CPA2019013 Z2019112 BOS REPORT.PDF
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September 2, 2020
CPA2019013 & Z2019112
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
September 2, 2020
Case #s/Title:
1. CPA2019013 – Rose Estates
2. Z2019112 – Rose Estates
Supervisor District:
4
Applicant/Owner:
Jordan Rose, Rose Law Group, PC
Requests:
1. CPA2019013 - Comprehensive Plan Amendment of the White
Tanks/Grand Ave. Area Plan land use designations of Mixed-
Use Employment, Open Space, and Small Lot Residential (2-5
du/ac) to Small Lot Residential (2-5 du/ac) and Open Space;
and
2. Z2019112 - Zone Change from Rural-43 to R1-6 RUPD
Site Location:
Northeast corner of the intersection of 115th Ave. (Alignment)
and Williams Dr. (Alignment) in the Peoria area
Site Size:
Approx. 163 acres
County Island Status:
Yes (City of Peoria)
Additional
Comments:
The proposal is to accommodate a future residential
subdivision envisioned to contain 440 single-family residences
and a mix of active/passive open spaces. There are no
outstanding concerns from reviewing agencies. There is no
known opposition. The City of Peoria was informed about the
proposal and of the date of this report have not received any
comments concerning this request.
Prior to the 8/6/20 Planning and Zoning Commission the
language of condition ‘c.2’ was changed due to a concern
by the applicant that a MCDOT Traffic Impact Plan (TIP) that
includes the extension of Williams Drive across the Agua Fria
River to Deer Valley Road would have to be completed prior
to the platting process. Originally, Stipulation ‘c.2’ read as
follows:
Any approval and progression in the entitlement process is
contingent on the completion of MCDOT TIP TT0248 which
includes extension of Williams Drive across the Agua Fria River
September 2, 2020
CPA2019013 & Z2019112
Page 2 of 4
to Deer Valley Road which is intended to provide access to
the site.
The Commission modified condition ‘c.2’ of Z2019112 is as
follows:
Any approval and progression in the entitlement process is
contingent on the completion progression of MCDOT TIP
TT0248 which includes extension of Williams Drive across the
Agua Fria River to Deer Valley Road which is intended to
provide access to the site.
Commission
Recommendations:
On 8/6/20, the Commission voted 6-0 to recommend
approval of CPA2019013 subject to conditions ‘a’ –‘d’:
a.
Development of the site shall be in substantial conformance with the CPA Land
Use Exhibit, entitled “Rose Estates”, consisting of one (1) full sized sheet, dated June
2020, and stamped date received on June 10, 2020, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the CPA
Narrative Report, entitled “Rose Estates”, consisting of 11 pages, dated June 2020,
and stamp date received on June 10, 2020, except as modified by the following
conditions.
c.
The total number of residential dwelling units on the site shall not exceed 440.
d.
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 uses existing on the
date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the land use designation 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 change of
the land use. The land use enhances the value of the property above its value as
of the date the land use change is granted and reverting to the prior land use
designation results in the same value of the property as if the land use change had
never been granted.
On 1/30/20, the Commission voted 6-0 to recommend approval of Z2019112 subject to
conditions ‘a’ – ‘j’ with modification to condition ‘c.2’:
a.
Development of the site shall be in substantial conformance with the Zoning
Exhibit, entitled “Rose Estates”, consisting of one (1) full size sheet, dated June 2020,
and stamp date received on June 10, 2020, except as modified by the following
conditions.
September 2, 2020
CPA2019013 & Z2019112
Page 3 of 4
b.
Development of the site shall be in substantial conformance with the Zone
Change Narrative Report, entitled “Rose Estates”, consisting of 10 pages, dated
June 2020, and stamp date received on June 10, 2020, except as modified by the
following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to number of
proposed building lots, drainage design, access, roadway widths and
roadway alignments. These items will be addressed as development plans
progress and are submitted to the County for further review and/or
entitlement.
2.
Any approval and progression in the entitlement process is contingent on
the progression of MCDOT TIP TT0248 which includes extension of Williams
Drive across the Agua Fria River to Deer Valley Road which is intended to
provide access to the site.
