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December 11, 2024
CPA240001
Page 1 of 2
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
December 11, 2024
Case #/Title:
CPA240001 – La Salvia Dairy
Supervisor District:
5
Applicant/Owners:
William Lally, Tiffany & Bosco, P.A. / La Salvia Family Trust, Misty
La Salvia, La Salvia Survivors Trust, James Jerome La Salvia and
Brittany Lane Shepard, and Jerome La Salvia Marital Trust
Request:
General Comprehensive Plan Amendment (CPA) to amend the
future land use from rural densities (0-1 du/ac) to Multiple Family –
Intermediate (12 – 20 du/ac). CPA case approval is by Resolution,
attached.
Site Location:
Generally located 300 feet northwest of the NWC of 27th Ave. and
Dobbins Rd. in the Laveen area
Site Size:
Approximately 64.8 acres
County Island Status:
Yes (City of Phoenix)
Additional
Comments:
The county’s comprehensive plan currently designates the site as
Rural Development Area (RDA) which coincides with rural densities
of 0-1 du/ac. However, the site is within a county island in an
urbanizing area.
The applicant is seeking the comprehensive plan amendment in
conjunction with related zone change case, Z2024069, to support
future housing developments on the site. The applicant has
described future development to be a mixture of small lot single-
family subdivisions, townhomes, and build-to-rent style multi-family
development.
A number of area residents spoke at the Commission hearing to
express concerns over the potential density onsite and potential
conflict of dense development on site with the rural lifestyle
enjoyed by adjacent residents. To date staff has received a total of
32 items of opposition (including a petition with 279 signatures)
and 12 items of support. There are no outstanding concerns from
reviewing agencies.
December 11, 2024
CPA240001
Page 2 of 2
CPA case approval is by Resolution, attached.
Commission
Recommendation:
On 11/7/24, the Commission voted 5-2 (motion by Milhaven D2,
seconded by Curley D3, with Danzeisen D5 and Lindblom D1
dissenting) to adopt a motion recommending the Board of
Supervisors approve CPA240001.
Presented by:
Joseph Mueller, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachments:
11/7/24 P&Z Packet (55 pages)
CPA240001- Z2024063 Handout Memo 1 (6 pages)
CPA240001- Z2024063 Handout Memo 2 (61 pages)
Resolution (2 pages)
Note:
11/7/24 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
CPA240001
Page 1 of 7
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
CPA240001 – La Salvia Dairy
Hearing Date:
November 7, 2024
Supervisor District:
5
Applicant:
William Lally, Tiffany & Bosco, P.A.
Owners:
La Salvia Family Trust, Misty La Salvia, La Salvia Survivors Trust, James
Jerome La Salvia and Brittany Lane Shepard, and Jerome La Salvia Marital
Trust
Request:
General Comprehensive Plan Amendment to amend the future land use
from Rural Densities (0-1 du/ac) to Multiple Family – Intermediate (12 – 20
du/ac)
Site Location:
Generally located 300 feet northwest of the NWC of 27th Ave. and Dobbins
Rd. in the Laveen area
Site Size:
Approximately 64.8 acres
Density:
12 to 20 du/ac
County Island:
Yes (City of Phoenix)
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
City of Phoenix – Large Lot (0-1 du/ac) and Large Lot (1-2 du/ac)
Municipal Comments:
None received to date
Support/Opposition:
12 letters of support and 16 letters of opposition
Recommendation:
Approve
CPA240001
Page 2 of 7
Project Summary:
1.
The applicant is seeking a general comprehensive plan amendment to the Maricopa County
Vision 2030 plan on approximately 64.8-acre to change the land use designation from rural
densities to multiple family – intermediate (12-20 du/ac). In conjunction, the applicant is seeking
a zone change with overlay from Rural-43 to R-5 RUPD (Z2024063). While the ultimate
development of the site stated by the applicant remain speculative the narrative describes a
potential mix of small lot single-family residential units in combination with multi-family
components, such as a build to rent community. Staff notes that while the site is located around
the NWC of 27th Ave. and Dobbins Rd. there is an approximately one acre at the corner not
included in the CPA request.
2.
The subject site has historically been used for various agricultural operations, including the
existing dairy operations which have been on site for about six decades. The subject site does
not have any recent history outside of the current entitlement pursuit. The applicant submitted
for a preapplication meeting, PA2024062, which was held on April 16, 2024. The applicant
subsequently applied for a zone change with overlay, Z2024063, on May 17, 2024. The technical
advisory committee (TAC) meeting for the zone change case was held on July 16, 2024, where it
was discussed that the land use designation for the subject site does not currently match the
requested zoning so prior approval of a CPA is required for the zoning request to move towards
approval. The applicant then applied for the subject CPA on June 26, 2024 with a request to
amend the future land use designation to multiple family – high (20+ du/ac). The TAC meeting
was held on August 6, 2024. Staff expressed concern over the request to amend from the lowest
density land use designation to the highest. In response, the applicant revised their request to
amend the future land use designation to multiple family – intermediate (12-20 du/ac).
3.
The narrative asserts that the proposed development meets the Comprehensive Plan
Amendment criteria in the following manner:
Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is
not solely for the good or benefit of a particular landowner or owners at a particular point in time.
The applicant states that the proposed future land use will constitute an improvement to the
comprehensive plan by allowing a mix of residential housing types to develop, allowing the site
to complement the surrounding land use patterns.
Whether the amendment will adversely impact all or a portion of the planning area.
A.
Altering acceptable land use patterns to the detriment of the plan – The narrative states
the amendment will complement land use patterns by allowing a variety of housing
densities on the site to compliment the single family residential developing around the
subject site.
B.
Requiring public expenditures for larger or more expensive infrastructure - The narrative
states the cost of infrastructure will be borne by the developers.
C.
Requiring public improvements to roads, sewer, or water systems that are needed to
support the planned land uses – The narrative states that the future homebuilders or
developers of the site will be required to provide all public improvements including roads,
sewer or water systems in order to support the increased density.
CPA240001
Page 3 of 7
D.
Adversely impacting planned uses because of increased traffic – The narrative indicates
that while the requested land use designation will allow the subject area to develop at
higher densities than currently permitted the developer will be responsible for making
appropriate roadway improvements at time of development as per future development
plans and traffic impact studies. The applicant asserts this will mitigate any potential
negative impacts due to traffic increase.
E.
Affecting the livability of the area or health or safety of present and future residents –
The narrative provided by the applicant argues that the livability of the area will not be
impacted because the requested land use designation will set a tone of harmonious
development for the area.
F.
Adversely impacting the natural environment or scenic quality of the area in
contradiction to the plan – The applicant states that the proposed land use designation
will not impact the natural environment because the existing land is currently used for
agriculture. The narrative does not address potential impact on scenic views of South
Mountain.
Whether the amendment is consistent with the overall intent of the Comprehensive Plan.
The applicant’s narrative states that the request is consistent with the overall intent of the
Comprehensive Plan by addressing the Strategic Priorities for Maricopa County such as creating
a land use designation that will allow for a complementary blend of housing densities to match
the evolving land use patterns of the area.
The extent to which the amendment is consistent with the specific goals and policies contained
within the plan.
The applicant’s narrative contains a substantial list of goals and policies from the Vision 2030
Maricopa County Comprehensive Plan. This staff report identifies which goals and policies the
applicant’s narrative addressed.
Vision 2030 Maricopa County Comprehensive Plan
Land Use Element – Goal 1, Policy 2, Policy 17, Policy 19
Transportation Element –Goal 3, Policy 4
Economic Growth Element –Goal 2
Growth Area Element – Goal 1
Open Space Element – Goal 4
Energy Element – Goal 3
Cost of Development Element – Goal 2
CPA240001
Page 4 of 7
2024 Aerial Image of Subject Area and Surrounding Environs
Zoning Map
CPA240001
Page 5 of 7
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural-43 / Dairy farm
North:
Rural-43 / Single-family residences
South:
Dobbins Rd. then R1-6 (Phoenix) / Single-family residences
East:
27th Ave. then S-1 (Phoenix) / Single-family residences & agriculture
West:
Rural-43 / Dairy farm & agriculture
Utilities and Services:
5.
