02.Z250032 PZ Staff Report
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Z250032
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z250032 – SWC Val Vista Dr and Chandler Heights Rd
Hearing Date:
April 23, 2026
Supervisor District:
1
Applicant:
Brennan Ray, Ray Law Firm
Owner:
GST Non Sub-Trust Q of The Hamstra Family Living Trust
Request:
Zone change from Rural-43 to R1-6 RUPD
Site Location:
Generally located at the southwest corner of Val Vista Dr. and Chandler
Heights Rd. in the Chandler area
Site Size:
17.06 acres
Density:
2.93 du/ac
County Island:
No
County Plan:
Rural Development Area (RDA)
Municipal Plan:
City of Chandler – Neighborhoods
Municipal Comments:
Yes, City of Chandler and Town of Gilbert
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z250032
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Project Summary:
1.
The applicant is proposing a zone change from Rural-43 to R1-6 RUPD for the future development
of a 50-unit single family residential subdivision in the Chandler area. The site is approximately
17.06 acres, occupied by a manufactured home, and has historically been used for agricultural
purposes. The future subdivision, which will be developed by Shea Homes, will be a gated
community with main access located along the north of the property from Chandler Heights Rd.
It will feature perimeter wall signage and decorative perimeter fencing. The subdivision will set
aside almost 30% of its land as open space with an amenities center. Streets and amenities will
be maintained by a Homeowners Association.
2.
The CUPD overlay will vary development standards for the base R1-6 zoning district including
increased maximum lot coverage from 50% to 58%, decreased minimum rear setback from 25’ to
20’, and an increased perimeter maximum wall height from 8’ to 8’-8’’.
REGULATION
BASE ZONING
DISTRICT
REGULATIONS (R1-6)
PROPOSED ZONING DISTRICT
REGULATIONS (R1-6 RUPD)
Maximum Height
35'
35’
Minimum Front Yard
10’
10’
Minimum Front Yard – Front
Facing Garage
18’
18’
Minimum Side Yard
5'
5’
Minimum Street-side Yard
10'
10’
Minimum Rear Yard
25’
20’
Minimum Lot Area
6,000 sq. ft.
6,000 sq. ft.
Minimum Lot Width *
60’
60’
Maximum Lot Coverage
50%
58%
Parking Spaces
2
2
Perimeter Wall Height
8’
8’-8’’
3.
A separate and non-concurrent application for a preliminary plat, S260003, has been submitted
and is currently in review. The applicant may seek annexation with either the City of Chandler or
the Town of Gilbert.
4.
The subject site will receive water from the Town of Gilbert through an internal looped network
designed to provide adequate pressure and flow for both daily demand and fire protection.
Additionally, it will receive wastewater service from the City of Chandler along Chandler Heights
Rd. through an internal network of gravity sewer mains. The applicant indicates that as of the date
of this report there are no immediate plans to annex to the City of Chandler as they have not been
asked. The City of Chandler was contacted regarding the zone change application for the subject
site as part of the initial notification to the required areas of interest. They indicated that
annexation to the Town of Gilbert is more feasible due to the location existing sewer lines but
would require amending the boundaries lines since the subject site is within the City of Chandler’s
planning area. Talks between the City of Chandler and the Town of Gilbert are in the preliminary
stages, and the outcome is not yet known. The Town of Gilbert also confirmed that there have
been discussions regarding annexation and provided the applicant with feedback on their
preliminary plat.
5.
On April 13, staff met with the applicant and discussed the issue of annexation with either the
City of Chandler or the Town of Gilbert. The applicant expressed a willingness to annex into either
Z250032
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municipality and affirmed the statements from City of Chandler and Town of Gilbert that
annexation would be more likely with the latter. It was reiterated to the applicant that staff had
concerns with the subject site remaining a permanent county island and would prefer annexation
as the county’s existing framework Vision 2030 supports annexation of urban development where
feasible. It was also indicated to the applicant that a pre-annexation services agreement could be
with the City of Chandler or the Town of Gilbert.
Aerial photo of subject site
Aerial image & surrounding environs
Z250032
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Zoning Map
Eagle view of subject site looking west into subject parcel (aerial image dated November 2025).
Z250032
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North looking south into subject parcel
South looking North into subject parcel
Z250032
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South looking north into 150th Ave
Conceptual Subdivision Plat Layout
Z250032
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Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 / Manufactured Home
North:
Chandler Heights Rd then Town of Gilbert / SFR subdivision
South:
Rural-43 / Single-Family Residence
East:
Val Vista Dr. then Town of Gilbert / Dairy Farm
West:
Rural-43/ Single Family Residence
Utilities and Services:
7.
Water:
Town of Gilbert – Per Agreement
Wastewater:
City of Chandler
School District
Chandler Unified School District
Fire:
City of Chandler
Police:
City of Chandler
Right-of-Way:
8.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT) Major
Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Chandler
Heights Rd.
33’
33’
Principal Arterial
Val Vista Dr.
N/A
N/A
N/A
Adopted Plans:
9.
Southeast Chandler Area Plan (adopted September 16, 1999): The subject site’s land use
designation is “Rural/Agrarian Character. The plan leaves open the possibility of traditional
suburban densities where 2.5 dwelling units per acre may be the norm.
10.
Chandler General Plan: 2016 A Vision Refined (adopted April 14, 2016): The subject site is
designated as “Neighborhoods” for a range of residential densities including 0 – 2.5 dwelling
units per acre for rural-residential land uses. This plan defers to the area plan for guidance and
determining development.
Public Participation Summary:
11.
The applicant fulfilled the minimum requirements and held an in-person community meeting on
December 17, 2025, which was attended by 24 residents of the community. The applicant
provided details on the development proposal and addressed concerns regarding access 150th
Ave. The original submittal proposed a secondary access point along 150th but has been removed
to alleviate concerns about traffic.
Outstanding Concerns from Reviewing Agencies:
12.
N/A
Z250032
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Staff Analysis:
13.
The proposed zone change from Rural-43 to R1-6 RUPD provides the area which has transitioned
from an agricultural and rural setting to a more traditional suburban setting with more housing
supply while also respecting the existing land use densities of the neighboring parcels to the
south and west. The deviations from the R1-6 development standards do not negatively impact
density and are less dense than the subdivision to the north which now lay within the Town of
Gilbert’s limits. They represent a zoning design and technique that establishes efficient
development while also preserving sufficient open space that provides environmental benefit.
14.
Although not annexing within the City of Chandler, the proposed zone change would align with
their city’s current general plan and Southwest Area Plan which governs the subject site and
would resemble development that is existing and likely to continue. Shea Homes is a reputable
builder who has taken measures to ensure that the local character is minimally impacted by
moving access away from a private easement along 150th Ave, toward a second location that will
be determined during the preliminary plat process.
15.
The site is within the City of Chandler’s Municipal Planning Area. It is adjacent to the Town of
Gilbert to the north and east, who is providing water service. Chandler is providing sewer services
and is the ultimate annexing authority. However, the site is not adjacent to Chandler but rather is
adjacent to large-lot residential lot splits to the south and west in unincorporated county. As part
of Vision 2030, Land Use Policy 8 states that “As feasible Maricopa County supports annexation
of urban development by municipalities”. Staff has concern that the current scenario of urban
development on site may result in a long-term or permanent urban county island without
municipal police, fire protection, trash pick-up, etc. Having said that, the site will have water and
sewer service.
Recommendation:
16.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z250032 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Conceptual Site Plan“, consisting of 1 page and stamped received March 20,
2026, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “SWC Val Vista Drive and Chandler Heights Road“, consisting of 23 pages and
stamped received March 20, 2026, except as modified by the following conditions.
c.
The following R1-6 RUPD standards shall apply:
1. Min. Rear Setback: 20’
2. Maximum Lot Coverage: 58%
3. Maximum Perimeter Wall Height: 8’-8’’
d.
Prior to issuance of residential permits, the applicant shall provide the Maricopa County
Planning and Development Department with an executed pre-annexation utilities services
agreement with the City of Chandler or Town of Gilbert that identifies the detail for when
the proposed project will be annexed and the provision of water and sewer service.
Z250032
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e.
One point of public access and one point of emergency access surfaced with an all-
weather surface shall be provided for the subdivision.
f.
The following Environmental Services conditions shall apply:
1.
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater
system infrastructure.
2.
A Water Service Agreement signed by the Utility is required and must be submitted to
MCESD’s Subdivision & Infrastructure Program if the site/development will be
provided with water and/or reclaimed water by a Utility. A Capacity Assurance Form
issued by the Utility is required to MCESD’s Subdivision & Infrastructure Program if
the site/development wastewater service is being provided by a Utility.
g.
The following Maricopa County Department of Transportation (MCDOT) conditions shall
apply:
1.
Applicant to contact the City of Chandler regarding access, Right-of-Way, and
required improvements to Chandler Heights Road.
2.
The applicant will be required to improve the perimeter street (Chandler Heights
Road) to the City of Chandler’s ultimate classification per the Maricopa County
Subdivision Regulations Section 303.
3.
Applicant to contact the Town of Gilbert regarding access, Right-of-Way, and required
improvements to Val Vista Drive.
4.
The applicant will be required to improve the perimeter street (Val Vista Drive) to the
Town of Gilbert’s ultimate classification per the Maricopa County Subdivision
Regulations Section 303.
5.
The internal roadways will be private and maintained by the HOA as stated in the
project narrative.
6.
This project is located within or adjacent to a programmed City of Chandler
Transportation Improvement Program (TIP) Project Chandler Heights from McQueen
Road to Val Vista Drive. Please coordinate with the City of Chandler. This may include
the necessity of an In- Lieu process for cost share of project and additional Right-of-
Way dedication. To coordinate with MCDOT on this project please contact
Taianna.Yee@maricopa.gov.
7.
The above comments do not include identification of utilities or underground
facilities within or adjacent to the required right-of-way that may have prior rights
and/or require relocation.
h.
The following Planning Engineering conditions shall apply:
1.