3.
A Traffic Impact Study must be submitted as part of the Preliminary Plat
application.
4.
Any new development on the subject premises must provide for at least
two (2) paved accesses from the site to an improved public roadway.
5.
Encroachment into FEMA Zone AE and FW floodplains/floodways is
extremely
restrictive.
The
applicant
must
address
development
requirements (e.g. CLOMR/LOMR) required to develop the site in the
manner proposed as plans progress and are submitted to the County for
further review and/or entitlement.
6.
The applicant must address how public improvements, residences and
other improvements necessary for development of the site (e.g. retention
basins) will be protected from scour along the Agua Fria River (33,000 CFS)
as development plans progress and are submitted to the County for further
review and/or entitlement. A significant portion of the site outside of the
regulatory floodplains is contained within a mapped lateral migration
erosion zone.
7.
Engineering review of re-zone cases are conceptual in nature. All
development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies
and Standards; Floodplain Regulations for Maricopa County; MCDOT
Roadway Design Manual; and current engineering policies, standards and
best practices at the time of application for construction.
d.
The following R1-6 RUPD standards shall apply:
1.
Minimum Front Setback of 10 feet
2.
Minimum Rear Setback of 15 feet
3.
Minimum Lot Area of 5,175 square feet
September 2, 2020
CPA2019013 & Z2019112
Page 4 of 4
4.
Minimum Lot Width of 45 feet
5.
Maximum Lot Coverage of 55%
e.
Prior to the approval of any Final Plat, the developer shall obtain a Certificate of
100-Year Assured Water Supply from the Arizona Department of Water Resources.
f.
Prior to the approval of any Final Plat, the developer shall abandon all Patent
Easements on the site.
g.
All outdoor lighting shall conform to Section 1112 of the Maricopa County Zoning
Ordinance.
h.
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.
i.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
j.
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 if this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions. Does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager
Attachments:
8/6/20 P&Z Packet (38 pages)
P&Z Handout Memo (1 page)
CPA Resolution (2 pages)
Note:
8/6/20 Draft P&Z Minutes are not available as of the writing of this report, but can be
provided upon request later when available.
CPA2019013 & Z2019112
Page 1 of 10
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
CPA2019013 & Z2019112 – Rose Estates
Hearing Date:
August 6, 2020
Supervisor District:
4
Applicant:
Jordan Rose, Rose Law Group, PC
Owner:
Larry & Patricia Rose
Requests:
1) Comprehensive Plan Amendment (CPA) to change the White
Tanks/Grand Ave. Area Plan land use designation from Mixed-Use
Employment, Open Space, and Small Lot Residential (2-5 du/ac) to
Small Lot Residential (2-5 du/ac) and Open Space; and
2) Zone change from Rural-43 to R1-6 RUPD
Site Location:
Northeast corner of the intersection of 115th Ave. (alignment) and
Williams Dr. (alignment) in the Peoria area.
Site Size:
163 acres
Density:
2.7 du/ac
County Island:
Yes (City of Peoria)
County Plan:
White Tanks/Grand Ave. Area Plan – Mixed-Use Employment, Open
Space, and Small Lot Residential (2-5 du/ac)
Municipal Plan:
City of Peoria – Medium Density Residential (5-8 du/ac)
and Park/Open Space
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendations:
1) Approve with conditions
2) Approve with conditions
CPA2019013 & Z2019112
Page 2 of 10
Project Summary:
1.
The applicant is requesting a Comprehensive Plan Amendment (CPA) for an
approximately 163 acre site generally located at the northeast corner of the alignments
of 115th Ave. and Williams Dr. in the Peoria area. Currently, the White Tanks/ Grand Ave.
