervisors for further consideration.
Thank You.
Electronic Signature
Agreement
I agree.
Electronic Signature
Steven G Rosenberg
Subject: OPPOSITION to DMP2021001 & Z2021050 - White Tank Foothills Ph. 3
Maricopa County, We are appealing the Planning and Zoning Department's decision to
move forward with this Rezone. We are opposed to this Rezoning Request for the following
reasons: - The proposed Rezone will almost double the approved density from 390 homes
to 770 homes. This is inconsistent with the currently 2013 approved zoning for WTF Phase
3. - Approving this Rezone will disrupt the transition of density from the larger (1-acre+)
lots on Northern to the 75-foot wide R1-8 and 65-foot wide R1-7 lots approaching Seldon
to the north. - White Tank Foothills is unique with mid-size lots offering room for private
yard space, pools, and other amenities. We are not a high-density community like Marley
Park or Verrado with small lots and community club-style amenities. - This density is much
too high for our neighborhood and was not part of the neighborhood plan when we built
our homes. This REZONE would ruin the character of our community (and that character is a
reason we bought a home here) by allowing high-density small lots, smaller homes, two-
story homes, and more traffic along with important related safety issues and concerns.
These can all be prevented by DENYING this REZONE that would allow much higher density
with 770 homes rather than 390--a 98% increase in density. Please share our appeal and
opposition to this Rezone with your team, including County Staff, Planning and Zoning
Commissioners, and the Board of Supervisors. We appreciate your consideration to deny
this Rezone. Sincerely,
Al & Christine Tielke
18018 W Las Palmaritas Dr
Waddell, AZ 85355
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Susan and Richard Willson
Email Address
dicksstation@aol.com
Address
18009 W Royal Palm rd
City
Waddell
State
Az
Zip Code
85355
Phone Number
602-291-3970
Fax Number
N/A
Case Number / Project
Name
DMP2021001 & Z2021050 White Tank Foothills Ph. 3
Planning & Zoning
Commission Hearing Date
December 8,2021 at 9:30AM
Reason for the Appeal of
the Subject Case
We are strongly apposed to this Rezoning request for the
following reasons: The proposed Rezone will almost double the
approval density from 390 homes to 770 homes. This is
inconsistent with the currently 2013 approved zoning for WTF
Phase 3.
Approving this Rezone will disrupt the transition of density from
the larger ( 1 acre ) lots on Northern to the 75-foot wide R1-8
and 65 foot wide R1-7 lots approaching Seldon to the north.
White Tank Foothills is unique with mid-sized lots offering room
for private yard space and other amenities. We are not a high
density community like Marley Park Verrado with small lots and
community club style amenities. Please understand the
Rezone will ruin the character of our community by allowing
high-density small lots, smaller homes, two story homes and
more traffic along with all the related safety issues and
concerns. All can be prevented by DENYING this Rezone to
allow high-density with 770 homes.
Electronic Signature
Agreement
I agree.
Electronic Signature
Richard Willson
Email not displaying correctly? View it in your browser.
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Frank Scaglione
Email Address
fdssdf68@yahoo.com
Address
8338 N. 180th Drive
City
Waddell
State
AZ
Zip Code
85355
Phone Number
6232369046
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050 White Tank Foothills Phase 3
Planning & Zoning
Commission Hearing Date
November 4 2021
Reason for the Appeal of
the Subject Case
I feel there was not enough consideration of the homeowners
and the concerns we presented. It really appeared it was a
done deal even before we spoke by some of the comments a
couple Commissioners made. I believe the BOS will be more
receptive about the voters concerns since they are elected
verses the P&Z being appointed.
Electronic Signature
Agreement
I agree.
Electronic Signature
Frank D. Scaglione
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Steve Nelson
Email Address
nellyusmc@hotmail.com
Address
8420 N 183rd Dr
City
Waddell
State
AZ
Zip Code
85355
Phone Number
6023164580
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050
Planning & Zoning
Commission Hearing Date
November 4, 2021
Reason for the Appeal of
the Subject Case
This appeal must be approved. If this project goes forward,
many people will be crammed into a small living area, causing
harm to the environment and jeopardizing the safety of
motorists, bicyclists, pedestrians and horseback riders because
of the increased traffic congestion. It's ridiculous to build so
many homes in such a small area. Anyone who has been
paying attention to development in the valley knows that this
move is just for the sake of builders and developers trying to
make more money by building more homes and also increased
revenue for the county; more homes equals more property tax
revenue. Please consider the damage you will be doing to this
community if this mega mini house community is constructed.