From the Pre-App (PA250149), Retention for the ½ widths of Chandler Heights
Road, Val Vista Drive, and 150th Street must be provided within the subdivision
(MCZO 1205.7.6-2.a)
Z250032
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2.
Engineering review of planning and/or zoning cases is for conceptual design
only. 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.
3.
Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the subdivision drainage
infrastructure.
4.
Detailed Grading and Drainage (Infrastructure) Plans must be submitted with
the application for Final Plat Approval and Building Permits.
5.
Retention requirements have not been reviewed for this rezoning case, so runoff
coefficients and retention volumes have not been verified as a part of this
review.
6.
Any retention basin deeper than 3.0-feet must be enclosed with pool-barrier
compliant fencing.
7.
The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of any
building
permits
required
for
site
development.
See:
https://www.maricopa.gov/DocumentCenter/View/6577
i.
Noncompliance with any of the conditions assigned to the approval of this Zone Change
by the Maricopa County Board of Supervisors may be grounds for revocation in
accordance with the requirements and procedures as set forth in the Maricopa County
Zoning Ordinance.
j.
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.
k.
The granting of this change in 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
may be considered for revocation 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:
Isaac Perez, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Z250032
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Attachments:
Case Map (1 page)
Site Plan (1 page)
Narrative Report (23 pages)
MCDOT comments (1 page)
MCESD comments (1 page)
DPR comments (2 pages)
Service Letter (1 page)
City of Chandler Correspondence (2 Pages)
Town of Gilbert – Correspondence (6 Pages)
/
Maricopa County Planning & Development - Phoenix, AZ
1
Gross Acres: 17 approx.
Generated March 12, 2026 8:54 AM
Z250032
Application Name:
Legal Description
SWC Val Vista & Chandler Heights
Applicant
Case Address
2S 6E 29
Brennan Ray
15049 E CHANDLER HEIGHTS RD
Applicant Phone/Email
Parcel Primary:304-81-973A
(602) 558-9934
CHANDLER, AZ 85249
Map scale 1:3,108
Supervisor District No.
Request to rezone to R1-6 RUPD zoning overlay.
11
N
SWC VAL VISTA DRIVE &
CHANDLER HEIGHTS ROD EIIT 2: CONCEPTUAL SITE PLAN
Received 03/20/2026
Prepared By:
ABLA
310 E. Rio Salado Pkwy.
Tempe, AZ 85281
Submitted to:
Maricopa County - Planning and Development Department
301 W. Jefferson Street
Phoenix, AZ 85003
Zone Change from RU-43 to R1-6 with Overlay
Project Narrative
SWC VAL VISTA DRIVE &
CHANDLER HEIGHTS ROAD
Case No. Z250032
March, 2026
Received 03/20/2026
Development Team
Prepared For:
Shea Homes
Matt Telban
8800 N. Gainey Center Drive
Scottsdale, AZ 85258
P: (602) 616-3257
Planning/ Landscape Architecture:
ABLA
Alex Fish, Thomas Durant, Lauren Colone
310 East Rio Salado Parkway
Tempe, AZ 85281
P: (480) 530-0077
Legal:
Ray Law Firm
Brennan Ray
P: (602) 536-8983
Civil Engineer:
Colliers Engineering & Design
Ty Wilson
4742 N. 24th Street, Ste 270
P: (602) 730-3890
Table of Contents
1. INTRODUCTION
5
1.1 PURPOSE OF REQUEST
5
1.2 AUTHORITY
6
2. SITE CONDITIONS AND LOCATION
8
2.1 COMMUNITY CONTEXT
12
3. INFRASTRUCTURE AND UTILITIES
14
3.1 DRAINAGE
14
3.2 GRADING AND EARTHWORK
14
3.3 WASTEWATER
14
3.4 WATER
14
4. SERVICE PROVIDERS AND PUBLIC FACILITIES
15
4.1 UTILITIES
15
4.2 POLICE AND FIRE SERVICES
15
4.3 SCHOOL DISTRICT CONSIDERATION
16
5. REGULATORY FRAMEWORK
17
5.1 PERMITTED USES
17
5.1.1 RESIDENTIAL USES
17
5.1.2 DEVELOPMENT STANDARDS
17
6. CIRCULATION
19
6.1 VEHICULAR CIRCULATION
19
6.2 PEDESTRIAN CIRCULATION
19
7. OPEN SPACE AND LANDSCAPE
20
7.1 OPEN SPACE
20
7.2 CENTRAL AMENITY AND RECREATIONAL FEATURES
20
7.3 PATHS AND TRAILS
21
8. WALLS, FENCES, AND MONUMENTATION
22
8.1 WALLS, FENCES, AND SCREENING
22
8.2 MONUMENTATION
22
9. PARKING STANDARDS
23
10. PROJECT PHASING
23
11. CONCLUSION
23
EXHIBIT 1: VICINITY MAP
7
EXHIBIT 2A: EXISTING AND PROPOSED ZONING MAP
10
EXHIBIT 2B: CONCEPTUAL SITE PLAN
11
EXHIBIT 2.1: COMMUNITY CONTEXT PLAN
13
Please note that the numbering of exhibits, tables, and figures throughout this document are
designed to correspond directly to the sections of text to which they are related.
List of Exhibits
List of Tables and Figures
TABLE 2: RELATIONSHIP WITH SURROUNDING PROPERTIES
9
TABLE 5.1.2: R1-6 RUPD DEVELOPMENT STANDARDS
18
RUPD 5
SWC VAL VISTA &
CHANDLER HEIGHTS
1. INTRODUCTION
Shea Homes (“Shea”), a recognized developer of high-quality residential communities, proposes a
Residential Unit Plan of Development (“RUPD”) overlay zoning district for approximately 20.19 gross
acres (17.86 net acres) located at the southwest corner of Val Vista Drive and Chandler Heights
Road in unincorporated Maricopa County, Arizona (the "Site"). The RUPD overlay supports the
development of a single-family detached residential neighborhood designed to reflect thoughtful
land planning principles, with homes organized around centralized open space and internal trail
connections that promote walkability and neighborhood cohesion.
Although the Site lies within unincorporated Maricopa County (the “County”), adjacent rights-of-
way along Val Vista Drive and Chandler Heights Road fall under the jurisdiction of the Town of
Gilbert (the “Town”) and the City of Chandler (the “City”), respectively. At this time, the Site will
remain under County jurisdiction, and the RUPD is proposed within this framework. The RUPD
acknowledges these multi-jurisdictional boundaries and allows for coordination with the Town
and City, as appropriate, to address infrastructure and access considerations.
The RUPD overlay establishes tailored Development Standards and Design Guidelines (“Standards
and Guidelines”) that respond to the unique context of the Site while maintaining compatibility
with the City’s General Plan and surrounding land uses. The proposed zoning framework advances
long-range planning goals by introducing a well-integrated residential option that reinforces the
character of the area and accommodates future growth in a manner consistent with municipal
policies.
Refer to Exhibit 1: Vicinity Map for the Site's location and contextual relationship to the
surrounding community.
1.1 Purpose of Request
The purpose of this request is to rezone the Site from Rural Zoning District (“RU-43”) to Single-
Family Residential Zoning District (“R1-6”) and to establish a corresponding RUPD zoning overlay.
This request permits the development of a high-quality residential community consisting of
approximately fifty (50) lots.
SWC VAL VISTA &
CHANDLER HEIGHTS
RUPD 6
1.2 Authority
This narrative is part of a rezoning application for a RUPD zoning overlay, enacted pursuant to
the County’s Zoning Ordinance (the “Ordinance”) and in conformance with the Comprehensive
Plan. All references to the Ordinance are to Maricopa County Zoning Ordinance, as amended.
The R1-6 RUPD establishes site-specific Standards and Guidelines that supersede the underlying
zoning regulations, except where specifically referenced. These Standards and Guidelines are
intended to guide all subdivision plats, development plans, and on-site improvements.
Approval of this zoning request and adoption of the R1-6 RUPD Standards and Guidelines
supports continued development of the Site as a high-quality residential community. The
proposed neighborhood introduces a housing product that responds to current homeowner
needs and market conditions while contributing to an attractive and cohesive transition to
adjacent residential areas.
7
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SWC VAL VISTA DRIVE &
CHANDLER HEIGHTS ROD Exhibit 1: VICINITY MAP
RUPD 8
SWC VAL VISTA &
CHANDLER HEIGHTS
2. SITE CONDITIONS AND LOCATION
The Site is currently zoned RU-43 under Maricopa County jurisdiction. Two (2) existing residences,
including one (1) mobile home, are currently located on the Site; these residences are not intended
to be retained as part of the proposed development. The RU-43 zoning classification permits
low-density rural residential development on lots of at least one (1) acre, which does not reflect
the suburban development pattern found in the surrounding area.
The Site is designated Neighborhoods under the City of Chandler’s 2016 General Plan and is also
located within the Southeast Chandler Area Plan, which designates the area as having a Rural/
Agrarian Character and guides residential development that supports single-family housing at
suburban densities.
The proposed development includes approximately fifty (50) single-family detached homes on
lots measuring sixty (60) feet by one hundred twenty (120) feet, resulting in a gross density of
2.48 dwelling units per acre (du/ac). To accommodate this development pattern and align with
adjacent zoning designations in the surrounding jurisdictions, the Site is proposed to be rezoned
from RU-43 to R1-6 RUPD. The RUPD overlay establishes site-specific Standards and Guidelines
tailored to the proposed lot configuration and neighborhood layout.
The surrounding area includes a mix of developed and undeveloped land within the Town of
Gilbert, the City of Chandler, and unincorporated Maricopa County. Residential neighborhoods
exist to the north and west, with additional low-density residential development under construction
or planned in the area. A summary of adjacent land use and zoning is providing in Table 2:
Relationship with Surrounding Properties.