Area Plan designates the site with 12 acres of Mixed-Use Employment, 95 acres of Open
Space, and 56 acres of Small Lot Residential (2-5 du.ac). The applicant’s request is to
amend the plan’s land-use designations by having the majority of the site as Small Lot
Residential (2-5 du.ac) and keep a portion of the site’s existing Open Space designation
intact. The areas that will remain with a designation of Open Space are areas adjacent
to and part of the Agua Fria River. This amendment will transform the existing abandoned
ranch and sand/gravel quarries of the site into a residential neighborhood that is
compatible with the adjacent residential land uses of the area.
2.
In addition to the CPA proposal, the applicant is requesting a zone change with overlay
from the current Rural-43 to R1-6 RUPD (Residential Unit Plan of Development). This is
being requested in order to develop a 163 gross acre single-family residential community
with ample open space and a comparable density found in the adjacent residential
subdivisions to the west of the site. The proposed community is envisioned to contain 440
residential lots with a mix of passive/active open space. This development will highlight
the site’s proximity to the Agua Fria River by placing circulation routes and home sites
that will follow the natural, western terrace of the river. One impetus for this request is the
planned extension of Deer Valley Rd. planned to bridge over the river from the existing
Deer Valley Rd. southeast of the site connecting to Williams Dr. to the west of the site. This
new street extension will cross the southern boundary of the site and create the primary
access to the new community. The neighborhood is envisioned to offer a combination
of various sized lots that will stay within the proposed RUPD development standards.
3.
The site had been ranched with livestock grazing for the past 90 years. In 2001, the north
portion of the ranch was leased to Vulcan Materials for a sand and gravel operation.
Presently, seven of the parcels of the site have a mining exemption for the extraction of
sand and gravel that is used in the manufacturing of concrete (LU20010064). Although,
the mining exemption is still active, physical mining operations have not been active for
the last eight years and the mining exemption will be relinquished once this CPA with
zone change is approved. Since the development of the areas mining operations, areas
to the east and west have developed as single-family residential neighborhoods.
Moreover, with the development of the Loop 303 Freeway to the northwest of the site
and the imminent expansion of Deer Valley Rd. has demonstrated that the site is ready
for a residential community. However, site development will require: restoration of land
that has been used for mining; the abandonment of existing Patent Easements that
crisscross the site; channelization of an existing wash; and construction of engineered
defenses along the west banks of the Agua Fria River.
4.
The applicant is requesting an RUPD zoning overlay to allow for smaller lot sizes, narrower
lot widths, reduced front and rear yard setbacks, and greater lot coverages than what is
found in the R1-6 zoning district (see table on next page).
CPA2019013 & Z2019112
Page 3 of 10
Regulation
Base Zoning District
Regulations (R1-6)
Proposed Zoning District
Regulations (R1-6 RUPD)
Maximum Structure Height
30’
30’
Minimum Front Yard
20’
10’
Minimum Side Yard
5’
5’
Minimum Street Side Yard
10’
10’
Minimum Rear Yard
25’
15’
Minimum Lot Width
60’
45’
Maximum Lot Size
6,000 SF
5,175’
Maximum Lot Coverage
50%
55%
Minimum Lot Area per
Dwelling Unit
6,000 SF
6,000 SF
Average Lot Area per
Dwelling Unit
6,000 SF
15,590 SF
Parking
2 spaces per
dwelling unit
2 spaces per
dwelling unit
2020 Aerial Photo
CPA2019013 & Z2019112
Page 4 of 10
White Tanks/Grand Ave. Land Use Exhibit
Zoning Map
CPA2019013 & Z2019112
Page 5 of 10
CPA Exhibit
Zoning Exhibit
CPA2019013 & Z2019112
Page 6 of 10
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 / Inactive Mining & Inactive Ranching
North:
Rural-43 / Inactive Mining
South:
Rural-43/ Natural Desert
East:
Rural-43/ Agua Fria River
West:
Rural-43 / Natural Desert
Utilities and Services:
6.
Water:
EPCOR
Wastewater:
EPCOR
School District:
Peoria Unified School District
Fire:
Arizona Fire & Medical Authority
Police:
MCSO
Right-of-Way:
7.