Thank you.
Electronic Signature
Agreement
I agree.
Electronic Signature
Steven Nelson
Email not displaying correctly? View it in your browser.
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Joe Whelan
Email Address
cj5jeepster@hotmail.com
Address
18013 W Griswold Rd
City
Waddell
State
AZ
Zip Code
85355
Phone Number
16233329624
Fax Number
Field not completed.
Case Number / Project
Name
White Tank Foothills Phase 3
Planning & Zoning
Commission Hearing Date
11/4/2021
Reason for the Appeal of
the Subject Case
I strongly oppose of the rezone of The White Tank Foothills
("WTF") Phase 3 subdivision. And beg you to strongly consider
making changes to this rezone.
WTF currently consist of 991 developed lots. Lot sizes range in
size from 50'-80' wide. There are 419-50' wide lots, 191-60'
wide lots, 106-65' wide lots, 167-70' wide lots, 83-75' wide lots
and 25-80' wide lots. Average lot width is 60' wide throughout
the WTF.
Phase 3 will primarily consists of 45' and 50' wide lots. The 45'
wide lots are smaller than any other existing lots in the WTF.
As you can see by the facts above, the WTF already has its fair
share of 50' wide lots. Phase 3 was intended to balance the
WTF by adding more 60'-80' wide lots. If the rezone is allowed,
not only will the WTF have lots smaller than ever before, we
will have far too many lots in our development 1764 (propose)
vs 1286 (originally planned). I ask that you decline this
rezoning and require the developer to balance the WTF by
keeping with the larger lots in Phase 3 to match the
consistency of the surrounding 60'-80' wide lots that are closest
to Phase 3.
I don't have an issue with increasing the lot count slightly in
Phase 3 but I ask that the lot sizing range from 60'-80' wide.
Please do allow any lots less than 60' wide.
All homes south of Sedlon Lane, west of Citrus Road are
currently single story homes. It was designed this way to
preserve the views of the White Tank Mountains. I ask that you
permit the construction of only single story homes in Phase 3.
And decline any two story homes in Phase 3. This requirement
will maintain the consistency of the surrounding homes closest
to Phase 3, which are parcels 9 and 10.
Joe Whelan
Electronic Signature
Agreement
I agree.
Electronic Signature
Joe Whelan
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Leonard Means
Email Address
temnatjoe@yahoo.com
Address
17928 West Royal Palm Rd
City
Waddell
State
AZ
Zip Code
85355
Phone Number
602-909-0018
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050
Planning & Zoning
Commission Hearing Date
November 4, 2021
Reason for the Appeal of
the Subject Case
The housing change that they are proposing is double the
original amount. The traffic study they used was done in 2001
and is old enough to not take into account the housing boom
that we are experiences. The homes in the surrounding
community are larger homes on larger lots these homes will not
fit in with existing development. they do not want a exit from the
new community to Northern and all access to south bound 303
is through northern and that road would be heavily taxed to
handle all of the traffic with 4 way stops.
Electronic Signature
Agreement
I agree.
Electronic Signature
Leonard P Means
Appeal of Planning and Zoning Commission Recommendation
Appeal Form
If the Planning & Zoning Commission recommends approval of a particular case it
will be placed on a consent agenda for the Board of Supervisors hearing. However,
if this appeal form is received within 15 calendar days following Commission
hearing, then the agenda item will be placed on the regular agenda for the Board of
Supervisors hearing.
Name
Duane Tuhy
Email Address
duanetuhy7779@gmail.com
Address
18015 W Royal Palm Rd
City
Waddell
State
AZ
Zip Code
85355
Phone Number
602-909-5358
Fax Number
Field not completed.
Case Number / Project
Name
DMP2021001 & Z2021050
Planning & Zoning
Commission Hearing Date
Wednesday, December 8, 2021 at 9:30AM
Reason for the Appeal of
the Subject Case
I do not agree with the Planning and Zoning Commission
recommendation of approval to the Board of Supervisors for
the Phase 3, 770 homes. We were not informed of this plan
when we purchased in 2007 and we do not agree with having
this many small homes and this much traffic in the WTF
neighborhood.