SWC VAL VISTA &
CHANDLER HEIGHTS
RUPD 9
TABLE 2: RELATIONSHIP WITH SURROUNDING PROPERTIES
DIRECTION
EXISTING GENERAL
PLAN LAND USE
CATEGORY
EXISTING ZONING
EXISTING USE
Site
Neighborhoods per City of
Chandler
RU-43 per Maricopa
County
Undeveloped
North
Residential > 2-3.5 DU/AC per
Town of Gilbert
SF-7 per Town of
Gilbert
Single-Family Residential
South
Neighborhoods per City of
Chandler
RU-43 per Maricopa
County
Single-Family Residential
East
Residential > 2-3.5 DU/AC per
Town of Gilbert
SF-43 per Town of
Gilbert
Undeveloped
West
Neighborhoods per City of
Chandler
RU-43 per Maricopa
County
Single-Family Residential
Refer to Exhibit 2A: Existing and Proposed Zoning Map and Exhibit 2B: Conceptual Site
Plan for additional information on zoning and Site layout.
10
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SWC VAL VISTA DRIVE &
CHANDLER HEIGHTS ROD Exhibit 2A: EXISTING AND PROPOSED ZONING MAP
11
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SWC VAL VISTA DRIVE &
CHANDLER HEIGHTS ROD Exhibit 2B: CONCEPTUAL SITE PLAN
SWC VAL VISTA &
CHANDLER HEIGHTS
RUPD 12
2.1 Community Context
The Site is located within an established suburban area that provides convenient access to public
schools, parks, and other community-serving amenities. Several educational and recreational facilities
are situated nearby and contribute to the area’s overall suitability for residential development.
These services enhance neighborhood connectivity, promote walkability, and support the long-
term livability of the surrounding community.
Refer to Exhibit 2.1: Community Context Map for the location of nearby schools, parks, and
other facilities in relation to the Site.
13
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SWC VAL VISTA DRIVE &
CHANDLER HEIGHTS ROD Exhibit 2.1: COMMUNITY CONTEXT PLAN
RUPD 14
SWC VAL VISTA &
CHANDLER HEIGHTS
3. INFRASTRUCTURE AND UTILITIES
3.1 Drainage
The Site is designed to drain toward the northeast corner, where a primary retention basin is
planned to collect and manage on-site stormwater. Additional basins are located in the northwest
and southwest corners of the community to balance flows and ensure adequate retention capacity.
The overall drainage system shall manage stormwater in compliance with Maricopa County
and City of Chandler requirements, preventing adverse impacts on adjacent properties. Final
engineering shall confirm basin sizing, storage volumes, and conveyance to ensure compliance
with adopted drainage criteria at the time of Preliminary Plat.
3.2 Grading and Earthwork
Site grading should balance cut and fill to support efficient drainage and retention while maintaining
compatibility with surrounding grades. Earthwork should be minimized to the extent feasible to
preserve existing conditions and to integrate the development into the surrounding residential
context.
3.3 Wastewater
The Site is anticipated to connect to the City of Chander’s wastewater system along Chandler
Heights Road through an internal network of gravity sewer mains. The system shall be designed
in compliance with the City’s standards for capacity and treatment. A detailed utility plan and
basis-of-design sewer report shall be submitted during future planning and permitting stages.
Public sewer mains are generally be placed within easements centered in private drive aisles and
designed to avoid location beneath parking areas, landscape, fences, and retention basins unless
an engineering evaluation determines otherwise. All mains shall be sized consistent with master
planning, applicable design standards, and the needs of the development.
3.4 Water
The Site is anticipated to connect to the Town of Gilbert water supply system through an internal
looped network designed to provide adequate pressure and flow for both daily demand and fire
protection. Hydrant spacing shall comply with the Town’s fire code requirements. The internal
system is planned to serve the maximum proposed build-out and be constructed in accordance
with the Town engineering standards. Any necessary off-site improvements will be identified
during the Town’s review process and addressed prior to development.
RUPD 15
SWC VAL VISTA &
CHANDLER HEIGHTS
4. SERVICE PROVIDERS AND PUBLIC FACILITIES
4.1 Utilities
The Site is anticipated to be serviced by the following utility providers:
A. Electric
1. Electricity for the Site is provided by Salt River Project (“SRP”).
B. Telephone, Internet, and Cable
1. Telecommunication services including telephone, internet, and cable for the Site is provided
by Cox or another provider as designated by Shea.
C. Natural Gas
1. Natural gas service to the Site is provided by Southwest Gas.
D. Solid Waste Disposal
1. Solid waste disposal service for the Site is provided by the City of Chandler.
E. Reclaimed Water Facilities
1. Reclaimed water services for the Site is provided by the Town of Gilbert.
F. Water
1. Potable water service for the Site is provided by the Town of Gilbert.
G. Wastewater
1. Wastewater collection and treatment service for the Site is provided by the City of Chandler.
4.2 Police and Fire Services
A. Police
1. Police services for the Site are provided by the Chandler Police Department.
B. Fire
1. Fire protection services for the Site are provided by Chandler Fire Department.
2. Each dwelling unit is equipped with an automatic fire sprinkler system consistent with
Section 903.3.1.1, 903.3.1.2, or 903.3.1.3 of the 2018 International Fire Code (“2018 IFC”),
as adopted and amended by Maricopa County. In accordance with Appendix D, Section
D107.1 of the 2018 IFC, residential developments with more than thirty (30) dwelling units
are permitted to provide a single approved fire apparatus access road when all dwelling
units are protected throughout with an approved automatic sprinkler system. The Site
design complies with this provision and does not include a secondary emergency access
connection.
SWC VAL VISTA &
CHANDLER HEIGHTS
RUPD 16
C. Fire Hydrants
1. All new development must incorporate a network of fire hydrants installed in accordance
with the applicable standards of the Town and the Maricopa Association of Governments
(“MAG”).
2. The precise number, location, and specifications of hydrants shall be determined by the
Fire Chief, based on site-specific factors such as building layout, development density,
and lot configuration.
3. Water lines supplying fire hydrants must have a minimum diameter of six (6) inches. These
lines should not terminate in dead-ends except where unavoidable, such as cul-de-sacs
or other naturally terminating street segments.
4.3 School District consideration
The Site is located within the Chandler Unified School District (the “District”). Coordination with
the District is anticipated during future planning stages if enrollment impacts are anticipated.
Shea, as the Developer, is expected to work collaboratively with the District and the Town to assess
potential needs and address any impacts resulting from the proposed residential development.
RUPD 17
SWC VAL VISTA &
CHANDLER HEIGHTS
5. REGULATORY FRAMEWORK
5.1 Permitted Uses
5.1.1 Residential Uses
The Site establishes single-family detached residential lots as the permitted use within the R1-6
RUPD. All residential uses shall comply with the permitted uses of the Ordinance.
5.1.2 Development Standards
The Development Standards established through this R1-6 RUPD define lot sizes, setbacks,
building heights, lot coverage, and other dimensional criteria to support a cohesive and high-
quality residential community. These Development Standards are intended to provide flexibility
while maintaining compatibility with the surrounding neighborhoods and land use patterns.
Development within the Site shall comply with the applicable sections of the County Ordinance
and the County design guidelines, except where modified by this request.
Table 5.1.2: R1-6 RUPD Development Standards summarizes the specific lot and Development
Standards applicable to the Site.
SWC VAL VISTA &
CHANDLER HEIGHTS
RUPD 18
TABLE 5.1.2: R1-6 RUPD DEVELOPMENT STANDARDS
Zoning Category
R1-6
R1-6 RUPD
Maricopa County Standards
60’x120’ Lots
Minimum Lot Area (sf.):¹
6,000
6,000
Minimum Lot Dimensions (ft.):
Width:
60’
60’
Depth:
N/A
120’
Maximum Height (ft./stories):
35’
35’
Minimum Building Setbacks:
A. Front Setbacks:
Front living space/porch
20’
10’
B. Garage Setbacks:
Front Garage Setback
20’
20’
C. Side:
5’
5’
D. Rear Setbacks:
25’
20’
Maximum Lot Coverage (%)
50%
58%
Minimum Casita Building Setbacks
Rear Setbacks
N/A
5’
Side Setbacks
N/A
5’
Wall Height (ft.):
Maximum Wall/Fence Height
6’
8’-8”
1. Setbacks are measured from the property line unless otherwise noted.
Decrease from Maricopa County standards shown in red.
RUPD 19
SWC VAL VISTA &
CHANDLER HEIGHTS
6. CIRCULATION
6.1 Vehicular Circulation
The Site is bordered by Chandler Heights Road and Val Vista Drive, both of which are arterial
roadways designed to accommodate residential traffic volumes and provide safe, efficient access
to the community.
Primary vehicular access to the Site is provided from Chandler Heights Road, with the entry
aligned to the Waterston community entrance to the north. This coordinated design establishes
a consistent entry experience and supports safe traffic operations along Chandler Heights Road.
Internal circulation is accommodated by a system of private streets maintained by the homeowners’
association (“HOA”). The internal loop street provides access to all lots, with short block lengths
to promote a neighborhood scale and reduced travel speeds. A gated entry is intended to limit
vehicular access to residents and authorized visitors, while maintaining compliance with County
and emergency service requirements.
The circulation network is designed to support safe and efficient access for residents while
maintaining compatibility with the surrounding arterial roadway system.
6.2 Pedestrian Circulation
Pedestrian connectivity is provided through sidewalks along both sides of the private streets,
creating safe and accessible internal network. These sidewalks provide direct access to the central
amenity area and adjacent open space tracts, ensuring that all lots are within walking distance
of neighborhood amenities.
Perimeter connectivity is provided through the existing sidewalk along Val Vista Drive and Chandler
Heights Road, linking the Site to the broader pedestrian network of the surrounding area.
Additional detail on path and trail connections is provided in Section 7.3: Paths and Trails.
RUPD 20
SWC VAL VISTA &
CHANDLER HEIGHTS
7. OPEN SPACE AND LANDSCAPE
The development features a thoughtfully designed network of open spaces, including parks,
paths, and trails that enhance the community’s character and provide a range of recreational
opportunities. The design integrates open space with the drainage system and promotes
connectivity through a coordinated path and trail network. These amenities support active and
passive recreation for residents.