Primary access to the future subdivision will be from a future E/W connection between
Williams Dr. to the west and Deer Valley Rd. to the southeast with a new bridge across
the Agua Fria River. The proposed right-of-way for the Deer Valley Rd. extension would
be 65 feet from either side of the street’s centerline for a total of 130 feet of right-of-way.
Secondary access to the site will be from either a future Pinnacle Peak Rd. extension from
the west or a future 115th Ave. extension from the north. Within the site, there is a
proposed collector street which will have half width right-of-way of 30 feet for a total of
60 feet. This new collector roadway will link the future Deer Valley Rd. to the future
Pinnacle Peak Rd. or 115th Ave. expansions with access to all of the internal local streets
within the site. The proposed local streets will be public and offer rights-of-way of 25 feet
from either side of the roadway’s centerline for a total of 50 feet of right-of-way. Within
the rights-of-ways of the proposed internal streets of the site, there is a plan to add five
foot wide sidewalks on either side of travel lanes.
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
Deer Valley Rd.
65’
65’
Principal Arterial
115th Ave.
40’
40’
Major Collector
Pinnacle Peak Rd.
40’
30’
Major Collector
Adopted Plans:
9.
White Tanks/Grand Ave. Area Plan (adopted December 6, 2000): The site has three
different land-use designations. The majority of the site is classified as Open Space. This
category denotes areas best suited for open space or recreational uses, where any
residential use is permitted to be one dwelling unit per acre. The second largest portion
of the site is designated as Small Lot Residential (2-5 du/ac). This category identifies areas
where increased residential density is appropriate and urban services are readily
CPA2019013 & Z2019112
Page 7 of 10
available. The smallest portion, located in the northwest of the site, is in the Mixed-Use
Employment land use category, which are in locations identified as major planning areas,
with an emphasis on cohesive and compressive planned environments. Generally uses
permitted in this designation includes offices, light industrial, business/research parks,
schools, and major medical facilities.
10.
City of Peoria General Plan 2010: The Peoria General Plan designates the majority of the
site as Medium Density Residential with a residential density of five to eight dwelling units
per acre with a target density of six dwelling units per acre. This designation denotes
areas intended to fulfill the need for small lot or attached single-family or multi-family
residences which are compatible with abutting single-family residential districts.
Moreover, this category supports a suburban lifestyle and provides an appropriate
transition between less intense residential areas, more urban neighborhoods and non-
residential uses. The rest of the site is designated as Park/Open Space in the Peoria
General Plan. This category accommodates the full range of public, private, and semi-
private passive or active recreational opportunities.
Public Participation Summary:
11.
The applicant has completed the requirement for notification to all of the property
owners within 300 feet of the subject site and interested parties. Furthermore, the
applicant has met the site posting requirements. As of the writing of this report there have
been no comments or concerns.
Outstanding Concerns from Reviewing Agencies:
12.
Reviewing agencies have no outstanding comments or concerns. The City of Peoria was
also notified about this CPA and zone change request but had not commented as of the
date of writing this report.
Staff Analysis:
13.
Staff supports the proposed amendment to the White Tanks/Grand Ave. Area Plan. The
removal of 12 acres of Mixed-Use Employment land-designation would have a minimal
impact on a land-use designation that is over one square mile in size. Moreover, the 12
acres of Mixed-Use Employment that is currently on the site is far from any existing arterial
roadways, where mixed-use employment land-uses would be successful. The proposed
expansion of the site’s existing Small Lot Residential (2-5 du/ac) land-use category into
areas currently designated as Open Space would impact sections of open space, but
the plan to encourage open space, retention areas, and recreational uses along the
west bank of the river which would mitigate any impact on the areas presently
designated as Open Space. It will be the responsibility of a future developer to address
areas of FEMA Zone AE and Floodway on the site to ensure there will minimal impact to
the natural flows of both the Agua Fria River and washes found on the site. The proposed
density of 2.7 du/ac is far less than the City of Peoria’s General Plan designation for the
majority of the site as medium density (5-8 du/ac). However, the this lower density is
appropriate for this site due to the close proximity to the Agua Fria River to allow for more
open space with recreational uses.
CPA2019013 & Z2019112
Page 8 of 10
14.