Electronic Signature
Agreement
I agree.
Electronic Signature
Duane A Tuhy
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Dear Frank/Dennis/Steve/Nancy,
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M. Brennan Ray
Certified Specialist in Real Estate Law
Direct: 602.234.8794
E-mail: bray@bcattorneys.com
Secretary: Shay Ediss
Direct: 602.234.8718
E-mail: sediss@bcattorneys.com
P.O. Box 16882 | Phoenix, AZ 85011
1850 N. Central Ave., 17th Floor | Phoenix, AZ 85004
602.274.7611 Main Office
www.bcattorneys.com
White Tank Foothills
White Tank Foothills
Project Narrative
DMP 2021001
DMP Amendment
Submitted to:
Maricopa County
Planning and Development Department
301 West Jefferson Street
Phoenix, AZ 85003
WK Submittal
January 26, 2022
Page 2
White Tank Foothills: Project Narrative
Project Team
Overall Site Data
Rezone Site Data
Planner/ Landscape Architect:
Andy Baron
310 East Rio Salado Parkway
Tempe, Arizona 85281
P: 480) 530-0077
andy.baron@ablastudio.com
Legal:
Ed Bull
1850 North Central Avenue,
Suite 1700
Phoenix, Arizona 85004
P: (602) 274-7611
ebull@bcattorneys.com
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD PAD, R1-7 RUPD PAD, R1-8 RUPD PAD, R1-18 RUPD PAD, RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-10 RUPD
Existing Use:
Single-Family Residential and Undeveloped Land
Proposed Use:
No Change
Gross Area:
640.62 ac.
Maximum Proposed Dwelling Units: 1,630 Dwelling Units
Maximum Proposed Density:
2.54 D.U./ ac.
Approximate Open Space:
102.66 ac.
Project Location:
Northwest corner of Northern Avenue and Citrus Road
Request:
Rezoning
General Plan Designation:
Large Lot Residential (1-2)
Existing Zoning:
R1-6 RUPD, R1-7 RUPD, R1-8 RUPD, R1-18 RUPD, and RU-43 PAD
Proposed Zoning:
R1-6 RUPD, R1-7 RUPD,R1-8 RUPD, R1-10 RUPD
Existing Use:
Agricultural Land
Proposed Use:
Single Family Residential
Phase 3 Boundary:
245.18 ac.
Gross Area:
232.28 ac.
Net Area:
222.92 ac.
Maximum Proposed Dwelling Units: 654 Dwelling Units
Maximum Proposed Density:
2.67 D.U./ ac.
Approximate Open Space:
50.36 ac.
Client:
Phil DeAngelis
Northern Citrus, LLP
6201 E. Quartz Mountain Rd.
Paradise Valley, AZ 85253
pdangelis@craltd.com
Page 3
White Tank Foothills: Project Narrative
1. Executive Summary
The White Tank Foothills Development Master Plan (DMP) ("White Tank Foothills") is approximately
640 acres located in Maricopa County ("the County"). This application from Northern Citrus, LLP is
requesting an amendment to the approved White Tank Foothills DMP land use designations from
Small Lot Residential and Rural to Small Lot Residential and Traditional Lots. The amendment
focuses on existing Phase 3 (Parcels 3.11, 3.12, 3.13, and 3.14). The proposed development is a
232.28 gross acre (222.92 net acre) single-family community located at the northwest
corner of Citrus Road and Northern Avenue in White Tank Foothills Phase 3 exclusive of
the City of Surprise lift station, EPCOR well site, or White Tank Foothills HOA property ("the
Site"). The Site is proposing 654 dwelling units (2.67 du/ac) within Phase 3, which will increase
the overall number of lots within White Tank Foothills to 1,630, an overall density of 2.54 du/
ac. The current White Tank Foothills entitlements (Phases 1, 2, and 3) are for 1,381 lots for an
overall density of 2.16 du/ac. To achieve the revisions to this single-family development, this
application is requesting to amend the land use designations for existing Phase 3 (Parcels
3.11, 3.12, 3.13, and 3.14). The proposed land use designations will create additional housing
options in the area and will transition densities between Phases 1 and 2 to the north and the
adjacent properties south of the Northern Avenue. The requested DMP amendment will be
accompanied by an RUPD/PAD and development standards amendment application, which
will be submitted and processed concurrently.