7.1 Open Space
The open space framework is designed to integrate functional and recreational areas throughout
the Site and is guided by the following principles:
A. Retention basins integrated into the open space network to provide functional stormwater
management and passive recreation opportunities.
B. Open spaces feature desert-adapted landscape with shade trees and seating areas to create
comfortable gathering places for residents.
C. A centrally located amenity area serves as the primary active recreation space within walking
distance of all lots.
D. Approximately five and seven one-hundredths (5.07) acres of open space, representing twenty-
nine and seven-tenths percent (29.7) percent of the net site area, is provided, including areas
for both active and passive use.
7.2 Central Amenity and Recreational Features
The Site includes a centrally located amenity area that functions as the primary programmed open
space for the community. The amenity is directly accessible via the internal sidewalk network and
positioned to ensure convenient access from all lots within the neighborhood.
Final design details shall be determined through the Preliminary Plat process; however, the amenity
may include a variety of active and passive recreation features, such as:
A. Shaded seating and ramadas;
B. Artificial turf areas for informal play and community gatherings;
C. Sensory-oriented play features, including loop tunnels and interactive equipment;
D. Walking paths and trails located within the amenity area and connected to the broader
sidewalk network;
E. Concrete steppers, raised planters, and decorative landscape and hardscape features to
enhance usability and neighborhood identity;
F. A variety of seating elements including benches, a community table, and a game table; and
G. A fire pit and festoon lighting to support gathering and activation of the space.
The amenity and open spaces should be designed to complement the Site’s retention and passive
open space elements, supporting community needs while allowing flexibility during future
development stages. Landscape design should incorporate native and regionally appropriate
plant materials to enhance aesthetics and promote long-term sustainability.
SWC VAL VISTA &
CHANDLER HEIGHTS
RUPD 21
7.3 Paths and Trails
To complement the sidewalk network described in Section 6.2 Pedestrian Circulation, internal
pedestrian paths and trails are planned to connect residents with key open space areas, such as
the central amenity and retention areas, as well as the internal sidewalk network. These internal
paths and trails are intended to enhance walkability and create direct connections between homes
and neighborhood amenities without reliance on the vehicular street network.
RUPD 22
SWC VAL VISTA &
CHANDLER HEIGHTS
8. WALLS, FENCES, AND MONUMENTATION
8.1 Walls, Fences, and Screening
Walls and fences are strategically placed throughout the development to define property
boundaries, provide privacy, and establish a cohesive neighborhood character. All walls, fences,
and screening treatments shall comply with Maricopa County standards, except where specifically
modified by this request.
Perimeter walls are permitted at a maximum height of eight feet (8'-0") along Chandler Heights
Road and Val Vista Drive to enhance screening from adjacent arterial roadways and preserve
privacy for perimeter lots. This height continues at the Chandler Heights Road entry as a theme
wall, reinforcing the visual identity of the community and establishing a unified transition between
the monumentation and gated entry. These modifications support project identity, improve
screening, and maintain compatibility with the overall architectural and landscape design.
Decorative columns may be constructed to a maximum height of eight feet eight inches (8’-8”) to
provide vertical articulation at key transition points between wall segments of differing heights.
This allows for vertical articulation where the theme walls transition to lower-height builder walls
while maintaining consistency with the overall architectural and landscape design character.
All other walls not specifically modified by this request shall conform to the requirements of the
County Ordinance. Materials and colors will be selected to complement the architectural and
landscape palette of the community. All walls are designed to comply with County sight visibility
requirements and are subject to review during the Preliminary Plat process.
8.2 Monumentation
Entry monumentation is incorporated at the Chandler Heights Road entry to reinforce the identity
and character of the Site. The monument is designed as a key visual element that establishes
a welcoming arrival experience, consistent with the architectural and landscape theme of the
development.
Monumentation is permitted at a maximum height of eight feet seven inches (8'-7"), exceeding
the typical County standard. This additional height is intentional and provides proportional
scale and visual hierarchy within the entry design. The monument height is intentionally taller
than the adjacent eight-foot (8'-0") theme wall, creating a unified yet visually prominent gateway
statement for the community. This relationship reinforces the identity of the development and
visually anchors the entry sequence.
The monument is designed to comply with County sight visibility requirements and are subject
to review during the Preliminary Plat process.
RUPD 23
SWC VAL VISTA &
CHANDLER HEIGHTS
9. PARKING STANDARDS
Adequate parking shall be provided throughout the development in accordance with Maricopa
County requirements. On-street parking is permitted on both sides of the private streets, and
each lot shall include private driveway and garage parking. This configuration is intended to
provide sufficient parking capacity for both residents and guests within the community.
10. PROJECT PHASING
The Site is anticipated to be constructed in a single phase. All infrastructure, roadway improvements,
and home construction are planned to proceed as part of a unified buildout. Final timing and
sequencing shall be confirmed during the engineering and permitting stages. No formal phasing
plan is proposed at this time. If minor adjustments to construction sequencing become necessary
during the development process, they should be coordinated with Maricopa County through the
appropriate planning and engineering submittals.
11. CONCLUSION
The R1-6 RUPD zoning overlay establishes the framework for a high-quality residential neighborhood
at the southwest corner of Val Vista Drive and Chandler Heights Road. The community introduces
appropriately scaled single-family homes supported by centralized open space, pedestrian
connectivity, and neighborhood amenities consistent with the suburban development pattern
of the surrounding area.
This RUPD provides site-specific development standards tailored to the Site’s location and
configuration, while supporting coordinated infrastructure planning with the Town of Gilbert
and the City of Chandler. The zoning overlay ensures compatibility with adjacent jurisdictions
and reinforces a cohesive neighborhood character.
The R1-6 RUPD aligns with Maricopa County’s planning objectives by accommodating residential
growth in a well-integrated, context-sensitive manner that reflects market demand and contributes
to the County’s long-term vision for sustainable development.
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
P: 602.506.4889
F: 602.506.5969
MCDOT Planning TAC Comments
Date: 11/18/2025
TAC Assigned Number: Z250032
APN: 304-81-973A
Description of Request: Zone Change with Overlay
Project Name: Shea Homes
Reviewer Contact Information
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov
or 602-506-7223.
1st Submittal Comments
• Applicant to contact the City of Chandler regarding access, Right-of-Way, and required
improvements to Chandler Heights Road.
• The applicant will be required to improve the perimeter street (Chandler Heights Road) to
the City of Chandler’s ultimate classification per the Maricopa County Subdivision
Regulations Section 303.
• Applicant to contact the Town of Gilbert regarding access, Right-of-Way, and required
improvements to Val Vista Drive.
• The applicant will be required to improve the perimeter street (Val Vista Drive) to the Town
of Gilbert’s ultimate classification per the Maricopa County Subdivision Regulations
Section 303.
• The internal roadways will be private and maintained by the HOA as stated in the project
narrative.
• This project is located within or adjacent to a programmed City of Chandler Transportation
Improvement Program (TIP) Project Chandler Heights from McQueen Road to Val Vista
Drive. Please coordinate with the City of Chandler. This may include the necessity of an In-
Lieu process for cost share of project and additional Right-of-Way dedication. To
coordinate with MCDOT on this project please contact Taianna.Yee@maricopa.gov.
• The above comments do not include identification of utilities or underground facilities
within or adjacent to the required right-of-way that may have prior rights and/or require
relocation.
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
S u b d i vi s io n @ m a ri co p a .go v
e s d .m a r i c o pa .g o v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the SWC Val Vista and Chandler Heights planning case(s). Please note the following
MCESD requirements for site development:
Subdivision Infrastructure and Planning –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
A Water Service Agreement signed by the Utility is required and must be submitted to
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with
water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility
is required to MCESD’s Subdivision & Infrastructure Program if the site/development
wastewater service is being provided by a Utility.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
Additional Notes –
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. 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 current regulations at the time of application.
Project Name: SWC Val Vista and
Chandler Heights
Primary Contact Name: Brennan Ray
Planning Application Type: Zone Change
with Overlay
APN(s): 304-81-973A
Reviewer: Elliott Wheaton, P.E.
Email: Elliott.Wheaton@maricopa.gov
Phone: 602-376-6035
Planner Name: Isaac Perez
Planning Case #: Z250032
Date: November 12, 2025
Water and Waste Management Division
Zachary Kobza, P.E.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 723-5248
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
Zachary.Kobza@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
February 24, 2026
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Isaac Perez, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Manager, Planning & Development
From:
Zachary Kobza, PE, Senior Plans Examiner Engineer, Planning &
Development
Subject:
Z250032 – Rezone to R1-6
APN(s):
304-81-973A
Engineering Review has reviewed the second plan and report routed for review on
02/04/2026, for the subject application and has no objections to the rezone, subject to
the following stipulations:
1. From the Pre-App (PA250149), Retention for the ½ widths of Chandler Heights
Road, Val Vista Drive, and 150th Street must be provided within the subdivision
(MCZO 1205.7.6-2.a)
2. From the Pre-App (PA250149), two (2) points of public access must be
provided for the subdivision.
3. Engineering review of planning and/or zoning cases is for conceptual design
only. 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.
4. Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the subdivision drainage
infrastructure.
5. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with
the application for Final Plat Approval and Building Permits.
6. Retention requirements have not been reviewed for this rezoning case, so
runoff coefficients and retention volumes have not been verified as a part of
this review.
7. Any retention basin deeper than 3.0-feet must be enclosed with pool-barrier
compliant fencing.
Page 2 of 2
8. The subject premises is located within the County’s Urbanized Area and will
disturb more than one (1) acre. A Storm Water Pollution Prevention Permit
(SWPPP), issued by the County (PND), will be required prior to issuance of
any building permits required for site development.
See: https://www.maricopa.gov/DocumentCenter/View/6577
March 19, 2026
M. Brennan Ray
sent via email to:
Ray Law Firm
2325 E. Camelback Rd Suite 400
Phoenix AZ, 85016
Re:
Sanitary Sewer Will Serve Letter
SWC Chandler Heights and Val Vista
Parcel: 304-81-973A
15049 E CHANDLER HEIGHTS RD
To Parties of Interest:
This letter responds to a request for a Will Serve Letter regarding Parcel 304-81-973A located
near SWC of Chandler Heights and Val Vista, Chandler, Arizona for the above referenced Project.