Water:
City of Phoenix (after annexation or will serve agreement)
Wastewater:
City of Phoenix (after annexation or will serve agreement)
School Districts:
Phoenix Union High School
Roosevelt Elementary School Districts
Fire:
Laveen Fire District
Police:
Maricopa County Sherif’s Office
Right-of-Way:
6.
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
27th Ave.
33 feet
33 feet
Arterial Street
Dobbins Rd.
(City
of
Phoenix)
33 feet
33 feet
Arterial Street
Adopted Plans:
7.
Vision 2030 Comprehensive Plan (adopted January 13, 2016): The comprehensive plan
designates the site as Rural Development Area (0-1). This designation denotes an area with
limited or no access to urban services such as, water or sewer. However, this site is unique in the
fact that it is adjacent to these urban services. The applicant is negotiating with the City of
Phoenix for annexation and/or access to these services.
8.
Plan Phoenix General 2015 General Plan (adopted April 2018): The general plan calls for a mix
of large lot residential densities of up to 2 du/ac. On the next page is a snippet from the land use
map found within the general plan which illustrates the large lot residential land uses on the
subject site.
CPA240001
Page 6 of 7
Excerpt from City of Phoenix Future Land Use Map showing approximate boundaries of subject
site with large lot residential
Public Participation Summary:
9.
The applicant exceeded statutory requirements by including notice of the general comprehensive
plan amendment on the site posting and notification mailings for the associated zone change
case (Z2024063). Combined with the associated zone change case staff received opposition
from seven individuals who expressed a desire for lower density single family homes in the area.
There were 12 letters of support who pointed to the proposal as allowing a diversification of
housing supply to an area dominated by single family homes. Staff has not received comment
from City of Phoenix.
Outstanding Concerns from Reviewing Agencies:
10.
N/A
Staff Analysis:
11.
Staff believe the proposed Multiple Family -- Intermediate land use designation is appropriate
because it will compliment current land use patterns, provide opportunities to increase housing
supply, and allow for diverse housing options such as traditional homes, duplexes, townhomes,
and apartments to compliment the small lot single family developments in the area. Staff feels
this will be a superior land use designation than the existing rural densities as it will allow the
approval of the proposed R-5 RUPD zoning via Z2024063. This will allow the site to develop
thoughtfully through platting or plan of development process rather than allowing for the potential
of unregulated wildcat development that is more likely to occur with the existing land use
designation and Rural-43 zoning.
Recommendation:
12.
Staff recommends the Commission adopt a motion recommend that the Board of Supervisors
approve CPA240001.
CPA240001
Page 7 of 7
Presented by:
Joseph Mueller, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Land Use Plan (reduced 8.5”x11”, 1 page)
Legal Description (1 page)
Narrative Report (11 pages)
MCESD comments (1 page)
Support Letters (12 pages)
Opposition Letters (20 pages)
Opposition Map (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
5
Gross Acres: 65 approx.
Generated October 16, 2024 2:45 PM
CPA240001
Application Name:
Legal Description
La Salvia Dairy - Comprehensive Plan Amendment
Applicant
Case Address
1S 2E 2
Holly Reading
2800 W DOBBINS RD
Applicant Phone/Email
Parcel Primary:300-14-009K
4802401818
hreading@tblaw.com
LAVEEN, AZ 85339
Map scale 1:6,362
Supervisor District No.
The Applicant desires to develop a multiple-family and single-faimly residential community on property
currently located within unincorporated Maricopa County. The ten (10) properties total approximately
27TH AVENUE
27TH AVENUE
PARCEL B
DOBBINS ROAD
PARCEL A
PARCEL NO. 1
PARCEL NO. 1
DOBBINS ROAD
SOUTH MOUNTAIN AVENUE
E
S
LEGEND
SOUTH MOUNTAIN AVENUE
50
100
0
100
200
300
SCALE IN FEET
SCALE: 1" = 100'
C-3 ZONING
TO REMAIN
NOT A PART OF
CPA REQUEST
45,927± SF
1.05± ACRES
COMPREHENSIVE PLAN
AMENDMENT AREA
PROPOSED LAND USE:
MULTIPLE FAMILY - INTERMEDIATE
64.83± ACRES
(2,823,994.80± SF)
PROPOSED SITE PLAN
SCALE: 1"= 100'
LA SALVIA DAIRY
DOBBINS & 27TH AVE
PHOENIX, AZ
LAND USE EXHIBIT FOR
CPA REQUEST
HRK
09/10/24 EX-1
#CPA24001
Site Data
MUNICIPALITY: UNINCORPORATED MARICOPA COUNTY
ADDRESS: GENERALLY LOCATED AT THE NWC OF WEST DOBBINS
ROAD & 27TH AVENUE
OWNERSHIP: LA SALVIA MISTY, LA SALVIA FAMILY TRUST, LASALVIA
JAMES JEROME/SHEPARD BRITTANY LANE, LA SALVIA SURVIVORS
TRUST/JEROME LA SALVIA MARITAL TRUST, LA SALVIA SURVIVORS
TRUST
APN'S: 300-14-007J, 300-14-003C, 300-14-009H, 300-14-009R, 300-14-009T,
300-14-009G, 300-14-009V, 300-14-009S, 300-14-009U (A PORTION), &
300-14-009K
EXISTING LAND USE DESIGNATION: RURAL DEVELOPMENT AREA (0-1
DU/AC)
PROPOSED LAND USE DESIGNATION: MULTIPLE FAMILY – HIGH,
DENSITY (GREATER THAN 20 DWELLING UNITS PER GROSS ACRE)
EXISTING ZONING: RU-43
EXISTING AREA PLAN DESIGNATION: RURAL DEVELOPMENT AREA (0-1
DU/AC)
PROPOSED AREA PLAN DESIGNATION: MULTIPLE FAMILY -
INTERMEDIATE
LOT AREA: 64.92± ACRES (2,828,027.52± SF)
VICINITY MAP
SCALE: N.T.S.
LAND USE INFORMATION
SCALE: N.T.S.
SUBJECT SITE
LEGAL DESCRIPTION
PROPOSED SITE PLAN
LA SALVIA DAIRY
DOBBINS & 27TH AVE
PHOENIX, AZ
PROPOSED LANDUSE
EXHIBIT
LEGAL DESCRIPTION
HRK
09/10/24 EX-2
CPA240001
La Salvia Dairy
Narrative for Comprehensive Plan Amendment
Approx. 64.96± acres located at the northwest corner of W Dobbins Road and S 27th Avenue,
Maricopa County, Arizona
Case #: CPA20240001
First Submittal: June 26, 2024
Second Submittal: September 10, 2024
(Related Zone Change: Z2024063)
Development Team
Property Owner
Peggy La Salvia, Misty La Salvia, James
Jerome La Salvia, Brittany Lane
Shepard, La Salvia Family Trust, La
Salvia Survivor's Trust
2916 W Dobbins Rd.
Laveen, AZ 85339
T: 602-697-6392
Contact: James La Salvia
Attorney
Tiffany & Bosco, PA
2525 E. Camelback Rd.
Suite 700
Phoenix, AZ 85016
T: 602-452-2716
Contact: William E. Lally, Esq.
Property Owners Representative
Southwest Land Associates, LLC
P.O. Box 5700
Goodyear, AZ 85338
T: (623) 882-8880
Contact: Lucas W. Schlosser
Table of Contents
A.
Executive Summary ……………………………………………………………………………………………………………………3
1.
On-Site and Regional Location………………………………………………………………………………………………....3
2.
CPA size and description of land use types by acreages…………………………………………………………….4
3.
Roads/transportation systems serving the proposed project……………………………………………………4
4.
Suitability with surrounding land uses…………………………………………………………………………………….5
B.
Whether the amendment (or condition modification) constitutes an overall improvement to the
Comprehensive Plan and is not solely for the good or benefit of a particular landowner or owners at a
particular point in time. ................................................................................................................................................................. 5
C.
Whether the amendment (or condition modification) will adversely impact all or a portion of the
planning area by: .............................................................................................................................................................................. 5
D.
Whether the amendment (or condition modification) is consistent with the overall intent of the
Comprehensive Plan. ...................................................................................................................................................................... 7
E.