Approval of this request will allow the Site to continue to be developed as a high-quality residential
ÆďĉĉķĊðĴřȤœìðÆìœðăăÅÐĊĴĴīÆĴðŒÐĨīÐĮÐĊÆÐðĊĴìÐīÐĊÌÅÐĴĴÐīīÐŪÐÆĴÆķīīÐĊĴìďĉÐďœĊÐī
needs and market conditions while mitigating impacts on the existing homes south of the Site.
īÐåķăÆďĊĮðÌÐīĴðďĊìĮæďĊÐðĊĴďĨăĊĊðĊæìðĴÐ}Ċā9ďďĴìðăăĮȣ ďĉĨăÐĴðďĊďåĴìðĮũĊăĨìĮÐ
will create a superior community that is attractively designed, lushly landscaped with native and
ÌÐĮÐīĴÌĨĴÐÌĨăĊĴðĊæȤĮðæĊðũÆĊĴĉďķĊĴĮďåďĨÐĊĮĨÆÐĊÌÆďĉĉďĊīÐĮȤĊÌĨīďŒðÌÐĮ
a new and diverse opportunity for home ownership in this area of the County.
Page 4
White Tank Foothills: Project Narrative
White Tank Foothills Comparison Table
Phase
Gross Acreage
Total Units
Gross Density
Open Space
Approved
Previously Amended
Proposed
Approved
Previously Amended
Proposed
Approved
Proposed
1
250.58
674 D.U.
N/A
N/A
2.69 D.U./
AC.
N/A
N/A
19.50 AC.
N/A
2
144.86
311 D.U.
302 D.U.
N/A
2.15 D.U./AC.
2.08 D.U./
AC.
N/A
32.80 AC.
N/A
3
245.18
396 D.U.
387 D.U.
654 D.U.
1.62 D.U./AC.
1.58 D.U./
AC.
2.67 D.U./
AC.
45.00 AC.
50.36 AC.
Total
640.62
1,381 D.U.
1,363
D.U.
1,630 D.U.
2.16 D.U./AC.
2.13 D.U./
AC.
2.54 D.U./
AC.
97.30 AC.
102.66 AC.
2. Location Description
White Tank Foothills is located within western Maricopa County. The 232.28 gross acre Site is a
portion of the overall approximately 640-acre White Tank Foothills master-planned community.
The Site is currently undeveloped land being used for agricultural purposes. To the north and
northeast are Phases 1 and 2 of White Tank Foothills, which have been completed or are currently
under construction .
White Tank Foothills is located approximately 2.4 miles west of Arizona State Route 303 and 6.2
miles north of Interstate 10, both of which connect the Site to the greater Phoenix metropolitan
area. The primary access to the Site is through White Tank Mountain Boulevard within Phases 1
and 2, which connects to Seldon Lane and 183rd Avenue. From there, the roads connect to Olive
Avenue and Citrus Road. There are intentionally no access points into the White Tank Foothills
community from Northern Avenue, as was agreed to in the original RUPD/PAD zoning case
(Condition ‘g’ of DMP200002).
Page 5
White Tank Foothills: Project Narrative
3. Site Analysis
3.1 Existing Land Uses and Zoning
The White Tank Foothills Development Master Plan
(DMP200002) was approved by the Board of Supervisors
(BOS) on August 22, 2001. On July 2, 2003, the BOS
approved a Major Amendment to the DMP for White
Tank Foothills (DMP2002006) and Rezoning (Z2000136).