This letter confirms the Project is located within the City of Chandler service area for the public
sanitary sewer. Sanitary sewer service may be available from the City of Chandler if the Project
complies with City of Chandler Unified Development Manual, applicable codes and regulations
including, but not limited to, the City of Chandler General Plan, zoning codes, subdivision codes,
building codes, and policy provisions.
This Will Serve Letter does not guarantee service, nor does it confirm the adequacy,
capacity, or infrastructure capability to provide domestic water or sanitary sewer
service.
Please contact me at the email address or phone number listed below if you have any further
questions or require additional information.
Sincerely,
Gina Ishida-Raybourn, P.E.
Utilities Engineering Manager
Email: Gina.Ishida-Raybourn@chandleraz.gov
Phone: (480) 782-3584
Cc:
Jeremy Abbott, Public Works & Utilities Director
Kurt Mahoney, P.E. Engineer
COD@chandleraz.gov
1
Isaac Perez (PND)
From:
David De La Torre <David.DeLaTorre@chandleraz.gov>
Sent:
Monday, April 6, 2026 1:51 PM
To:
Isaac Perez (PND)
Cc:
Kevin Mayo; Dana Alvidrez; Karen Betancourt
Subject:
Re: 15049 E Chandler Heights Rd - APN 304-81-973A -
Categories:
Green Category
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Good afternoon Isaac,
The City of Chandler is currently in talks with the Town of Gilbert regarding a possible amendment to the
ultimate boundary shared by both jurisdictions at the subject location. While the subject parcel is
currently located within Chandler's municipal planning area, the parcels in that area are currently being
served with water by the Town of Gilbert. Additionally, my understanding is that there is a sewer line in
the adjacent street that would be much closer for the developer to connect to compared to Chandler's
sewer being much further away.
At this point, the discussions between both jurisdictions are in the very early stages and we don't know
what the result will be. Therefore, we will be providing comments regarding the proposed development
in case that the parcel remains within Chandler's jurisdiction.
Let me know if I can be of further assistance,
David de la Torre, AICP
Acting Planning Administrator
Development Services Department
Planning Division
Direct: 480-782-3059
From: Isaac Perez (PND) <Isaac.Perez@maricopa.gov>
Sent: Thursday, March 26, 2026 1:19 PM
To: David De La Torre <David.DeLaTorre@chandleraz.gov>; Kevin Mayo <Kevin.Mayo@chandleraz.gov>; Kevin Snyder
<Kevin.Snyder@chandleraz.gov>
Subject: 15049 E Chandler Heights Rd - APN 304-81-973A -
This Message Is From an External Sender
This message came from outside your organization.
Report Suspicious
Good afternoon, Mr. De la Torre, Mr. Mayo, and Mr. Snyder
2
I am inquiring into the property located at 15049 E Chandler Heights Rd (APN 304-81-973). The subject site is
located within Maricopa County’s Planning jurisdiction but within the City of Chandler’s Municipal Planning Area.
We have received an application for a zone change (case Z250032), from Rural-43 (1-acre minimum lots) to R1-6
RUPD, to allow for future development of a 50-unit single-family residential subdivision. The applicant has
indicated that the City of Chandler will provide wastewater, police, and fire service but has only provided
verification that the subject site does fall within Chandler’s service area.
Based on the submitted application materials, the question of annexation remains unclear, and I am awaiting
further clarification from the applicant. Nevertheless, I am seeking clarification on what the City of Chandler’s
position is on annexation the subject site, and what communications, if any, have been had with the applicant on
this matter.
Below is a link to the citizen access portal where the application materials for case Z250032 can be viewed under
the attachments tab:
https://maricopacountyaz-energovweb.tylerhost.net/apps/selfservice#/search
To help protect your priv acy, Microsoft Office prevented automatic download of this picture from the Internet.
Marico pa County Logo
Isaac Perez
Planner
Planning & Development
301 W Jefferson St Suite 170 Phoenix, AZ 85003
O: 602-506-7150
E: isaac.perez@maricopa.gov
[ Maricopa.Gov ]
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Visit Framework 2040 to learn how to participate, attend meetings and be heard!
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STREET A
STREET B
STREET C
STREET D
TRACT B
TRACT A
TRACT A
TRACT A
APN 304-81-004V
FLORES, MICAELA/GRACIA, HECTOR G
(NOT A PART)
APN 304-81-004U
ANDERSON CURTIS L/LINDA CLAIRE
(NOT A PART)
APN 304-81-982
NILES R JENNETT AND VICTORIA L JENNETT
REVOCABLE TRUST
(NOT A PART)
APN 304-81-004G
JENNETT NILES R & VICTORIA L
(NOT A PART)
APN 304-81-005U
TURNER BRADLEY/ALLYSON
(NOT A PART)
APN 304-81-005V
COOK FAMILY TRUST
(NOT A PART)
APN 304-81-930
YOUNG TORY K/NADIA
(NOT A PART)
APN 304-81-004L
CLARK KEVIN W/ CYNTHIA C
(NOT A PART)
1
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N45°10'08"W 56.37'
N00°02'02"E 2547.21'
N89°38'27"E 331.65'
N00°02'11"W 1325.55'
N89°37'42"E 1222.33'
S44°48'49"W 42.56'
S89°34'42"W 29.33'
CHANDLER HEIGHTS ROAD
VAL VISTA DRIVE
48
49
50
APN 304-81-954A
ANDRESEN-WHITLEY TRUST
(NOT A PART)
PROJ NO.:
DESIGNED:
DATE:
DRAWN:
SCALE:
APPROVED:
U:\_2025\25005804\ENGR\PLANS\PRE-PLAT\25005804-HAMSTRA-PP-CV01 - 2.dwg 1/27/2026 3:37 PM
REV.:
DWG. NO.
SHT. OF
4742 N 24th Street, Suite 270
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
www.colliersengineering.com
Formerly
© 2026. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted
or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
Engineering
& Design
Engineering
& Design
Contact Arizona 811 at least two full
working days before you begin excavation
CALL 811 or click Arizona811.COM
SWC CHANDLER HEIGHTS AND VAL VISTA
CHANDLER HEIGHTS ROAD & VAL VISTA DRIVE
PRELIMINARY PLAT
25005804
JAN 2026
N.T.S.
CV01
1
5
KS
CC, TB
TW
MARICOPA COUNTY, ARIZONA
N
VICINITY MAP
N.T.S.
RIGGS ROAD
VAL VISTA DRIVE
LINDSAY ROAD
CHANDLER HEIGHTS ROAD
SITE
29
BASIS OF BEARING
BASIS OF BEARING IS THE NORTH LINE OF THE NORTHEAST QUARTER OF SECTION 29,
TOWNSHIP 2 SOUTH, RANGE 6 EAST OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA
COUNTY, ARIZONA, BETWEEN A TOWN OF GILBERT BRASS CAP IN HAND HOLE ACCEPTED AS
THE NORTHEAST CORNER OF SAID SECTION, AND A MARICOPA COUNTY DEPARTMENT OF
TRANSPORTATION BRASS CAP IN HAND HOLE ACCEPTED AS THE NORTH QUARTER CORNER OF
SAID SECTION WHICH IS CONSIDERED TO BEAR SOUTH 89°37'42" WEST, A DISTANCE OF
1327.42 FEET.
BENCHMARK
FOUND CITY OF GILBERT BRASS CAP IN HAND HOLE AT THE NORTHEAST OF
SECTION 29 TOWNSHIP 2 SOUTH, RANGE 6 EAST OF THE GILA AND SALT RIVER
MERIDIAN, PINAL COUNTY, ARIZONA.
CITY OF GILBERT CONTROL NETWORK NAVD88 ELEVATION=1287.02
DEVELOPER
SHEA HOMES
8800 N GAINEY CENTER DRIVE, SUITE 350
SCOTTSDALE, AZ 85258
PH: 602.616.3257
CONTACT: MATT TELBAN
EMAIL:
ENGINEER
COLLIERS ENGINEERING & DESIGN
4742 NORTH 24TH ST, SUITE #270
PHOENIX, AZ 85016
PH: 602.490.0535
CONTACT: TY WILSON
EMAIL:
THE FOLLOWING FLOOD PLAIN DESIGNATION AND ASSOCIATED COMMENTS ARE COPIED
DIRECTLY FROM THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) WEBSITE.
COLLIERS
ENGINEERING
AND
DESIGN,
LLC
AND
THE
UNDERSIGNED
REGISTERED
PROFESSIONAL LAND SURVEYOR MAKE NO STATEMENT AS TO THE ACCURACY OR
COMPLETENESS OF THE FOLLOWING FLOOD ZONE DESIGNATION STATEMENT.
THE SUBJECT PROPERTY LIES WITHIN SHADED ZONE "X" WITH A DEFINITION OF: AREAS OF 0.2%
ANNUAL CHANCE FLOOD, AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF
LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS
PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD. DESIGNATION DETERMINED BY
FEMA FLOOD ZONE MAP 04013C3110M, PANEL NUMBER 3110 OF 4425, EFFECTIVE DATE
NOVEMBER 4, 2015.