The extent to which the amendment (or condition modification) is consistent with the specific goals
and policies contained within the plan. .................................................................................................................................. 7
Conclusion ........................................................................................................................................................................................... 9
Table of Exhibits
Exhibit A- Parcel Map
Exhibit B- Current Zoning Map
Exhibit C- Proposed Zoning Map
Exhibit D- Context Aerial
3
A.
Executive Summary
The Applicant desires to develop a multiple-family and single-family residential community on
property currently located within unincorporated Maricopa County. The ten (10) properties total
approximately 64.96± gross acres and are located on the northwest corner of W Dobbins Road and
27th Avenue, (the “Property”). (Refer to Exhibit A: Parcel Map). To facilitate the future development
of the Property, this application seeks a general Comprehensive Plan Amendment to designate the
Property to Multiple Family – Intermediate. The Property is located in what is now the
decommissioned, Laveen Area Plan. Since the site is outside of an Area Plan, then the default is the
Rural Development Area (0-1 du/ac), as designated by the County’s Comprehensive Plan Vision 2030.
To facilitate the future development of the Property, this application seeks a minor Comprehensive
Plan Amendment (“CPA”) to change the land use designation to Multiple Family –Intermediate,
Density greater than 12 dwelling units per gross acre, but not more than 20 dwelling units per gross
acre. The amendment to the Comprehensive Plan will enable the developer to master plan a future
new residential community with varying residential product types complimentary to current and
future market demand. The development will also include supporting land uses for the influx of
residential units in the area. The southeast portion of the site is zoned C-3, so a commercial
component could be added to the future development. The proposal will have a companion zoning
case, Z2024063, requesting to rezone the Property to the R-5 (Multiple-Family Residential Zoning
District) with a Residential Unit Plan of Development (RUPD) overlay, to facilitate the design and
construction of Traditional Single-Family and Multi-Family development. (See Exhibit B: Current
Zoning Map and Exhibit C: Proposed Zoning Map) Stipulations in the companion rezone case will
cap density at 15 DU/AC, and the height to s-stories. The Rezone request will exclude a small portion
of APN 300-14-009U, located in the southeast corner which is currently zoned C-3, General
Commercial Zoning District (approximately 45,927± SF). This 45,927± SF portion of APN 300-14-
009U is also excluded from this Comprehensive Plan Amendment request, and will remain C-3.
On-Site and Regional Location
Project Data
A.P.N.
APN’s 300-14-007J, 300-14-003C, 300-14-009H, 300-14-009R,
300-14-009T, 300-14-009G, 300-14-009V, 300-14-009S, 300-14-
009U (a portion) & 300-14-009K
Current Land Use
Agricultural Uses – Dairy Farm
Existing Area Plan Land
Use Designation
Rural Development Area (0-1 du/ac)
Proposed Area Plan
Land Use Designation
Multiple Family – Intermediate, Density
(greater than 12 dwelling units per gross acre, but not more than
20 dwelling units per gross acre)
Current Zoning District
RU-43
Proposed Zoning
District
R-5 with RUPD Overlay
(companion case Z2024063)
Gross Site Area
Approximately 64.96± Acres
Area Plan
None
Supervisorial District
Supervisorial District 5 – Steve Gallardo
School District
Elementary – Cesar Chavez - Phoenix Union/Roosevelt Elementary
4
The Property is identified by Maricopa County Assessor Parcel Numbers 300-14-007J, 300-14-003C,
300-14-009H, 300-14-009R, 300-14-009T, 300-14-009G, 300-14-009V, 300-14-009S, 300-14-009U
& 300-14-009K. (Refer to Exhibit D: Context Aerial). The site is approximately 64.96± gross acres of
underutilized land and is located Laveen, AZ.
The Property is located in the southwest valley within Laveen in unincorporated Maricopa County.
Laveen is a situated eight (8) miles southwest of Downtown Phoenix, between South Mountain and
the confluence of the Gila and Salt rivers. Parts of Laveen constitute an unincorporated community
in Maricopa County, while the remainder falls within the city limits of Phoenix, constituting the city's
"Laveen Village" an urban village within the city of Phoenix. The Property is located amongst
Agricultural fields which are to the northwest of the property, and zoned RU-43 in unincorporated
Maricopa County, to the east of the property across 27th avenue is zoned S-1 within the City of
Phoenix. To the south is R1-10 City of Phoenix, single-family residential and to the southwest is
Maricopa County, multi-family R-3 zoning. The northwest hard corner on 27th Avenue and Dobbins
is zoned C-3 in Maricopa County and the southeast corner being zoned C-2 in the City of Phoenix.
(Refer to Appendix B: Current Zoning).
There are numerous options for access the Property as there are arterials and alignments
surrounding the Property. Loop 202 is less than 4± miles from the Property and feeds into Interstate
10, serving both east and west valley of metro Phoenix.
1. CPA size and description of land use types by acreages
The request is to amend the County’s Comprehensive Plan from Rural Development Area (0-1 du/ac)
to Multiple Family – Intermediate, Density (greater than 12 dwelling units per gross acre, but not
more than 20 dwelling units per gross acre). The Property consists of approximately 64.96± acres,
and ten (10) parcels. The proposal would allow for a planned residential community utilizing the
County’s RUPD overlay to amend development standards and provide for a variety of single-family
and multi-family lots sizes with open space amenities. Further, the Applicant will include stipulations
in the companion rezone case which require areas of supporting uses which could utilize the existing
C-3 zoned portion of the Property to allow doe a commercial component, which compliments the
residential neighborhoods.
The Property is currently zoned in Maricopa County. There is no immediate need to annex the
Property into the City of Phoenix. When the proposed development is designed, the water and sewer
needs will be required for this type of development, and annexation discussion will occur at that time.
2. Roads/transportation systems serving the proposed project
As described above, the Property is located south of I-10 on the northwest corner of Dobbins Road
and 27th Avenue, in Maricopa County. The Property is also accessible from Loop 202, South Mountain
Freeway, which is approximately four (4) miles west of the Property, via Dobbins Road. I-17 is also
approximately 5 miles to the north of the property, which connects the I-10. Both Dobbins Road and
5
27th Avenue are identified as major collectors, and are paved streets with single lanes of traffic for
each direction. Access to the proposed development would likely occur from W Dobbins Road.
3. Suitability with surrounding land uses
The Property is located in what is now the decommissioned, Laveen Area Plan. Since the site and the
surrounding properties are outside of an Area Plan, the default is the Rural Development Area (0-1
du/ac), as designated by the County’s Comprehensive Plan Vision 2030. The proposed Multi-Family
– Intermediate Density (greater than 12 dwelling units per gross acre, but not more than 20 dwelling
units per gross acre) land use designation will allow for a master residential developer to create a
land plan that provides for thoughtful and sustainable residential development in the southwest
valley. As more detailed planning of the Property occurs, transitional density to the larger lots can
become a part of the design of the residential community. The Property is surrounded by RU-43
properties, along with City of Phoenix zoned R1-10 and S-1 Properties. As that phase is developed,
transitional density may be appropriate to the existing developed properties and will part of the
rezone request.
To ensure that development of the Property is consistent with the needs of future residents, the
placement of denser residential communities along major transportation corridors is sound land use
planning. Coordinated and planned use of large sections of land, ensure that necessary services,
access and community based amenities are carefully planned and developed. When the proposed
development is designed, the developer plans to discuss annexation with the City of Phoenix, who
will provide sewer and water.
B.
Whether the amendment (or condition modification) constitutes an overall
improvement to the Comprehensive Plan and is not solely for the good or
benefit of a particular landowner or owners at a particular point in time.
This Amendment compliments the surrounding land uses by serving as a transitional community,
bridging the nearby Large and Small Lot Residential communities in the proximate area. The Vision
2030 Comprehensive Plan’s Single Family – Transitional Lot will support the companion R-5 RUPD
request and is consistent with growth and development in the area.
The Project will include a variety of lot sizes and housing products to bring diversity to the area.
Additionally, the proposed land plan will feature open space and create a community appropriately
suited for this area with a lush entrance and centralized amenities that will engage this future
neighborhood.
C.
Whether the amendment (or condition modification) will adversely impact all
or a portion of the planning area by:
Altering acceptable land use patterns to the detriment of the plan.
6
This request does not disturb land patterns to the detriment of the County’s
Comprehensive Plan Vision 2030. Rather, the Project creates the opportunity for the
development of a variety of residential densities to complement the surrounding
residential uses. The proposed amendment will provide an opportunity to provide
housing to Arizona, which is currently deficient by the hundreds of thousands.