PROJECT
SITE
W GLENDALE AVENUE
W NORTHERN AVENUE
W OLIVE AVENUE
W PEORIA AVENUE
N CITRUS RD
R
N CITRUS RD
N CITRUS RD
N COTTON LN
T
N COTTON LN
N COTTON LN
AZ STATE ROUTE 303
A
3
AZ STATE ROUTE 303
AZ STATE ROUTE 303
N PERRYVILLE ROAD
N PERRYVILLE ROAD
N PERRYVILLE ROAD
The 2003 DMP Amendment covered approximately 640
acres and included approximately 482 acres of Small Lot
Residential Use with a range of zoning districts from R1-6
RUPD to R1-8 RUPD and lot sizes ranging from 50’ x 120’ to
70’ x 150’; approximately 101 acres of Rural Residential Use
with R1-18 RUPD zoning and lot sizes at 120’ x 150’; a 10-
acre park; a 15-acre school site; 21.59 acres of Community
Commercial (Parcel 1.1); and 8.45 acres of Neighborhood
Commercial (Parcel 1.4). The total number of lots approved
for White Tank Foothills was 1,381 single-family residential
units at a density of 2.16 du/acre.
Another amendment to the DMP (DMP2013004) was
approved in 2014 by the BOS. The 2014 amendment
converted the commercial land use designation on Phase
1 Parcels 1.1 and 1.4 to the Small Lot Residential land
use designation A concurrent zoning case for Phase 1
qīÆÐăĮǪȣǪĊÌǪȣǭÌÌÐÌĨĨīďŘðĉĴÐăřĊðĊÐĴřȸũŒÐȲDzǮȳ
ǮǩɃŘǪǫǩɃăďĴĮȣ}ìÐÌÌðĴðďĊďåĊðĊÐĴřȸũŒÐȲDzǮȳăďĴĮȤăďĊæ
œðĴìŒīðďķĮďĴìÐīĉðĊďīřðÐăÌĉďÌðũÆĴðďĊķĨÌĴÐĮĴď
other parcels, brought the overall White Tank Foothills
residential yield to 1,363 units, an approximate density
of 2.13 du/acre. Since the 2014 DMP approval, Phase 1 is
mostly developed with the exception of Parcels 1.1 and 1.4,
Phase 2 is in the process of being developed, and Phase
3 remains undeveloped.
Page 6
White Tank Foothills: Project Narrative
3.2 Relationship to Surrounding Properties
To the north and east of White Tank Foothills Phase 3 are White Tank Foothills Phases 1 and 2
which consist of existing single-family homes as well as homes still under construction that
are zoned R1-6 RUPD PAD and R1-7 RUPD PAD. To the south and the southeast, across Northern
Avenue, are single-family homes zoned RU-43. West of the Site, across the Perryville Road
Alignment, is Zanjero Trails which is currently undeveloped and zoned R1-6 RUPD PAD and
tǪȸDZtq#q#ȣ}ìÐ:ÐĊÐīăqăĊOĊÌĮÐÆăĮĮðũÆĴðďĊĮȤĨĨīďŒÐÌ#TqOĊÌĮÐĮȤÐŘðĮĴðĊæ
zoning and uses for the adjacent parcels, are listed in the “Surrounding Land Use Table” below.
}ìÐwðĴÐœðăăÅÐĊÐũĴĴìÐÆďĉĉķĊðĴřÅřĨīďŒðÌðĊæĨīďÌķÆĴĴřĨÐĮĊÌďĨÐĊĮĨÆÐĉÐĊðĴðÐĮÅĮÐÌ
on current needs and homebuyer desire while meeting the White Tank and Grand Avenue Area
Plan’s vision.
Table 1: Existing Conditions Summary
Surrounding Land Use Table
Direction
General Plan Land Use
Category
Approved DMP
Land Use Category
Existing Zoning
Existing Use
Site/Phase 3
Large Lot Residential
(1-2 D.U./AC.)
Small Lot Residential,
Rural
R1-6 RUPD PAD, R1-7 RUPD
PAD, R1-8 RUPD PAD, R1-18
RUPD PAD, RU-43 PAD
Undeveloped Land
North
Large Lot Residential
(1-2 D.U./AC.)
Small Lot Residential,
Rural
R1-6 RUPD PAD, R1-7 RUPD
PAD, R1-8 RUPD PAD, RU-43
PAD
Single-family homes
(Phases 1 and 2)
South, across
Northern
Avenue
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
East, across
Citrus Road
Large Lot Residential
(1-2 D.U./AC.)
N/A
RU-43
Large lot single-
family homes
West, across
Perryville
Road
Alignment
Small Lot Residential
(2-5 D.U./AC.)