FLOOD ZONE DESIGNATION
A PARCEL OF LAND SITUATE WITHIN THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 2
SOUTH, RANGE 6 EAST OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA,
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 29, MONUMENTED BY A TOWN OF
GILBERT BRASS CAP IN HAND HOLE, FROM WHICH THE NORTH QUARTER CORNER OF SAID SECTION
29, MONUMENTED BY A MARICOPA COUNTY HIGHWAY DEPARTMENT BRASS CAP IN HAND HOLE,
BEARS AS THE BASIS OF BEARINGS, SOUTH 89°37'46” WEST, 2654.81 FEET;
THENCE SOUTH 89°37'46” WEST ALONG THE NORTHERLY LINE OF SAID SECTION 29, A DISTANCE OF
105.46 FEET;
THENCE SOUTH 00°22'18” EAST, 65.00 FEET TO A LINE PARALLEL WITH AND 65.00 FEET SOUTHERLY
OF SAID NORTHERLY LINE, ALSO LYING ON THE SOUTHERLY RIGHT OF WAY OF CHANDLER HEIGHTS
ROAD AS DESCRIBED IN DOCUMENT NO. 2019-0532669, MARICOPA COUNTY RECORDER'S OFFICE,
MARICOPA COUNTY, ARIZONA, AND THE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE, SOUTH 45°10'08" EAST, 56.37 FEET TO A
POINT ON A LINE PARALLEL WITH AND 65.00 FEET WESTERLY OF THE EASTERLY LINE OF SAID
SECTION 29;
THENCE SOUTH 00°02'02" WEST ALONG SAID WESTERLY LINE, 558.05 FEET TO THE SOUTHERLY LINE
OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID
SECTION 29;
THENCE SOUTH 89°38'27" WEST ALONG SAID SOUTHERLY LINE, 1261.60 FEET TO THE WESTERLY
LINE OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 29;
THENCE NORTH 00°02'11" WEST ALONG SAID WESTERLY LINE, 577.75 FEET TO THE SOUTHERLY
RIGHT OF WAY OF CHANDLER HEIGHTS ROAD;
THENCE ALONG SAID SOUTHERLY RIGHT OF WAY THE FOLLOWING 3 COURSES;
THENCE NORTH 89°34'42” EAST, 29.33 FEET;
THENCE NORTH 44°48'49” EAST, 28.37 FEET;
THENCE NORTH 89°37'42” EAST, 1172.99 FEET TO THE POINT OF BEGINNING.
THE ABOVE DESCRIBED PARCEL CONTAINS A COMPUTED AREA OF 752,944 SQ. FT. (17.2852 ACRES)
MORE OR LESS AND BEING SUBJECT TO ANY EASEMENTS, RESTRICTIONS, RIGHTS-OF-WAY OF
RECORD OR OTHERWISE.
THE DESCRIPTION SHOWN HEREON IS NOT TO BE USED TO VIOLATE ANY SUBDIVISION REGULATION
OF THE STATE, COUNTY AND/OR MUNICIPALITY OR ANY LAND DIVISION RESTRICTIONS.
LEGAL DESCRIPTION
UTILITY COMPANIES:
WATER
SEWER
ELEC.
GAS
TELEPHONE
CABLE TV
POLICE
FIRE
ELEMENTARY SCHOOL DISTRICT
HIGH SCHOOL DISTRICT
REFUSE
CITY OF GILBERT
CITY OF CHANDLER
SRP
SOUTHWEST GAS
CENTURY LINK
COX COMMUNICATIONS
CHANDLER POLICE DEPARTMENT
CHANDLER FIRE DEPARTMENT
CHANDLER UNIFIED SCHOOL DISTRICT
CHANDLER UNIFIED SCHOOL DISTRICT
CITY OF CHANDLER
PRELIMINARY PLAT FOR
SWC CHANDLER HEIGHTS & VAL VISTA
MARICOPA COUNTY, ARIZONA
A PORTION OF THE NORTHEAST QUARTER OF SECTION 29,
TOWNSHIP 2 SOUTH, RANGE 6 EAST OF
THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
EAST QUARTER CORNER
SECTION 29 T2S R6E
FOUND TOWN OF GILBERT
BRASS CAP IN HAND HOLE
SHEET INDEX
CV01
COVER SHEET
DT01-DT02
DETAILS & NOTES
PP01-PP03
PRELIMINARY PLAT
NORTH QUARTER CORNER
SECTION 29, T2S, R6E
FOUND MCDOT BRASS CAP IN HAND HOLE
50
100
SCALE:
0
100
200
1" = 100'
1.
THIS SITE WILL NOT BE MASS GRADED.
2.
THERE ARE NO HILLSIDE LOTS ON THIS SITE.
3.
SIGHT VISIBILITY TRIANGLES (SVT'S): NO STRUCTURE, LANDSCAPING, FENCE, WALL OR
TERRACE OR OTHER OBSTRUCTION TO VIEW IN EXCESS OF TWO FEET IN HEIGHT AS
MEASURED FROM THE CENTERLINE OF THE STREET SHALL BE PLACED WITHIN THE
REQUIRED 25-FOOT VISIBILITY TRIANGLES.
4.
SIGNAGE SHALL CONFORM TO THE MARICOPA COUNTY ZONING ORDINANCE, UNLESS
MODIFIED WITH AN RUPD.
5.
ALL OUTDOOR LIGHTING SHALL CONFORM TO SECTION 1112 OF THE MARICOPA
COUNTY ZONING ORDINANCE.
6.
ALL ROADS SHALL BE BUILT TO MARICOPA COUNTY DEPARTMENT OF TRANSPORTATION
STANDARDS.
7.
THE PROJECT'S HOMEOWNER'S ASSOCIATION WILL HAVE THE RESPONSIBILITY FOR
MAINTAINING THE COMMON AREAS TO BE NOTED AS TRACTS OR EASEMENTS
INCLUDING LANDSCAPING AND DRAINAGE FACILITIES IN ACCORDANCE WITH THE
APPROVED PLANS
8.
A SINGLE DROUGHT TOLERANT TREE SHALL BE PLACED IN THE REQUIRED FRONT YARD
OF EVERY LOT WITHIN THE SUBDIVISION. MAINTENANCE OF THE TREE IS THE
RESPONSIBILITY OF THE OWNER; HOWEVER, THE HOA MAY INCLUDE LANGUAGE
REQUIRING THE TREE WITHIN THE CC&RS OF THE SUBDIVISION.
9.
VEHICLE NON-ACCESS EASEMENT (VNAE): AN EASEMENT PROHIBITING VEHICULAR
ACCESS (NON-ACCESS EASEMENT) FROM THE STREET SIDE OF DOUBLE FRONTAGE LOTS
IS REQUIRED. THE MINIMUM WIDTH FOR SAID EASEMENT IS ONE FOOT.
10.
THERE ARE NO LOTS OR TRACTS WITHIN A FLOODPLAIN.
GENERAL NOTES
SWC CHANDLER HEIGHTS AND VAL VISTA IS A PRIVATE, GATED RESIDENTIAL COMMUNITY
CONSISTING OF 50 SINGLE FAMILY LOTS, LOCATED SOUTH OF CHANDLER HEIGHTS ROAD AND
WEST OF VAL VISTA DRIVE. THE TYPICAL LOT SIZE FOR THIS PROJECT IS 60'X120'. THIS PROJECT
UTILIZES A NETWORK OF INTERNAL PUBLIC STREETS.
PROJECT DESCRIPTION
SITE DATA
GROSS PROJECT AREA:
NET PROJECT AREA:
TOTAL LOTS:
TOTAL TRACTS:
DENSITY:
EXISTING ZONING:
PROPOSED ZONING:
ASSESSOR PARCEL NUMBER:
OPEN SPACE/LANDSCAPE AREA:
879,476 SF OR 20.19 AC
307,534 SF OR 17.06 AC
50
2
2.48 DU/AC
RU-43
R1-6
304-81-973A
4.98 AC
NORTHEAST CORNER
SECTION 29 T2S R6E
FOUND TOWN OF GILBERT
BRASS CAP IN HAND HOLE
FINISHED FLOORS ARE SAFE FROM INUNDATION DURING A 100-YEAR PEAK RUN-OFF EVENT IF
CONSTRUCTED IN ACCORDANCE WITH THE APPROVED PLANS.
FINISH FLOOR CERTIFICATION
Unless all homes are equipped with an approved fire sprinkler system, two
points of access are required. IFC D107
Please include a PUE suitable
for water and wastewater
infrastructure all along the
south boundary.
This site is located adjacent to a major
wastewater collection pipe on Val Vista Dr. It
makes no sense to have this site only provide
wastewater collection for only this site. There
should be consideration of wastewater collection
from parcels further upstream. In this case, it
would be all parcels west of Val Vista Dr. As such,
the Town should consider a sewer pipe on
Chandler Hts Rd going west and also 150th St.
Please include a suitable
water and wastewter PUE
all along west boundary.
Provide secondary vehicle access
Need to meet TOG
standards for
Horizontal Curves
Who jurisdiction is
this Chandler or
Gilbert?
Half street
improvements?
Will there be parallel
walls? How far apart?
If annexed into Gilbert, this
area will become part of the
Santan Character area. Please
refer to the General Plan for
character area guidance.
Minimum 50' x 250'
landscape area required
at arterial intersections.
Provide Town of Gilbert
streetscape theme trees
(evergreen elm and sweet
acacia) on Chandler Hts
Rd.
Provide Town of Gilbert
streetscape theme trees
(mesquite, palo verde,
and evergreen elm) on
Val Vista Dr.
Streetscape areas along
Chandler Heights and Val
Vista shall be naturally
contoured.
A secondary access point may be
provided on Val Vista if it meets Town
of Gilbert standards, is a simple right
in/right out configuration with a
deceleration lane, and is located at
least 220' from any existing driveway.
Consider removing this
row of lots to increase
the amount of open
space and create a
better view for Lots
11-16 so they are not
looking at a long block
wall.
Provide lot dimensions
Existing 8" Water
Stub out
Existing 8" Water
Stub out
Nearest POC for
Sewer is in Val Vista
at approx. 26' deep
Water line connecting dead
end line and existing stub
out as shown
Existing 6" waterline
Consider connecting to new
water line in 154th St instead
of Val Vista to form loop
Include Fiber Optic interconnect
conduits across Chandler Heights
frontage per GIL-831.