Requiring public expenditures for larger and more expensive infrastructure.
The cost of the infrastructure will be borne by the developers in the future. Applicant does
not foresee any necessary large public expenditures to infrastructure right now that fall
within the scope of the plan.
Requiring public improvements to roads, sewer, or water systems that are needed
to support the planned land uses.
The site is currently serviced by private well water and septic for sewer. The proposed
Conceptual Land Use Plan requires the developers or homebuilders to construct the
public improvements including roads, sewer or water systems to support the increase in
density. At whatever point in time a residential development moves forward on any
phase of the Property, all of the infrastructure will have to be planned and approved by
either the County, or the City of Phoenix.
Adversely impacting planned uses because of increased traffic.
There will be no adverse impacts to the area due to increased traffic, as the developer will
improve the surrounding roadways at the development stage. The Loop 202 to the west
provides a major point of access for the Property. When development of the Property
does eventually occur, improved street infrastructure will be constructed by the
developers to handle the projected traffic. At the time of development, a traffic statement
will be prepared to demonstrating the impacts of the proposed development to the area.
Adding a density, and 2-story standard to the companion Rezoning case, aids with
ensuring compatible densities to the existing, surrounding land uses.
Affecting the livability of the area or health or safety of present and future
residents.
While the livability of an area is a subjective standard, this general Comprehensive Plan
Amendment would ultimately set the tone for a harmonious development capable of
supplying the residential needs of future residents. The health and safety of the area and
surrounding area will remain unchanged at a minimum. The Property will ultimately still
require fire and safety services be provided to the area.
Adversely impacting the natural environment or scenic quality of the area in
contradiction to the plan.
This proposal poses no adverse impact to the natural environment or scenic quality of
the area. The Site was previously used as farmland. The south side of Dobbins Road and
the northeast corner of S 27th and W Dobbins are residential communities, offering a
variety of housing alternatives. Residential development is consistent with adjacent uses
and the request for Multi-Family and Single-family residential homes is an optimal
7
designation to blend the small and large lot residential subdivisions in the area. The
overall scenic quality and aesthetic will be greatly improved with landscaping along the
Project’s collector street and open spaces throughout the new community.
D.
Whether the amendment (or condition modification) is consistent with the
overall intent of the Comprehensive Plan.
The requested Comprehensive Plan Amendment is consistent with the overall intent of the Vision
2030 Comprehensive Plan. The CPA will allow the Community to develop with an underlying land
use designation appropriate and compatible with surrounding developments, but flexible enough to
allow for a differing residential density as the market demands at the time of development. With the
additional density comes a broader planning of the Property for coordinated access and roadway
connections, infrastructure, open space and wash preservation, community amenities and the
creation of neighborhoods.
There is no immediate developer for the Property. The market is ever changing, as well as the demand
for affordable housing. The flexibility is necessary to secure and economic success for this proposed
development.
E.
The extent to which the amendment (or condition modification) is consistent
with the specific goals and policies contained within the plan.
The CPA supports specific goals and policies for both the Vision 2030 Comprehensive Plan and the
WTGA as outlined below.
Land Use Goal #1: Achieve balanced and efficient development patterns.
The proposed Conceptual Land Use Plan provides the basis for a balanced and efficient
development pattern. Multiple Family – Intermediate, Density land use allows for the
zoning of R-5 which allows for a variety of residential densities. This flexibility is needed
due to the existing surrounding densities and jurisdiction surrounding the property.
Land Use Policy #2: Maricopa County supports phasing plans for new urban
development to coordinate such development with new urban services and
infrastructure.
This general Comprehensive Plan amendment and the related rezoning case establish the
groundwork for phasing in services and infrastructure. The proposed Conceptual Land
Use Plan allows for a multitude of options throughout the Property to be developed at
once or over time and in concert with the services and infrastructure required. Since
there is no immediate developer for the Property,
Land Use Policy #17: Maricopa County supports balanced land use patterns that
include various residential, retail, non-retail employment, and public and civic
land uses.
8
The proposed amendment allows for R-5 zoning which is being requested in the rezone
request accompanying this Comprehensive Plan Amendment. R-5 allows for Single –
family and Multi-family homes and the 39,989± SF portion of APN 300-14-009U is
excluded from this Rezoning and CPA request, and will remain C-3. This further supports
the balance of land uses, which can be found in this area.
Land Use Policy #19: Maricopa County supports mixed housing options.
The proposed general Comprehensive Plan Amendment for Multiple Family –
Intermediate, Density land use allows for R-5 zoning. R-5 zoning allows for Single-family
and Multi-family residential comprised of different densities. This will allow for mixed
housing options to compliment the variety of homes currently surrounding the Property.
Transportation Goal #3: Coordinate land use decisions with transportation
investments to help the county exercise sound financial management and build the
county’s fiscal strength.
The proposed general Comprehensive Plan amendment and condition modification still
allows for coordinated development of the Property as needed including related
transportation infrastructure. The transportation needs of the Property will take form
over the coming years and development.
Transportation Policy #4: Maricopa County supports using the preferred funding
methods identified in the Cost of Development element to pay for transportation
improvements necessary for new development.
Future developers of the Property will pay for the improvements to the roads and
transportation infrastructure within the Property that are necessary to support the
future residents. The is currently not a developer secured for the Property, nor a
timetable.
Economic Growth Goal #2: Have a diverse and balanced economy to promote long-
term economic stability and economic resiliency.
The Comprehensive Plan Amendment will allow for a variety of density for residential
homes, which will promote the opportunity for affordable housing for the area. Approval
of this CPA request will allow multi-family or smaller lot single-family residences. This
will allow the future developer to create affordable housing, opposed to the current
zoning and land use designation. The current market for single-family large lots, are not
a reality for many future home buyers.
Growth Areas Goal #1: Achieve orderly urban growth that is fiscally and
environmentally responsible, protects public health and safety and promotes
sensible annexation patterns.
9
The goal of the general Comprehensive Plan Amendment request is to provide for
necessary growth in the area over the coming years without impacting the environment
more than necessary to meet the needs for growth. Much of Laveen, and the surrounding
parcels of the Property have been annexed into the City of Phoenix. At the time of
development annexation will likely occur and this will provide the required utilities to
develop the Property.
Open Space Goal #4: Have quality neighborhood parks and open space with
adequate and appropriate recreation amenities in urban residential development.
The general Comprehensive Plan amendment and condition modification request and the
related rezoning case provide for adequate open space on the Property with the intention
of providing recreational amenities throughout the Property.
Energy Goal #3: Have balanced and efficient development patterns.
The proposed Conceptual Land Use Plan ensures balanced and efficient development
patterns for the southwest County. Residential development is designated for the
Property and our proposal seeks to provide the adequate infrastructure and services to
an underserved area.
Cost of Development Goal #2: New development pays its proper and reasonable
share of the costs of new infrastructure, services, and other public improvements.
Infrastructure and other improvements will be determined and paid for in a reasonable
share by future developers. This will take shape over time as the Property is developed
in the future.
The above goals and objectives are integral to the proposed increase in density to the Property. The
proposal is a logical residential growth pattern within the Laveen Area. As the valley grows the
proposed Comprehensive Plan amendment will provide sufficient residential density to support
existing and future commercial and employment accessible from Loop 202, South Mountain Freeway.
Conclusion
The proposed general Comprehensive Plan Amendment are a benefit to the Comprehensive Plan. The
requested Multiple Family – Intermediate, Density (greater than 12 dwelling units per gross acre, but
not more than 20 dwelling units per gross acre) designation allows for R-5 zoning which allows for
Single-Family and Multi-Family residential homes comprised of multiple density options. This will
allow for appropriate densities for the existing and future abutting residential developments
surrounding Property. The residential homes along the property boundaries can serve as a transition
between surrounding Agriculture land uses and the higher density zoning categories along Dobbins
Road. The Multiple Family – Intermediate, Density land use designation is designed to meet today’s
and the near future’s residential market by providing a variety of lot sizes and home designs around
10
significant open space amenities. The quality of subdivision will benefit the future and surrounding
residents by creating a livable and market-ready project.