Staff supports the proposed rezone from Rural-43 to R1-6 RUPD. R1-6 RUPD is compatible
with the existing subdivisions to the west and east. The location of the site will allow easy
access to the Loop 303 Freeway and is a few miles from several shopping centers.
According to the applicant, the RUPD overlay will allow flexibility in creating a community
that would closely match today’s suburban homebuyer’s preferences with generous
open space and amenities.
Recommendations (two Motions - CPA2019013 & Z2019112):
15.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of CPA2019013, subject to conditions ‘a’ –‘d’:
a.
Development of the site shall be in substantial conformance with the CPA Land
Use Exhibit, entitled “Rose Estates”, consisting of one (1) full sized sheet, dated June
2020, and stamped date received on June 10, 2020, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the CPA
Narrative Report, entitled “Rose Estates”, consisting of 11 pages, dated June 2020,
and stamp date received on June 10, 2020, except as modified by the following
conditions.
c.
The total number of residential dwelling units on the site shall not exceed 440.
d.
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 uses existing on the
date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the land use designation 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 change of
the land use. The land use enhances the value of the property above its value as
of the date the land use change is granted and reverting to the prior land use
designation results in the same value of the property as if the land use change had
never been granted.
16.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval of Z2019112, subject to conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Zoning
Exhibit, entitled “Rose Estates”, consisting of one (1) full size sheet, dated June 2020,
and stamp date received on June 10, 2020, except as modified by the following
conditions.
b.
Development of the site shall be in substantial conformance with the Zone
Change Narrative Report, entitled “Rose Estates”, consisting of 10 pages, dated
CPA2019013 & Z2019112
Page 9 of 10
June 2020, and stamp date received on June 10, 2020, except as modified by the
following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to number of
proposed building lots, drainage design, access, roadway widths and
roadway alignments. These items will be addressed as development plans
progress and are submitted to the County for further review and/or
entitlement.
2.
Any approval and progression in the entitlement process is contingent on
completion of MCDOT TIP TT0248 which includes extension of Williams Drive
across the Agua Fria River to Deer Valley Road which is intended to provide
access to the site.
3.
A Traffic Impact Study must be submitted as part of the Preliminary Plat
application.
4.
Any new development on the subject premises must provide for at least
two (2) paved accesses from the site to an improved public roadway.
5.
Encroachment into FEMA Zone AE and FW floodplains/floodways is
extremely
restrictive.
The
applicant
must
address
development
requirements (e.g. CLOMR/LOMR) required to develop the site in the
manner proposed as plans progress and are submitted to the County for
further review and/or entitlement.
6.
The applicant must address how public improvements, residences and
other improvements necessary for development of the site (e.g. retention
basins) will be protected from scour along the Agua Fria River (33,000 CFS)
as development plans progress and are submitted to the County for further
review and/or entitlement. A significant portion of the site outside of the
regulatory floodplains is contained within a mapped lateral migration
erosion zone.
7.
Engineering review of re-zone cases are conceptual in nature. All
development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies
and Standards; Floodplain Regulations for Maricopa County; MCDOT
Roadway Design Manual; and current engineering policies, standards and
best practices at the time of application for construction.
d.
The following R1-6 RUPD standards shall apply:
1.
Minimum Front Setback of 10 feet
2.
Minimum Rear Setback of 15 feet
3.
Minimum Lot Area of 5,175 square feet
4.
Minimum Lot Width of 45 feet
CPA2019013 & Z2019112
Page 10 of 10
5.
Maximum Lot Coverage of 55%
e.
Prior to the approval of any Final Plat, the developer shall obtain a Certificate of
100-Year Assured Water Supply from the Arizona Department of Water Resources.
f.
Prior to the approval of any Final Plat, the developer shall abandon all Patent
Easements on the site.
g.
All outdoor lighting shall conform to Section 1112 of the Maricopa County Zoning
Ordinance.
h.
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.
i.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
j.