N/A
R1-6 RUPD PAD, R1-8 RUPD
PAD
Undeveloped Land
(Zanjero Trails)
Page 7
White Tank Foothills: Project Narrative
4.Plan Description
4.1 Proposed Land Use
This amendment seeks to change the land uses for the Site, which includes Parcels 3.11 through
3.14. The current proposal breaks up the Site into nine (9) development parcels (Parcels 3.11
through 3.19). Parcels 3.15 through 3.19, located internal to the Site, consist of the Small Lot
Residential land use. Parcels 3.11 through 3.14 are located at the southern boundary of the Site
and will consist of the Small Lot Residential and Transitional Lot land uses. The Transitional Lot
land use designation was developed as a designation within the Comprehensive Plan after the
most recent DMP amendment occurred. The Transitional Lot land use designation allows for
density and intensity transitions between Small Lot Residential and Suburban land uses. The
proposed changes are necessary to provide a wider variety of lot sizes and housing
choices, including 5,750 square feet, 6,600 square feet, 7,200 square feet, 9,000 square feet,
and 10,350 square feet. The Transitional Lot land use is proposed adjacent to Northern
Avenue and Citrus Road to continue to ensure an appropriate density transition is
provided adjacent to the existing large lot single-family residences.
As indicated in the table on the following page, this application does not propose any changes to
the land use designations or zoning for Phases 1 and 2 of White Tank Foothills. This application
ďĊăřĨīďĨďĮÐĮĉďÌðũÆĴðďĊĮĴďĴìÐqìĮÐǬăĊÌķĮÐÆĴÐæďīðÐĮȤķĨÌĴðĊæĴìÐĉĴďīÐŪÐÆĴwĉăă
Lot Residential and/or Transitional Lot land use categories. Phase 1 and Phase 2 will continue
ĴďīÐŪÐÆĴĴìÐĨĨīďŒÐÌăĊÌķĮÐÆĴÐæďīðÐĮĮÆķīīÐĊĴăřĮìďœĊ. The Small Lot Residential
and Transitional Lot land use categories will create additional housing options in the area and
improve density transitions within the local context.
Page 8
White Tank Foothills: Project Narrative
EXISTING, REFER TO APPROVED LAND USE PLAN
NO PROPOSED CHANGES
Proposed Land Use Plan Table
PHASE
PARCEL
LAND USE CATEGORY
GROSS
ACREAGE
MAX.