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
Subdi vi sio n@mari co pa.go v
esd.mar i co pa.go v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the La Salvia Dairy planning case(s). Please note the following MCESD requirements for
site development:
Subdivision and Infrastructure –
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 will serve letter issued 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 letter 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: La Salvia Dairy
Primary Contact Name: Holly Reading
Planning Application Type: General CPA
APN(s): 300-14-009K+
Reviewer: Ryan Hall, P.E.
Email: Ryan.Hall@maricopa.gov
Phone: 602-918-1241
Planner Name: Joseph Mueller
Planning Case #: CPA240001
Date: July 23, 2024
Water and Waste Management Division
Property Owner of: 3030 W Dobbins Road
Property Owner of: 3030 W Dobbins Road
1
Joseph Mueller (PND)
From:
Rachel Applegate (PND)
Sent:
Tuesday, October 1, 2024 7:03 AM
To:
Joseph Mueller (PND); Martin Martell (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Tuesday, October 1, 2024 5:53 AM
To: PND PZAppeal <PNDPZAppeal@maricopa.gov>
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commi ssion recommends approval of a parti cular case it will be placed on a consent agenda for the Board of Supervisors hearing. However, i f
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Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Charles Zurenko
Email Address
chaszur@gmail.com
Address
2515 W Lodge Dr
City
Phoenix
State
AZ
Zip Code
85041
Phone Number
6074353461
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063 / CPA240001
2
Planning & Zoning
Commission Hearing Date
TBD
Reason for the Objection of
the Subject Case
The community is historically a more rural community with
equestrian properties and 1-acre lots providing access to South
Mountain Preserve. The DelMonte Market on the Southeast
corner of 27 Ave is a historic landmark that has been operating
as a general store / market since 1908. The subject property, if
developed as a high density community would significantly alter
the character of the community forever destroying the rural
character that have drawn many long-time current residents to
this area. Additionally, the infrastructure in this area can not
support the additional influx of traffic that a high-density project
would bring.
The subject property should be developed under the principles
set forth in the Rio Montaña Area Plan adopted by the Phoenix
City Council in 2000. The Rio Montaña Area is bound by the
Rio Salado to the north, South Mountain Park to the south,
South Central Avenue to the east and 27th Avenue to the west.
This plan focuses on preserving the
rural character of the area, the natural desert and open space,
encouraging pedestrian
and equestrian activities, sense of community and economic
development.
A lower-density project would be more in keeping with the spirit
of the Rio Montaña Plan and the existing character of the
neighborhood while at the same time encouraging
development and opportunity in the area.
Electronic Signature
Agreement
I agree.
Electronic Signature
Charles Zurenko
Email not displaying correctly? View it in your browser.
1
Joseph Mueller (PND)
From:
Rachel Applegate (PND)
Sent:
Tuesday, October 1, 2024 3:15 PM
To:
Joseph Mueller (PND); Martin Martell (PND)
Subject:
FW: Online Form Submittal: Objection of Planning and Zoning Commission
Recommendation
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Tuesday, October 1, 2024 3:14 PM
To: PND PZAppeal <PNDPZAppeal@maricopa.gov>
Subject: Online Form Submittal: Objection of Planning and Zoning Commission Recommendation
Objection of Planning and Zoning Commission Recommendation Objection Form If the Planning & Zoning Commi ssion recommends approval of a parti cular case it will be placed on a consent agenda for the Board of Supervisors hearing. However, i f
ZjQcmQRYFpfptBannerStart
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Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Keisha Mullins
Email Address
Keishamull14@gmail.com
Address
3326 W la Mirada Dr
City
Phoenix
State
Arizona
Zip Code
85339
Phone Number
6027508635
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063 & CPA240001
2
Planning & Zoning
Commission Hearing Date
TBA
Reason for the Objection of
the Subject Case
THE COMMUNITY OF LAVEEN STRONGLY OPPOSES HIGH
DENSITY MULTI-FAMILY UNITS IN THIS AREA OFF OF
27TH AVE AND DOBBINS ROAD. DOBBINS ROAD CANNOT
WITHSTAND THE HIGH VOLUME OF TRAFFIC THAT IS
ALREADY TAKING PLACE WITH THE ENORMOUS AMOUNT
OF GROWTH WE HAVE ALREADY HAD. WE ALREADY
HAVE MFHU BUILT ON 38TH AVE AND DOBBINS WHICH
HAS CONTRIBUTED TO THE CROWDING AND TRAFFIC
CONGESTION ALONG DOBBINS ROAD. ADDING EVEN
MORE MFHU ON THIS TWO LANE ROAD IS NOT
FEASABLE FOR DOBBINS ROAD. THE MORE CROWDED
OUR AREA BECOMES, THE MORE CRIME, MORE
POLLUTIONS (NOISE, AIR, AND LIGHT) AND THE QUALITY
OF LIFE GOES DOWN. OUR COOLER CLIMATE THAT WE
HAVE ALWAYS LOVED AND ENJOYED IS BEING
AFFECTED TO WHERE ITS GETTING HOTTER AND
HOTTER IN OUR AREA. WE ARE IN FAVOR OF KEEPING A
LESS BUSY, LESS DENSE, SAFER AREA FOR US AND
OUR CHILDREN AND GRANDCHILDREN TO GROW UP IN.
LAVEEN HAS BEEN HOME TO A MULTITUDE OF
FARMERS, DAIRYMEN AND THEIR FAMILIES FOR
GENERATIONS AND GENERATIONS STILL LIVE HERE.
GREEDY DEVELOPERS SHOULD NOT HAVE A RIGHT TO
DEVOUR OUR LANDS AND CREATE CONCRETE JUNGLES
EVERYWHERE SO THEY CAN LINE THIER POCKETS
WHILE THE REST OF US HAVE TO REAP THE
CONSEQUENCES OF WHAT THEY LEFT BEHIND. THANK
YOU!
Electronic Signature
Agreement
I agree.
Electronic Signature
KEISHA D MULLINS
Email not displaying correctly? View it in your browser.
Comment on a Planning Case
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
Z2024063 & CPA240001
Comment
Good day. I am a neighbor of La Salvia Dairy. The properties in
our neighborhood are all horse properties of an acre or over an
acre. The dairy is the reason I purchased my home years ago.
I'm not against progress but this plan on rezoning to a high-
density property would ruin our way of life. As we all have
animals and farms that would be right up against this new
project. At some point, someone is going to complain about our
horses. We have so many new subdivisions and apartments
around us that already complain about riders we don't need
then next door. The amount of traffic that this would bring to an
already congested two-lane back street would be horrid.
Laveen is supposed to be a rural area and a small town feel
not an overpopulated County island. I wouldn't mind other acre
homes being built with the same ranch style as the rest of our
neighborhood. But I am totally against a high-density project.
Thank you very much for your time.
Name
Erica Garcia
Address
2835 W Desert Dr
City
Laveen
State
Az
Zip Code
85339
Email Address
Ericayjosue77@gmail.com
Phone Number
4806775464
Comment on a Planning
Case
[Submit Information ]
Comment on a Planning Case
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
Z2024063
Comment
I am a long-term resident of this area. I am very concerned
about this change negatively impacting my life here. Traffic
down 27th Ave. is already at high capacity and no streetlights
are leading to danger and people getting hurt. The stop sign at
27th Ave. and Baseline Rd. cannot handle this growth. Putting
apartments at this location also does not fit the community
style. We have the orange groves/farms, del Monte, and acre
horse properties in this area. Apartments will ruin our area's
charm and we do not have the infrastructure to handle this
plan.
Name
Suzanne Daily
Address
2727 W Ardmore Rd
City
Laveen
State
Arizona
Zip Code
85339
Email Address
suzanne.carthel@hotmail.com
Phone Number
6022459895
Comment on a Planning
Case
[Submit Information ]
Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Tokcha Romero
Email Address
romeroracing@msn.com
Address
6042 S 65th Dr.
City
Laveen
State
Az
Zip Code
85339
Phone Number
6022372602
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063
Planning & Zoning
Commission Hearing Date
TBD
Reason for the Objection of
the Subject Case
Object due to crowded streets, underserved by Law
Enforcement. And while the City/County have bent over
backwards to accommodate "new builds" while FORGETTING
there are still residents who cherish the little rural environment
that we came here many decades ago to live our lives in, We
Are STILL HERE. Is it impossible for Planning & Zoning to give
some notice to that, and make some accommodations, limit
further high density builds on every scrap of land, and preserve
some small bits of our lifestyles.