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 if this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions. Does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
CPA Case Map (1 page)
Zone Change Case Map (1 page)
CPA Land Use Exhibit (reduced 8.5”x11”, 1 page
Zoning Exhibit (reduced 8.5” x 11”), 1 page
CPA Narrative Report (11 pages)
Zone Change Narrative Report (10 pages)
MCESD comments (1 page)
DPR comments (2 pages)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 71 approx.
Generated July 16, 2020 09:50 AM
CPA2019013
Application Name:
Legal Description
Rose Estates
Applicant
Case Address
, TT4N RR1E 07, TT4N RR1E 16
JORDAN ROSE for ROSE LAW GROUP
11410 W CALLE LEJOS
Applicant Phone/Email
Parcel Primary:
480.291.0743
JROSE@ROSELAWGROUP.COM
SUN CITY AZ 85373
Map scale 1:12,341
Supervisor District No.
200-11-004B, 201-22-022, 201-22-042+
GENERAL COMPREHENSIVE PLAN AMENDMENT FOR 11.9 ACRE MIXED USE EMPLOYMENT & 59 ACRE
OPEN SPACE TO 70.9 ACRE SMALL LOT RESIDENTIAL (2-5 DU/AC) TO SMALL LOT RESIDENTIAL (2-5
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 163 approx.
Generated July 16, 2020 09:52 AM
Z2019112
Application Name:
Legal Description
Rose Estates
Applicant
Case Address
T04N R01E 018, TT4N RR1E 07, TT4N RR1E 16
JORDAN ROSE for ROSE LAW GROUP
11410 W CALLE LEJOS
Applicant Phone/Email
Parcel Primary: 200-11-004B
480.291.0743
JROSE@ROSELAWGROUP.COM
SUN CITY AZ 85373
Map scale 1:12,341
Supervisor District No.
201-22-022, 201-22-042, 201-22-043A+
REZONING OF 162.6 ACRE OF RURAL-43 TO R-1-6 RUPD
CPA2019013
Generally located at 11410
W. Lejos, Sun City, AZ 85373
June, 2020
ROSE ESTATES
A PLANNED RESIDENTIAL COMMUNITY
REQUEST FOR A
GENERAL COMPREHENSIVE PLAN AMENDMENT &
WHITE TANK/GRAND AVE. AREA PLAN AMENDMENT
Case # CPA2019013
October 2019
Revised February 2020
Revised June 2020
Rose Estates Comprehensive Plan Amendment | 3
PROJECT TEAM
PROPERTY OWNER REPRESENTATIVE
Rohit K. Tripathi
4600 E. Washington St. Suite 300
Phoenix, AZ 85034
Rohit@Rohittripathi.com
Jordan Rose
7144 E. Stetson Dr. Suite 300
Scottsdale, AZ 85251
480.505.3936
Jrose@roselawgroup.com
Darrell Wilson, Rob Gubser & Zach Hilgart
2141 E. Highland Ave. Suite 250
Phoenix, AZ 85016
602.490.0535
www.hilgartwilson.com
Dawn Cartier
10605 N. Hayden Road, #140
Scottsdale, AZ 85260
480.659.4250
www.civtech.com
Rose Estates Comprehensive Plan Amendment | 4
I.
Executive Summary
A.
Site History
Larry Dale Rose Etal (“Owner”) has owned the approximately 162.9-acre subject
property and the northern adjacent 50 acres for over 90 years. The subject parcel
has long standing RU-43 zoning within unincorporated Maricopa County. In
2001, the subject area and adjoining acreage to the north obtained a “Mining
Exemption” (LU20010064) for aggregate mining practice. Vulcan Materials, a
construction aggregate mining company, has leased the property for the two past
decades. Although the Mining Exemption and lease are still active today, physical
mining operations have not been active on the site since 2011.
The extension of the Loop 303 freeway in 2003 brought growth to the area,
including expansion of the City of Peoria’s jurisdictional boundary and
development of adjacent County land. As Deer Valley Road, which is the southern
boundary of the property, is set to be extended and complete within a short time
frame, this land is now ready to transition to a type of development more
compatible the growing surrounding area. Because of these transportation
additions, the site has really become a redevelopment and infill project to the larger
area. Exhibit A – Vicinity Map shows the subject and surrounding area.