LSE
LANDSCAPE EASEMENT
ABBREVIATIONS
MONUMENT LINE
ML or M/L
SEWERLINE
SL
WATERLINE
WL
END VERTICAL CURVE STATION
EVCS
EVCE
END VERTICAL CURVE ELEVATION
BEGIN VERTICAL CURVE ELEVATION
BVCE
BVCS
BEGIN VERTICAL CURVE STATION
TL
TRUE LENGTH
TS
TRUE SLOPE
WITH
WEST OR WATER LINE
VOLUME REQUIRED
VOLUME PROVIDED
VERTICAL
VERTICAL CURVE
TYPICAL
TOP OF WALL
TRANSMISSION OR TRANSITION
TOP OF CURB
SIGHT VISIBILITY TRIANGLE
STATION
SPECIFICATIONS
STORM DRAIN MANHOLE
STORM DRAIN
SIDEWALK
SOUTH, SLOPE OR SEWER LINE
RIGHT
RUBBER GASKET REINFORCED CONCRETE PIPE
RIGHT OF WAY
POINT OF VERTICAL INTERSECTION
POLYVINYL CHLORIDE
POINT OF TANGENCY
POINT OF REVERSE CURVE
POINT OF INTERSECTION
POINT OF COMPOUND CURVE
POINT OF CURVE
PAVEMENT
NOT TO SCALE
NORTH OR NORTHING
MINIMUM
MANHOLE
MARICOPA ASSOCIATION OF GOVERNMENTS
LEFT
LANDSCAPE
LOW POINT
INVERT OR INVERSE
HIGH WATER ELEVATION
HORIZONTAL
GRADE BREAK
GUTTER
FUTURE
FOOT OR FEET
FINISH PAD
FINISH FLOOR
EASEMENT
EACH
EAST OR EASTING
DETAIL
DUCTILE IRON PIPE
DIAMETER
CURB RETURN
CENTERLINE
CATCH BASIN
BOTTOM OF RETAINING WALL
BOTTOM OF BASIN
BACK SEWER STATION
BACK OF CURB
ASPHALTIC CEMENT OR CONCRETE
AGGREGATE BASE COURSE
W/
W
VERT
VC
TYP
TW
TRANS
TC
SVT
STA
SPEC
SDMH
SD
S/W or SW
S
RT or R
RGRCP
R/W
PVI
PVC
PT
PRC
PI
PCC
PC
P
NTS
N
MIN
MH
MAG
LT or L
L/S
LP
INV
HWE
HORIZ
GB
G
FUT
FT
FP
FF
ESMT
EA
E
DTL
DIP
DIA
CR
C/L or CL
CB
BRW
BOT
BK
B/C
AC
ABC
HGL
HYDRAULIC GRADE LINE
TOP OF FOOTING
TF
VG
VALLEY GUTTER
FG
FINISH GRADE
HIGH POINT
HP
FINISH SURFACE
FS
TRW
TOP OF RETAINING WALL
LINEAR FEET
LF
MULTI-USE TRAIL EASEMENT
MUTE
TOP OF GRATE
TG
DRAINAGE EASEMENT
DE
HDPE
HIGH DENSITY POLYETHYLENE
POINT OF VERTICAL COMPOUND CURVE
PVCC
EXISTING
EX.
PUBLIC UTILITY EASEMENT
PUE
STANDARD
STD
SIDEWALK EASEMENT
SWE
VNAE
VEHICLE NON-ACCESS EASEMENT
VP
VR
PRIVATE ACCESS EASEMENT
PAE
WATER SURFACE ELEVATION
WSE
WALL HEIGHT
WH
REFUSE COLLECTION EASEMENT
RCE
EVAE
EMERGENCY VEHICLE ACCESS EASEMENT
RETAINING WALL HEIGHT
RWH
EG
EXISTING GRADE
CURB AND GUTTER
C&G
EOP
EDGE OF PAVEMENT
MARICOPA COUNTY RECORDER
MCR
HEADWALL
HW
FACE OF CURB
F/C
BLDG SETBACK LINE
BSL
CITY OF GLENDALE
C.O.G
BOTTOM OF PIPE
BT
TOP OF PIPE
TP
LEGEND
PUBLIC UTILITY EASEMENT
WATER LINE
SEWER LINE
PROPERTY LINE
CONSTRUCTION NOTES
MONUMENT
CENTER LINE
RIGHT-OF-WAY
SEWER MANHOLE
FIRE HYDRANT
VALVE AND TEE
TEE
WATER METER
WATER VALVE
HEADWALL
CATCH BASIN
AC PAVEMENT
EXISTING WATER LINE
EXISTING SEWER LINE
8"W
8"W
8"S
8"S
1
SAWCUT AND REMOVE
GRADE BREAK
VERTICAL CURB & GUTTER
4" ROLL CURB & GUTTER
5' CURB TRANSITION
STORM DRAIN
BARRICADE
EX. STREET LIGHT
PROPOSED STREET LIGHT
EXISTING PAVEMENT
CURVE NUMBER
C1
LINE NUMBER
L1
CURVE LENGTH
L=
BASE ELEVATION
BSE
SWC CHANDLER HEIGHTS AND VAL VISTA
CHANDLER HEIGHTS ROAD & VAL VISTA DRIVE
PRELIMINARY PLAT
25005804
JAN 2026
N.T.S.
DT01
2
5
KS
CC, TB
TW
MARICOPA COUNTY, ARIZONA
C/L
R/W
R/W
17.5' B/C
5'
S/W
2.5%
2.5%
1.5%
LOCAL STREET SECTION
LOOKING NORTH & EAST
N.T.S.
50' R/W
8'
PUE
2.5'
8'
PUE
17.5' B/C
6'
6'
8"S
8"W
ASPHALT EMULSION
SURFACE SEALER TYP.
ASPHALT EMULSION
SURFACE SEALER TYP.
N.T.S.
VISIBILITY EASEMENT
PROJ NO.:
DESIGNED:
DATE:
DRAWN:
SCALE:
APPROVED:
U:\_2025\25005804\ENGR\PLANS\PRE-PLAT\25005804-HAMSTRA-PP-DT01 - 2.dwg 1/27/2026 3:38 PM
REV.:
DWG. NO.
SHT. OF
4742 N 24th Street, Suite 270
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
www.colliersengineering.com
Formerly
© 2026. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted
or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
Engineering
& Design
Engineering
& Design
Contact Arizona 811 at least two full
working days before you begin excavation
CALL 811 or click Arizona811.COM
CHANDLER HEIGHTS ROAD
12"S
NORTH QUARTER CORNER
SECTION 29 T2S R6E
FOUND MCDOT BRASS CAP
IN HAND HOLE
CONNECT TO EX 12" SEWER STUB
INV=1256.00
PROPOSED SEWER MANHOLE
PROPOSED 12 SEWER
PROPOSED 8" SEWER
CHANDLER HEIGHTS ROAD
8"S
PROPOSED SEWER MANHOLE
PROPOSED SEWER MANHOLE
PROJ. NO.
DATE:
SCALE:
DWG. NO.
DRAWN:
SHT. OF
APPROVED:
REV.
DESIGNED:
U:\_2025\25005804\ENGR\PLANS\PRE-PLAT\25005804-HAMSTRA-PP-PP01.dwg 1/27/2026 3:41 PM
© 2026. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted
or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
Engineering
& Design
Formerly
Contact Arizona 811 at least two full
working days before you begin excavation
CALL 811 or click Arizona811.COM
20
40
SCALE:
0
40
80
1" = 40'
TW
CC, TB
KS
----
PP01
JAN 2026
PRELIMINARY PLAT
25005804
1' = 40"
5
CHANDLER HEIGHTS ROAD & VAL VISTA DRIVE
SWC CHANDLER HEIGHTS AND VAL VISTA
####
MARICOPA COUNTY, ARIZONA
KEYMAP
N.T.S.
PP02
PP03
PP01 TOP
PP01 BOT
MATCHLINE SEE BOTTOM LEFT
MATCHLINE SEE SHEET PP02
MATCHLINE SEE TOP RIGHT
MATCHLINE SEE SHEET PP03
MATCHLINE SEE SHEET
PP01 BOTTOM RIGHT
1
2
3
4
5
6
7
8
9
10
27
28
29
30
31
33
34
35
36
38
39
40
32
TRACT A
TRACT A
TRACT B
8"S
8"S
8"W
8"W
8"W
8"W
8"S
8"W
8"S
8"S
8"S
8"W
8"W
8"W
8" W
8"S
8"S
L1
L2
C1
L3
C2
C3
L4
STREET A
STREET B
CHANDLER HEIGHTS ROAD
STREET C
50' R/W
8' PUE
8' PUE
8' PUE
8' PUE
50' R/W
50' R/W
8' PUE
8' PUE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
6' W
6' S
6' S
6' W
6' W
6' S
S44°48'49"W 42.56'
S89°34'42"W 29.33'
7' SRP ELECTRICAL
EASEMENT PER
2025-0092596, M.C.R.
TO BE ABANDONED
APN 304-81-004G
JENNETT NILES R &
VICTORIA L
APN 304-81-004V
FLORES, MICAELA/
GRACIA, HECTOR G
(NOT A PART)
APN 304-81-004U
ANDERSON CURTIS L/
LINDA CLAIRE
(NOT A PART)
APN 304-81-982
NILES R JENNETT AND
VICTORIA L JENNETT
REVOCABLE TRUST
(NOT A PART)
APN 304-81-004L
CLARK KEVIN W/
CYNTHIA C
(NOT A PART)
25' EASEMENT RESERVED FOR ROADWAY
PUBLIC UTILITIES AND IRRIGATION PER
DOCKET 9287, PAGES 589 & 592
DOCKET 9287, PAGE 625 M.C.R.
DOCKET 9287, PAGE 629 M.C.R.
DOCKET 9287, PAGE 644 M.C.R.
DOCKET 9287, PAGE 591 WITH
DOCKET 10185, PAGE 244 M.C.R.
2024-0094409 WITH 2024-0205854 M.C.R.
2024-0205855 M.C.R.
10' EASEMENT RESERVED FOR PUBLIC
UTILITIES AND IRRIGATION PER
DOCKET 9287, PAGE 626 M.C.R.
AND DOCKET 10053, PAGE 825 M.C.R.
10' EASEMENT FOR
COMMUNICATION FACILITIES PER
DOCKET 10382, PAGE 64 M.C.R.