Electronic Signature
Agreement
I agree.
Electronic Signature
Tokcha Romero
Email not displaying correctly? View it in your browser.
Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
JANELLE Marie HILL
Email Address
jmhill29@yahoo.com
Address
6926 W Fremont Rd
City
LAVEEN
State
AZ
Zip Code
85339
Phone Number
6028823344
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063
Planning & Zoning
Commission Hearing Date
TBD
Reason for the Objection of
the Subject Case
We have seen a lot of high density building in Laveen, and not
seeing an equivalent in infrastructure support. Also Laveen has
a strong agricultural history, which is a reason a lot of people
moved to the area and high density building is not part of that
vision.
Electronic Signature
Agreement
I agree.
Electronic Signature
Janelle M Hill
Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Keisha Mullins
Email Address
Keishamull14@gmail.com
Address
3326 W la Mirada Dr
City
Phoenix
State
Arizona
Zip Code
85339
Phone Number
6027508635
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063 & CPA240001
Planning & Zoning
Commission Hearing Date
TBA
Reason for the Objection of
the Subject Case
THE COMMUNITY OF LAVEEN STRONGLY OPPOSES HIGH
DENSITY MULTI-FAMILY UNITS IN THIS AREA OFF OF
27TH AVE AND DOBBINS ROAD. DOBBINS ROAD CANNOT
WITHSTAND THE HIGH VOLUME OF TRAFFIC THAT IS
ALREADY TAKING PLACE WITH THE ENORMOUS AMOUNT
OF GROWTH WE HAVE ALREADY HAD. WE ALREADY
HAVE MFHU BUILT ON 38TH AVE AND DOBBINS WHICH
HAS CONTRIBUTED TO THE CROWDING AND TRAFFIC
CONGESTION ALONG DOBBINS ROAD. ADDING EVEN
MORE MFHU ON THIS TWO LANE ROAD IS NOT
FEASABLE FOR DOBBINS ROAD. THE MORE CROWDED
OUR AREA BECOMES, THE MORE CRIME, MORE
POLLUTIONS (NOISE, AIR, AND LIGHT) AND THE QUALITY
OF LIFE GOES DOWN. OUR COOLER CLIMATE THAT WE
HAVE ALWAYS LOVED AND ENJOYED IS BEING
AFFECTED TO WHERE ITS GETTING HOTTER AND
HOTTER IN OUR AREA. WE ARE IN FAVOR OF KEEPING A
LESS BUSY, LESS DENSE, SAFER AREA FOR US AND
OUR CHILDREN AND GRANDCHILDREN TO GROW UP IN.
LAVEEN HAS BEEN HOME TO A MULTITUDE OF
FARMERS, DAIRYMEN AND THEIR FAMILIES FOR
GENERATIONS AND GENERATIONS STILL LIVE HERE.
GREEDY DEVELOPERS SHOULD NOT HAVE A RIGHT TO
DEVOUR OUR LANDS AND CREATE CONCRETE JUNGLES
EVERYWHERE SO THEY CAN LINE THIER POCKETS
WHILE THE REST OF US HAVE TO REAP THE
CONSEQUENCES OF WHAT THEY LEFT BEHIND. THANK
YOU!
Electronic Signature
Agreement
I agree.
Electronic Signature
KEISHA D MULLINS
Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Martin Lopez
Email Address
lopezmocte@hotmail.com
Address
4614 W Hayduk Rd
City
Laveen
State
AZ
Zip Code
85339
Phone Number
6022284987
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063
Planning & Zoning
Commission Hearing Date
CPA240001
Reason for the Objection of
the Subject Case
Object to more high-density housing. Laveen is getting
saturated with high-density housing and changing the
community's character.
Electronic Signature
Agreement
I agree.
Electronic Signature
Martin Lopez
Opposition against CPA240001 & Z2024063
Hello, This area should be reserved for sprawling lots, low profile homes that preserve as much of
the desert and views as possible. There is already a boom of housing growth in the area that
includes sufficient high density options - to name only a few:
Over 200 unit multifamily units on Dobbins Rd. and 38th Ave, a 27-unit rental apartment
development at 7th street and Dobbins, a 34-unit rental apartment unit at Central and Dobbins,
and 3-story section 8 housing on 19th/Southern behind the new Circle K. Local roads (Olney,
Dobbins, 19th Ave, 27th Ave.) are in disrepair as this building continues, flooding in this area
during monsoons is not yet under control and there should be concern about adding a dense
population to land with concerns about available groundwater. High density developments have
a place in areas where unused or abandoned buildings can be re-purposed to bring areas of
disrepair into vibrant, revenue-generating spaces. This planned development does not serve an
"affordable housing" need in this location but rather seems to push an urban agenda of rental
spaces that attract transient, low income families, crime, traffic and a strain on already insufficient
police and fire resources with a detrimental effect on what is otherwise a recovering rural
neighborhood of responsible homeowners concerned about the environment, appreciative of
their South Mountain backyard, seen picking up trash, active in neighborhood watch, and
investing in improving their surrounding area. We treasure our rural living at the base of a
beautiful mountain close enough to the city but with a hiking, biking, bridal path, open land space
feel.
Please DENY the current plan to rezone from Rural-43 to multiple family- high density. that only
offers a density strategy that endangers views, wildlife, property value, safety, water supply and
neighborhood security.
Jacquie V
Comment on a Planning Case - Submittal of this form is subject to
public records. Submittal of this form will be provided to the case
applicant and uploaded to the case record.
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
Z2024063
Comment
Deny the rezoning to multi family high density.
Dobbins rd does NOT have the capacity for more traffic.
This area should be reserved for sprawling lots, low profile
homes that preserve as much of the desert and views as
possible. There is already a boom of housing growth in the
area that includes sufficient high density options - to name only
a few:
Over 200 unit multi family units on Dobbins rd and 38th ave, a
27-unit rental apartment development at 7th street and
Dobbins, a 34-unit rental apartment unit at Central and
Dobbins, and a 3-story section 8 housing on 19th/Southern
behind the new Circle K. Local roads (Olney, Dobbins, 19th
Ave, 27th Ave.) are in disrepair as this building continues,
flooding in this area during monsoons is not yet under control
and there should be concern about adding a dense population
to land with concerns about available groundwater. High
density developments have a place in areas where unused or
abandoned buildings can be re-purposed to bring areas of
disrepair into vibrant, revenue-generating spaces. This planned
development does not serve an "affordable housing" need in
this location but rather seems to push an urban agenda of
rental spaces that attract transient, low income families, crime,
traffic and a strain on already insufficient police and fire
resources with a detrimental effect on what is otherwise a
recovering rural neighborhood of responsible homeowners
concerned about the environment, appreciative of their South
Mountain backyard, seen picking up trash, active in
neighborhood watch, and investing in improving their
surrounding area.
We treasure our rural living at the base of a beautiful mountain
close enough to the city but with a hiking, biking, bridal path,
open land space feel. Please DENY the current plan to rezone
from Rural-43 to multiple family- high density. that only offers a
density strategy that endangers views, wildlife, property value,
safety, water supply and neighborhood security.
Name
Jacqueline
Address
Field not completed.
City
Phx
State
Az
Zip Code
85041
Email Address
Field not completed.
Phone Number
Field not completed.
Comment on a Planning
Case
[Submit Information ]
_____________________________________________________________________________________
Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Sarah Wolstencroft
Email Address
Sew11@me.com
Address
2506 W Beautiful Ln
City
Phoenix
State
AZ
Zip Code
85041
Phone Number
6024764742
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063
Planning & Zoning
Commission Hearing Date
November 7th, 2024
Reason for the Objection of
the Subject Case
Dobbins Rd and 27th Ave cannot sustain this growth without
major improvements.
Electronic Signature
Agreement
I agree.
Electronic Signature
Sarah Wolstencroft
_____________________________________________________________________________________
Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Kerstin Brown
Email Address
Abkmbrown91@gmail.com
Address
8227 S 34th Ln
City
Laveen
State
AZ
Zip Code
85339
Phone Number
602-908-4814
Fax Number
Field not completed.