B.
Purpose of Request
The property owner (“Applicant”) is requesting an amendment to the White
Tank/Grand Avenue Area Plan and related Comprehensive Plan Land Use Map for
approximately 78.61 acres located approximately 1,618 feet south of the southeast
corner of 115th Avenue alignment and Hatfield Road (the “Subject Area” or “Site”).
See Exhibit A, Vicinity Map, attached.
The land use for the Site is currently designated as 12.1 ac “Mixed Use
Employment,” 94.79 acres of “Open Space” and 56.1 acres of “Small Lot Residential
(2-5 du/ac)”. See Exhibit B – Existing and Proposed Comprehensive Plan Land
Use Map. In order to facilitate the planned development, the request is to amend
all of the existing Mixed Use Employment and a portion of the Open Space to Small
Lot Residential (totaling 78.61 acres) and combine those areas with the existing
56.1 acres already designated as Small Lot Residential. This combined area will
equate to approximately 134.71 acres of Small Lot Residential land use.
This amendment will permit the redevelopment of a vacant mining site by offering
a community with comparable density and product size as found in the general
vicinity and just to the west of the property. A supplemental Zoning Amendment
application (application # Z2019112) for the entire 162.9-acre site is also being
requested concurrently.
A General Comprehensive Plan Amendment (“CPA”) is being requested Pursuant
to Maricopa County’s Comprehensive Plan Appendix D, Category 3 Standard
Comprehensive Plan Amendment which applies to “… changes of 640 acres or
less… and are standard amendments…”
Rose Estates Comprehensive Plan Amendment | 5
The proposed community is envisioned to include up to 440 lots, with common
passive and active open space. The project site highlights the proximity to the Agua
Fria River by placing circulation routes and homesites accordingly. Additionally,
with the extension of Deer Valley Road and the associated bridge improvements,
vehicular and pedestrian connection to the east and west is anticipated.
C.
On Site and Regional Location
The overall project property is approximately 162.9 acres within unincorporated
Maricopa County and has unified ownership by the Owner. The site is located +/-
1,618 feet south of the southeast corner of 115th Avenue alignment and Hatfield
Road (portions of APN # 201-22-042, 201-22-043A, 201-22-043B, 201-22-045,
201-22-046, 201-22-047, 201-22-022, 200-11-004B). Approximately 2,700 feet
to the east of the Site lies the City of Peoria jurisdictional boundary and further to
the west is Sun City and the City of Surprise city limits. The Site is +/-3,700’ south
of the Happy Valley/Loop 303 interchange and adjacent to the future Deer Valley
Road extension.
The Site is conveniently located east of the Loop 303, just south of the Happy Valley
Road full interchange. The Loop 303 provides quick access to other regional
transportation routes like Interstate 17 and Interstate 10. The Agua Fria River runs
along the eastern side of the property with Arizona State Land adjacent to the
western boundary
The surrounding area is made up of existing and developing residential
communities, in addition to Arizona State Land, Bureau of Land Management and
other quarry sites. Table 1-On Site and Surrounding Uses, Comprehensive Plan
and Zoning Designations below provides a summary of the general area.
Table 1: On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations
Land Uses
Comprehensive Plan
Zoning
Site
Vacant
Small Lot Residential (2-5 du/ac), Open Space,
& Mixed Use Employment
RU-43
North
Inactive Mining Site
Mixed Use Employment & Open Space
RU-43
East
BLM/Agua Fria River
Open Space
RU-43
South
Vacant
Open Space & Small Lot Residential
RU-43
West
Arizona State Trust
Land/ Vacant
Small Lot Residential
RU-43
D.
Existing Conditions
The irregular shaped parcel assemblage is primarily vacant and undeveloped, with
exception of the past mining activity that took place on the northernmost parcels.