N89°37'42"E 1172.99'
N00°02'11"W 662.78'
N89°38'27"E 663.30'
EX 65' R/W
65' EASEMENT FOR ROADWAY, PUBLIC
UTILITIES AND IRRIGATION RESERVED PER
DOCKET 9287, PAGE 626 M.C.R. AND
DOCKET 9287, PAGE 629 M.C.R. AND
2024-005284 M.C.R. AND
2024-025855 M.C.R.
DRAINAGE EASEMENT PER
2022-0664596 M.C.R.
2024-0095283 M.C.R.
TO BE ABANDONED AND
RELOCATED
37
BASIN RB-1
HWE=1280.50'
BOT=1277.0'
VREQ=48,502 CF
VPVD=65,163 CF
VPVD(RB-1+RB-2)=88,552 CF
BASIN RB-2
HWE=128.50'
BOT=1277.00'
VREQ=39,392 CF
VPVD=23,389 CF
VPVD(RB-1+RB-2)=88,552 CF
1282
1283
1284
1285
1283
1282
1284
1283
1282
1282
1282
1283
1284
1286
1285
1284
1285
1283
1277
1281
1278
1281
1277
1280
1281
1282
1282
C4
EXISTING IRRIGATION DITCH
TO BE REMOVED AND TILED
24"IRR
SEE PP01 BOTTOM RIGHT
FOR SEWER CONTINUATION
LINE TABLE
NO.
L1
L2
L3
L4
DIRECTION
N89°39'50"E
S00°21'33"E
S89°38'27"W
S89°38'27"W
LENGTH
357.86'
167.67'
264.64'
19.47'
CURVE TABLE
NO.
C1
C2
C3
C4
RADIUS
36.50'
200.00'
200.00'
36.50'
DELTA
90°00'00"
15°44'36"
15°44'36"
89°58'37"
LENGTH
57.33'
54.95'
54.95'
57.32'
PROJ. NO.
DATE:
SCALE:
DWG. NO.
DRAWN:
SHT. OF
APPROVED:
REV.
DESIGNED:
U:\_2025\25005804\ENGR\PLANS\PRE-PLAT\25005804-HAMSTRA-PP-PP02 - 2.dwg 1/27/2026 3:47 PM
© 2026. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted
or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
Engineering
& Design
Formerly
Contact Arizona 811 at least two full
working days before you begin excavation
CALL 811 or click Arizona811.COM
20
40
SCALE:
0
40
80
1" = 40'
TW
CC, TB
KS
4
PP02
JAN 2026
PRELIMINARY PLAT
25005804
1" = 40'
5
CHANDLER HEIGHTS ROAD & VAL VISTA DRIVE
SWC CHANDLER HEIGHTS AND VAL VISTA
####
MARICOPA COUNTY, ARIZONA
KEYMAP
N.T.S.
PP02
PP03
PP01 TOP
PP01 BOT
TYPICAL LOCAL STREET
N.T.S.
NORTH QUARTER CORNER
SECTION 29, T2S, R6E
FOUND MCDOT BRASS CAP
IN HAND HOLE
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
41
42
43
44
45
46
47
48
50
TRACT B
TRACT B
TRACT C
8"S
8"W
8"S
8"W
8"W
8"S
8"W
8"S
8"W
8"S
8"W
8"W
8"S
8"S
8"W
APN 304-81-930
YOUNG TORY K/NADIA
(NOT A PART)
APN 304-81-005V
COOK FAMILY TRUST
(NOT A PART)
APN 304-81-005U
TURNER BRADLEY/ALLYSON
(NOT A PART)
1' VNAE
1' VNAE
1' VNAE
8' PUE
8' PUE
8' PUE
8' PUE
1' VNAE
8' PUE
1' VNAE
1' VNAE
8' PUE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
1' VNAE
8' PUE
50' R/W
50' R/W
50' R/W
36'
R/W
6' S
6' W
6' S
6' W
6' W
6' S
6' W
6' S
65'
R/W
EX 65' R/W
EX 65' R/W
24"IRR
18"SD
24"IRR
24"IRR
18"SD
24"IRR
24"IRR
STREET D
STREET B
STREET A
CHANDLER HEIGHTS ROAD
VAL VISTA DRIVE
65' ESMT FOR ROADWAY, PUBLIC UTILITY
AND IRRIGATION RESERVED FROM SPECIAL
WARRANTY DEED RECORDED AT
DOCKET 9287, PAGE 589 & 592 M.C.R.
8' PUBLIC UTILITY EASEMENT
PER 2019-0532670 AND
2023-0630593 M.C.R.
42'
DRAINAGE EASEMENT PER 2019-0523671 M.C.R.
AND ASSIGNED BY 2023-0630592 M.C.R.
AND LICENSED BY 2019-0394052 M.C.R.
TO BE ABANDONED
NORTHEAST CORNER
SECTION 29, T2S, R6E
FOUND CITY OF GILBERT
BRASS CAP IN HAND HOLE
N45°10'08"W 56.37'
N89°37'42"E 1222.33'
N00°02'02"E 2547.21'
BASIN RB-3
HWE=1282.00'
BOT=1277.50'
VREQ=56,155 CF
VPVD=57155, CF
MATCHLINE SEE SHEET PP02
20' EASEMENT FOR PUBLIC
UTILITIES AND IRRIGATION
CONVEYED WITH THE PROPERTY
10' EASEMENT RESERVED FOR PUBLIC
UTILITIES AND IRRIGATION PER
DOCKET 9287, PAGE 626 M.C.R. AND
DOCKET 10053, PAGE 825 M.C.R.
50'
DRAINAGE EASEMENT PER
2022-0664596 M.C.R.
2024-0095283 M.C.R.
TO BE ABANDONED
8' SRP
ELECTRICAL EASEMENT
PER DOCUMENT
2025-0030965, M.C.R.
65' ESMT FOR ROADWAY, PUBLIC UTILITY AND IRRIGATION
DOCKET 9287, PAGE 589 & 592 M.C.R. AND
DOCKET 9287, PAGE 626 M.C.R. AND
DOCKET 9287, PAGE 629 M.C.R. AND
DOCKET 9493, PAGE 644 M.C.R. AND
DOCKET 9284, PAGE 591 M.C.R. WITH
DOCKET 10053, PAGE 825 M.C.R. AND
2024-0094409 M.C.R. WITH
2024-0205854 M.C.R. AND
2024-0203589 M.C.R. AND
2024-0205855 M.C.R.
1285
1284
1283
1285
1285
1284
1283
1282
1278
1284
1281
1279
1286
1287
1288
1288
1287
1285
1284
1286
1287
1285
1286
1286
1282
1283
1284
1287
1286
1285
1284
49
EXISTING IRRIGATION DITCH
TO BE REMOVED AND TILED
CONNECT TO EXISTING
STORM DRAIN CATCH BASIN
PROPOSED BUBBLE UP
STRUCTURE
EXISTING IRRIGATION DITCH
TO BE REMOVED AND TILED
EXISTING IRRIGATION BOX STRUCTURE TO BE
REMOVED AND REPLACED WITH IRRIGATION JUNCTION
LINE TABLE
NO.
L1
L2
L3
L4
L5
DIRECTION
S00°21'33"E
S89°38'27"W
S89°38'27"W
N00°21'33"W
N89°39'50"E
LENGTH
190.14'
16.51'
402.07'
153.00'
453.35'
CURVE TABLE
NO.
C1
C2
RADIUS
36.50'
36.50'
DELTA
90°00'00"
90°01'23"
LENGTH
57.33'
57.35'
PROJ. NO.
DATE:
SCALE:
DWG. NO.
DRAWN:
SHT. OF
APPROVED:
REV.
DESIGNED:
U:\_2025\25005804\ENGR\PLANS\PRE-PLAT\25005804-HAMSTRA-PP-PP03 - 2.dwg 1/27/2026 3:53 PM
© 2026. COLLIERS ENGINEERING & DESIGN, INC. All Rights Reserved. This drawing and all the information contained herein is authorized for use only by the party for whom the services were contracted
or to whom it is certified. This drawing may not be copied, reused, disclosed, distributed or relied upon for any other purpose without the express written consent of Colliers Engineering & Design.
Engineering
& Design
Formerly
Contact Arizona 811 at least two full
working days before you begin excavation
CALL 811 or click Arizona811.COM
20
40
SCALE:
0
40
80
1" = 40'
TW
CC, TB
KS
5
PP03
JAN 2026
PRELIMINARY PLAT
25005804
1" = 40'
5
CHANDLER HEIGHTS ROAD & VAL VISTA DRIVE
SWC CHANDLER HEIGHTS AND VAL VISTA
####
MARICOPA COUNTY, ARIZONA
KEYMAP
N.T.S.
PP02
PP03
PP01 TOP
PP01 BOT
TYPICAL LOCAL STREET
N.T.S.
1
Isaac Perez (PND)
From:
Veronica Gonzalez <Veronica.Gonzalez@GilbertAZ.gov>
Sent:
Thursday, April 9, 2026 4:19 PM
To:
Isaac Perez (PND)
Subject:
SWC of Val Vista Dr & Chandler Heights Rd
Attachments:
PRPL-PLAN-1 Town Comments.pdf
Categories:
Green Category
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Hi Isaac,
I wanted to share with you some comments we recently sent to Brennan Ray pertaining to this project. He has had
discussions with Gilbert about annexing this property into our planning area and requested some feedback on the
proposal. Please feel free to reach out to me if you have any questions.
I understand that this proposal is scheduled to be heard by the Maricopa County Planning & Zoning Commission
on April 23. I plan on attending virtually to hear the Commission’s discussion, but do not wish to speak.
Thank you,
Veronica Gonzalez
Principal Planner
Development Services
veronica.gonzalez@gilbertaz.gov
Work: (480) 503-6720 Cell: (480) 216-2574
50 E. Civic Center Dr. Gilbert, AZ 85296
Open Mon-Thurs, 7 a.m. - 6 p.m.; Closed Fridays
gilbertaz.gov
Shaping a new tomorrow, today.