Case Number / Project
Name
CPA240001 & Z2024063
Planning & Zoning
Commission Hearing Date
November 7th 2024
Reason for the Objection of
the Subject Case
Re-zoning will cause a blight for the residents of Laveen. We
are already fighting to get the commercial composting
removed. DeSalvia seeks to have the same on their property.
We cannot be outside as it is and it's causing people to get
sick.
Electronic Signature
Agreement
I agree.
Electronic Signature
Kerstin M Brown
Comment on a Planning Case - Submittal of this form is subject to
public records. Submittal of this form will be provided to the case
applicant and uploaded to the case record.
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
Z2024063, La Salvia Dairy
Comment
Hello, I am writing to address my concerns with the proposed
density of the zoning change request at the current La Salvia
Dairy. I am not against development but this particular proposal
is irresponsible and not correct for this neighborhood at this
time. No governing authority is willing to do the development on
Dobbins Road that is necessary to support this density of
development. All the surrounding roads are 2 lane roads that
already get very backed up - as far as half a mile during rush
hour. Until the infrastructure is fully in place - not depending on
developers to expand the road in tiny sections at a time, no
development of this density should be permitted along Dobbins
Road. As I leave a half mile down the road I drive Dobbins
almost every day and see/hear so many accidents due to the
current density and lack of development. Thank you for
listening to my concerns.
Name
Julie Willcox
Address
9050 S 23rd Ave
City
Phoenix
State
AZ
Zip Code
85041
Email Address
jwillcox1227@gmail.com
Phone Number
6238104628
Comment on a Planning
Case
[Submit Information ]
S 29th Ave
S 26th Ln
W Beth
Dr
W
Elliot Rd
W Hazel
Dr
W Euclid Ave
W Desert Dr
W Ardmore Rd
27th Ave
Dobbins Rd
300
14
020
300
14
037
300
14
021
300
14
044
300
14
003B
300
14
007J
300
14
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300
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009G
300
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009H
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009K
300
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013B
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300
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192A
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192B
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270C
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270D
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937
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938
300
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046
300
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001H
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022E
300
17
022J
300
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088C
300
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088E
300
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088D
300
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009V
300
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009U
300
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003C
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009R
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009S
300
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020G
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18
791
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016
300
15
017
300
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028A
300
17
017A
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
Document Path: \\gisteam.maricopa.gov\workgroup\patrick.dongarra\PND\OppositionCases\Z2024063\CPA240001.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, 10/22/2024
Ü
260
0
260
130
Feet
Opposition and Support
CPA240001
Parcel
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 105
Supporting parcels: 1
Opposition parcels: 0
Supporting parcels sq ft: 6,658
Opposition parcels sq ft: 0
Subject parcels sq ft: 2,843,956
All area inside the 300' buffer sq ft:
5,126,402
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels sq ft:
2,282,446
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
0%
Super Majority opposed parcel number:
0%
DATE:
November 7, 2024
TO:
Planning & Zoning Commission
From:
Martin Martell, Planner
SUBJECT:
CPA240001 / Z2024063 – La Salvia Dairy
Agenda Item: #5 and 6
Since the publishing of the staff report, staff received three opposition letters against these cases
from an area resident. The letter mentions that this proposal does not preserve the rural character
of Laveen; will be a stain of the existing infrastructure; will have environmental impacts; and will
negatively affect property values of the area.
Attachments:
Opposition Letters (5 pages)
Martin Martell
Maricopa County
Planning & Development
301 W. Jefferson Street
Phoenix, AZ 85003
Martin.Martell@Maricopa.Gov
October 30, 2024.
Re: Opposition to Rezoning Request Case # Z2024063 & CPA24001 for La Salvia Dairy –
APNs: 300-14-007J, 300-14-003C, 300-14-009H, 300-14-009R, 300-14-009T, 300-14-009G,
300-14-009G, 300-14-009V, 300-14-009S, 300-14-009U & 300-14-009K
Dear Martin,
I am writing on behalf of the residents of Laveen, Arizona, to formally express our opposition to
the proposed rezoning from RU-43 (Rural) to R-5 RUPD (Residential Planned Unit Development)
and the associated Comprehensive Plan Amendment that would allow for high-density, multi-
family development in our community.
The residents of Laveen stand united against this amendment. A significant number of affected
residents have signed a petition to show their dedication to maintaining the rural character,
unique heritage, and equestrian lifestyle that Laveen has cherished for generations. The
proposed rezoning threatens to undermine our community’s character, infrastructure, and
environmental sustainability, fundamentally changing the nature of our neighborhood.
1. Preserving the Character and Heritage of Laveen
Laveen is known for its open spaces, one-story acre horse properties, and a rural, equestrian-
friendly lifestyle. This heritage is not merely a preference; it is a core aspect of our community.
High-density, multi-family developments would disrupt this character, replacing our scenic
open spaces with multi-story buildings that do not fit our landscape. Allowing R-5 zoning, which
permits buildings up to five stories, would block mountain views and invade the privacy of
residents who chose this area for its peace and low-density environment.
2. Infrastructure Strain and Safety Concerns
School Capacity: An increase in population density would worsen the already strained
capacities of local schools. As more families move into multi-family units, schools may become
overcrowded, which could negatively affect the quality of education for both current and future
students.
Emergency Response and Water Resources: The proposed density would place additional
pressure on emergency services and the community’s limited water supply. Higher occupancy
levels could lead to delays in response times, jeopardizing public safety, and threatening the
availability of water in an already dry region.
3. Environmental and Lifestyle Impacts
Scenic Vistas and Privacy: The construction of multi-story buildings would obstruct the clear
mountain views that residents currently enjoy, which is a defining characteristic of the area.
Furthermore, five-story structures would raise significant privacy issues, as they would overlook
single-story homes, undermining the sense of personal space and security that residents
cherish.
Disruption of Horse Trails and Equestrian Lifestyle: The current zoning supports equestrian
activities, with designated trails and spaces that are integral to the area’s unique culture. High-
density development would limit access to these trails, threatening the very lifestyle that
attracted many residents to this community.
4. Economic Impacts on Property Values
Introducing high-density housing could erode the rural charm of Laveen, potentially leading to a
decline in property values. Prospective buyers who are drawn to Laveen’s rural, equestrian-
friendly environment may find the altered landscape less appealing, which could decrease the
marketability of existing properties.
Current zoning standards promote sustainable, low-density growth that aligns with Laveen’s
rural character, while R-5 zoning could undermine this compatibility and threaten the economic
stability of long-term property owners.
While we are against the proposed rezoning amendment, we do support thoughtful
development that honors the community’s heritage and landscape. If a compromise is
necessary, we suggest that any future development be limited to a maximum building height of
two stories. This would help maintain the scenic views, privacy, and aesthetic harmony of the
area. Such an approach would allow for gradual growth that aligns with the community’s values
while safeguarding our quality of life.
In conclusion, we respectfully urge the decision-makers to take into account the strong
opposition from residents regarding this amendment. The Laveen community is dedicated to
preserving its heritage, lifestyle, and environment, and the proposed rezoning poses a risk to
these essential qualities. We request that any development respects the existing character,
infrastructure limitations, and cultural landscape that make Laveen a truly unique and
cherished place to live.
Thank you for your consideration.
Sincerely,
Margarita M. Vanterpool
8830 S. 27th Ave
Laveen AZ 85339
Parcel # 300-14-009E
Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Maria Silva
Email Address
granniesilva@gmail.com
Address
8012 South 27th Avenue
City
Laveen
State
AZ
Zip Code
85339
Phone Number
6023328998
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063 CPA240001/La Salvia Dairy Rezoning Request
Planning & Zoning
Commission Hearing Date
November 7, 2024
Reason for the Objection of
the Subject Case
Dobbins Road already has multiple housing projects being built
between 27th Avenue and 43rd Avenue which includes new
homes and high density apartments. Adding another housing
development in that area would significantly impact the already
severely congested traffic along Dobbins between 27th and
35th Avenue where there is only one lane of traffic going east
and west. Even if additional lanes of traffic going east and west
were to be added, the increased amount of traffic if the La
Salvia Dairy zoning request is approved would be disastrous to
the already existing communities. Please, please, please do
NOT approve the Zone Change requested by La Salvia Dairy.
Thank you.
Electronic Signature
Agreement
I agree.