UNITS
ALLOWED
TOTAL UNITS
PREVIOUSLY
APPROVED
TOTAL
UNITS
PROPOSED
GROSS
DENSITY
PROPOSED
ZONING
1
PARCEL
1.1
SMALL LOT RESIDENTIAL
21.58 AC.
108 D.U.
72 D.U.
N/A
3.34 D.U./AC.
R1-6 RUPD
1
PARCEL
1.3
SMALL LOT RESIDENTIAL
31.03 AC.
155 D.U.
105 D.U.
N/A
3.38 D.U./AC.
R1- 6 RUPD
1
PARCEL
1.4
SMALL LOT RESIDENTIAL
8.44 AC.
42 D.U.
23 D.U.
N/A
2.73 D.U./AC.
R1-6 RUPD
1
PARCEL
1.5
SMALL LOT RESIDENTIAL
34.23 AC.
171 D.U.
80 D.U.
N/A
2.34 D.U./AC.
R1-8 RUPD
1
PARCEL
1.6
SMALL LOT RESIDENTIAL
26.39 AC.
132 D.U.
85 D.U.
N/A
3.22 D.U./AC.
R1-7 RUPD
1
PARCEL
1.7
SMALL LOT RESIDENTIAL
28.52 AC.
132 D.U.
95 D.U.
N/A
3.33 D.U./AC.
R1-6 RUPD
1
PARCEL
1.8
PARK
9.96 AC.
N/A
RURAL 43
1
PARCEL
1.9
SMALL LOT RESIDENTIAL
45.28 AC.
226 D.U.
106 D.U.
N/A
2.34 D.U./AC.
R1-7 RUPD
1
PARCEL
1.10
SMALL LOT RESIDENTIAL
45.15 AC.
224 D.U.
108 D.U.
N/A
2.39 D.U./AC.
R1-8 RUPD
2
PARCEL
2.15
SCHOOL
15.01 AC.
N/A
R1-8 RUPD
2
PARCEL
2.16
SMALL LOT RESIDENTIAL
42.27 AC.
208 D.U.
80 D.U.
N/A
1.89 D.U./AC.
R1-8 RUPD
2
PARCEL
2.17
SMALL LOT RESIDENTIAL
45.29 AC.
228 D.U.
104 D.U.
N/A
2.30 D.U./AC.
R1-7 RUPD
2
PARCEL
2.18
SMALL LOT RESIDENTIAL
42.29 AC.
215 D.U.
118 D.U.
N/A
2.79 D.U./AC.
R1-6 RUPD
3
PARCEL
3.11
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
38.96 AC.
99 D.U.
81 D.U.
51 D.U.
1.31 D.U./AC.
R1-8 RUPD/
R1-10 RUPD
3
PARCEL
3.12
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.60 AC.
85 D.U.
86 D.U.
58 D.U.
2.10 D.U./AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.13
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
23.74 AC.
86 D.U.
105 D.U.
63 D.U.
2.65 D.U./AC.
R1-7 RUPD/
R1-10 RUPD
3
PARCEL
3.14
SMALL LOT
RESIDENTIAL/
TRANSITIONAL LOT
27.08 AC.
135 D.U.
115 D.U.
88 D.U.
3.25 D.U./AC.
R1-6 RUPD/
R1-10 RUPD
3
PARCEL
3.15
SMALL LOT RESIDENTIAL
25.46 AC.
126 D.U.
85 D.U.
3.34 D.U./AC.
R1-6 RUPD
3
PARCEL
3.16
SMALL LOT RESIDENTIAL
21.47 AC.
110 D.U.
74 D.U.
3.45 D.U./AC.
R1-6 RUPD
3
PARCEL
3.17
SMALL LOT RESIDENTIAL
29.06 AC.
118 D.U.
83 D.U.
2.86 D.U./AC.
R1-7 RUPD
3
PARCEL
3.18
SMALL LOT RESIDENTIAL
21.36 AC.
111 D.U.
87 D.U.
4.07 D.U./AC.
R1-6 RUPD
3
PARCEL
3.19
SMALL LOT RESIDENTIAL
30.46 AC.
120 D.U.
65 D.U.
2.13 D.U./AC.
R1-7 RUPD
PHASE 3 TOTAL
654 D.U.
2.67 D.U./AC.
WHITE TANKS OVERALL TOTAL
640.63
AC.
2,831 D.U.
1,363 D.U.
1,630 D.U.
2.54 D.U./AC.
Page 9
White Tank Foothills: Project Narrative
5. Suitability Analysis
}ìðĮĉÐĊÌĉÐĊĴĴďqìĮÐǬďåĴìÐìðĴÐ}Ċā9ďďĴìðăăĮ#TqœðăăÅÐĊÐũĴĊÌðĉĨīďŒÐĴìÐīÐæðďĊȣ
Continued development in the area and a high demand housing market supports the development
of the site. The development of the Site promotes the success of the overall White Tank Foothills
development. Current market conditions require quality communities with a variety of product
types. The proposed site plan is conducive to these conditions and will provide buyers with
ÌðŒÐīĮÐăďĴĮðšÐĊÌŪďďīĨăĊďĨĴðďĊĮȣTīāÐĴÆďĊÌðĴðďĊĮìŒÐÆìĊæÐÌĮðĊÆÐĴìÐwðĴÐœĮ
zoned in 2003, and this amendment is necessary to implement a well-planned community that
contributes to the overall success of the region. It is unlikely that the proposed development
will have any negative impacts on the Site or surrounding area.
The Site continues to meet the intent of the County’s Comprehensive Plan as it did when it was
rezoned in 2003 and amended in 2014. The proposed amendment will not negatively impact
compliance with the Plan.
6. Conclusion
We believe that the White Tank Foothills Phase 3 project will be cohesive with the existing
features and lifestyles found at the White Tank Foothills community and meet or exceed the
expectations summarized in the White Tank and Grand Avenue Area Plan’s vision while meeting
current homebuyer needs.