Electronic Signature
Lus Maria I. Silva
Comment on a Planning Case - Submittal of this form is subject to
public records. Submittal of this form will be provided to the case
applicant and uploaded to the case record.
Comment on a Planning Case
(Section Break)
Case Number & Project
Name
Z2024063 & CPA240001
Comment
This project is too dense for the area. It is far outside the
current general plan. While we support development, this level
of density is not appropriate for the site. There should be
transitions from this type of density. Please reduce the density
of this plan. We are also very concerned about lighting. Please
reduce any light produced by the eventual development.
Name
Jen Leitch
Address
10109 S. 29th Dr
City
Laveen
State
AZ
Zip Code
85339
Email Address
jen.leitch@hotmail.com
Phone Number
Field not completed.
Comment on a Planning
Case
[Submit Information ]
DATE:
November 7, 2024
TO:
Planning & Zoning Commission
From:
Martin Martell, Planner
SUBJECT:
CPA240001 & Z2024063 – La Salvia Dairy
Agenda Items: #5 & 6
Since the writing of the staff report and the last handout, staff received 12 letters of opposition
from area residents and an opposition petition with 279 signatures against these cases. Most of
the opposition received is against the proposed density of the future residential development and
believe this development will be incompatible with adjacent rural densities of the area. Other
concerns are that any future high density development will negatively affect local vehicular traffic,
increase of crime, and loss of area property values. The letters and petition are attached.
Attachments:
1-5-24 Opposition Letters (35 pages)
1-5-24 Opposition Petition (25 pages)
1
Martin Martell
Maricopa County
Planning & Development
301 W. Jefferson Street
Phoenix, AZ 85003
Martin.Martell@Maricopa.Gov
October 30, 2024.
Re: Opposition to Rezoning Request Case # Z2024063 & CPA24001 for La Salvia Dairy –
APNs: 300-14-007J, 300-14-003C, 300-14-009H, 300-14-009R, 300-14-009T, 300-14-009G,
300-14-009G, 300-14-009V, 300-14-009S, 300-14-009U & 300-14-009K
Dear Martin,
Jeremy Schneider
Parcel # 300-14-009D
I am writing on behalf of the residents of Laveen, Arizona, to formally express our opposition to
the proposed rezoning from RU-43 (Rural) to R-5 RUPD (Residential Planned Unit Development)
and the associated Comprehensive Plan Amendment that would allow for high-density, multi-
family development in our community.
The residents of Laveen stand united against this amendment. A significant number of affected
residents have signed a petition to show their dedication to maintaining the rural character,
unique heritage, and equestrian lifestyle that Laveen has cherished for generations. The
proposed rezoning threatens to undermine our community’s character, infrastructure, and
environmental sustainability, fundamentally changing the nature of our neighborhood.
1. Preserving the Character and Heritage of Laveen
Laveen is known for its open spaces, one-story acre horse properties, and a rural, equestrian-
friendly lifestyle. This heritage is not merely a preference; it is a core aspect of our community.
High-density, multi-family developments would disrupt this character, replacing our scenic
open spaces with multi-story buildings that do not fit our landscape. Allowing R-5 zoning, which
permits buildings up to five stories, would block mountain views and invade the privacy of
residents who chose this area for its peace and low-density environment.
2. Infrastructure Strain and Safety Concerns
School Capacity: An increase in population density would worsen the already strained
capacities of local schools. As more families move into multi-family units, schools may become
overcrowded, which could negatively affect the quality of education for both current and future
students.
Emergency Response and Water Resources: The proposed density would place additional
pressure on emergency services and the community’s limited water supply. Higher occupancy
2
levels could lead to delays in response times, jeopardizing public safety, and threatening the
availability of water in an already dry region.
3. Environmental and Lifestyle Impacts
Scenic Vistas and Privacy: The construction of multi-story buildings would obstruct the clear
mountain views that residents currently enjoy, which is a defining characteristic of the area.
Furthermore, five-story structures would raise significant privacy issues, as they would overlook
single-story homes, undermining the sense of personal space and security that residents
cherish.
Disruption of Horse Trails and Equestrian Lifestyle: The current zoning supports equestrian
activities, with designated trails and spaces that are integral to the area’s unique culture. High-
density development would limit access to these trails, threatening the very lifestyle that
attracted many residents to this community.
4. Economic Impacts on Property Values
Introducing high-density housing could erode the rural charm of Laveen, potentially leading to a
decline in property values. Prospective buyers who are drawn to Laveen’s rural, equestrian-
friendly environment may find the altered landscape less appealing, which could decrease the
marketability of existing properties.
Current zoning standards promote sustainable, low-density growth that aligns with Laveen’s
rural character, while R-5 zoning could undermine this compatibility and threaten the economic
stability of long-term property owners.
5. Traffic and Light Pollution
Introducing this many vehicles and lighting will erode the appeal of the community and will
decrease property values.
While we are against the proposed rezoning amendment, we do support thoughtful
development that honors the community’s heritage and landscape. If a compromise is
necessary, we suggest that any future development be limited to a maximum building height of
two stories. This would help maintain the scenic views, privacy, and aesthetic harmony of the
area. Such an approach would allow for gradual growth that aligns with the community’s values
while safeguarding our quality of life.
In conclusion, we respectfully urge the decision-makers to take into account the strong
opposition from residents regarding this amendment. The Laveen community is dedicated to
preserving its heritage, lifestyle, and environment, and the proposed rezoning poses a risk to
these essential qualities. We request that any development respects the existing character,
infrastructure limitations, and cultural landscape that make Laveen a truly unique and
cherished place to live.
Thank you for your consideration.
3
Sincerely,
Jeremy Schneider
8812 S. 27th Ave
Laveen AZ 85339
Parcel # 300-14-009D
Objection of Planning and Zoning Commission Recommendation
Objection 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 objection 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
Robert Vaitkus
Email Address
mrvait@msn.com
Address
8802 S. 27th Avenue
City
Laveen
State
Ax
Zip Code
85339
Phone Number
6026798119
Fax Number
Field not completed.
Case Number / Project
Name
Z2024063, La Salvia Dairy
Planning & Zoning
Commission Hearing Date
11/07/2024
Reason for the Objection of
the Subject Case
I object to the zoning change request submitted for the La
Salvia Dairy parcels. An increase in housing density will not
conform with the use of the surrounding neighborhoods,
causing heaving traffic, increasing crime, and an adverse
impact on pedestrian and equestrian safety.
Electronic Signature
Agreement
I agree.
Electronic Signature
R. Vaitkus
November 1, 2024
To: Martin Martell
From: Geoffrey, Dionna & Guadalupe Carranza.
Parcel #300-14-031
Re: Opposition to rezoning request case #Z2024063 & CPA24001 for La Salvia Dairy
Dear Martin,
We are formally writing this letter of opposition on behalf of the neighbors of the Vista del
Valle subdivision in Laveen Arizona that will be negatively affected by the proposed
development of a residential planned units on the LA Salvia Dairy property.
Our neighbors/community stand in unity against this plan wholeheartedly. We understand
growth around us is inevitable, however, this planned development will destroy the character
and heritage that Laveen is known for. Majority of the neighbors have horses and agricultural
livestock that would be disrupted by such planned units.
Another point that our neighbors would be negatively affected is by the strain and safety a
planned muti-unit community would bring. That would include already congested traffic, and
schools not equipped for poorly planned developments that would cause overcrowding. With
overcrowding, education would be negatively impacted for a certainty.
A 3rd way our neighborhood would be negatively impacted is environmentally. Scenic views
and lifestyles would be dramatically changed. A possible multilevel structures would completely
erase beautiful and natural mountain views of South Mountain, as well as privacy issues with a
multilevel structure soo close to properties. Protected wildlife would be severely impacted as
their habitats would be changed if not destroyed.
And finally, economic impact to all our subdivision will be severely impacted negatively.
Property values would decline based on the types of zoning, and marketability of home sales
would bring values down tremendously.
In all, we respectfully ask that those with a difficult decision, make the right decision and
consider the strong opposition to the proposed development by all in our subdivision as well as
surrounding neighborhoods. Laveen will no longer be Laveen as we know it. The environment
and character of Laveen, as well as the natural beauty and wildlife wish to continue as is.
Thank you for your time.
Sincerely,
The Carranza Family.