Additionally, portions of the Site are designated by FEMA as Floodway and
Rose Estates Comprehensive Plan Amendment | 6
Floodplain. The Site falls within the Maricopa County White Tank/Grand Avenue
Area Plan and is designated as; 56.1 acres of “Small Lot Residential (2-5 du/ac)”
with 94.79 ac “Open Space” and 12.1 ac “Mixed Use Employment” land use
designations. As previously mentioned, the Site is zoned RU-43 with a Mining
Exemption.
E.
Roads/Transportation Systems Serving the Proposed Project
Primary access is proposed from future Deer Valley Road, a five lane Arterial
Roadway, via the proposed extension and expected 2020 build out. Secondary
access is envisioned through future improvements to either Pinnacle Peak
Road alignment to the west or an improved 115th Avenue to the north.
F.
Suitability with Surrounding Land Uses
As previously outlined above in Table 1- On Site & Surrounding Uses,
Comprehensive Plan, & Zoning Designations, adjacent land is primarily
vacant, therefore little impact is anticipated. Larger residential developments
in the area include Dos Rios, Crossriver, Deer Valley Ranch and Ironwood
residential communities. Specific attention to lot size, density, and open space
has been analyzed in order to provide compatibility with existing development.
II.
Site Analysis
A.
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 proposed amendment from “Open Space” and “Mixed Use Employment” to
“Small Lot Residential (2-5 du/ac)” will serve as an overall improvement to the
Comprehensive Plan and White Tank/Grand Avenue Area Plan, by developing a
longstanding vacant piece of infill parcel into a residential community that
sensitively conforms to existing development and the adjacent Aqua Fria River
corridor and the Zone AE Floodway designation. Additionally, the amendment
integrates the planned Deer Valley Road extension, while also providing additional
necessary infrastructure improvements.
B.
Whether the Amendment will adversely impact all or a portion
of the planning area by:
•
Altering acceptable land use patterns to the detriment of the
plan.
The amendment does not anticipate altering acceptable land use patterns to the
detriment of the overall plan, as it seeks to unify the land use designation on the
Site. Land uses surrounding the Site include vacant Arizona State Land
Department and BLM land, with larger surrounding uses being primarily
residential in nature. An amendment from “Open Space” and “Mixed Use
Rose Estates Comprehensive Plan Amendment | 7
Employment” to “Small Lot Residential (2-5 du/ac)” will facilitate a planned
residential community that will be consistent and compatible with the greater area.
•
Requiring public expenditures for larger and more expensive
infrastructure.
•
Requiring public improvements to roads, sewer, or water
systems that are needed to support the planned land uses.
Given the infill nature of the proposed development, the amendment will not
require public expenditures for larger and more expensive infrastructure. This
proposal responds to the planned Deer Valley Road extension, in which the
property owner provided right of way in the southwest corner of the Site to aid in
the development of the public road. Additionally, any services not already offered
to the site will be the burden of the developer to provide.
•
Adversely impacting planned uses because of increased traffic.
A Traffic Impact Analysis will take place to ensure that the proposal does not
adversely impact traffic for the area. The Site and surrounding area are primarily
designated as “Small Lot Residential”, therefore planned residential uses were
anticipated. Additionally, the Site and surrounding area benefit from regional
connectivity due to their close proximity to the Happy Valley/Loop 303
interchange and the future connection to Deer Valley Road which will provide
residents with multiple routes for travel.
•
Affecting the livability of the area of health of safety of present
and future residents.
Instead of negatively affecting the health and safety of existing residents, the
proposed amendment will provide additional housing options for the area.
Improved safety in the area is anticipated as a result of new lighting, streets, and
resident population that will occupy the currently uninhabited area.
•
Adversely impacting the natural environment or scenic quality
of the area in contradiction to the plan.
Minimal impact to the existing natural environment is anticipated as this
amendment seeks to re-delineate the Site’s floodplain through the vetted FEMA
process. Portions of the Site’s eastern edge, approximately 27.7 acres, will remain
in the floodway and work as a passive and visual open space for the community.
C.
Whether the amendment is consistent with the overall intent of
the Comprehensive Plan.
The overall intent of the Maricopa County Comprehensive Plan – Vision 2030 is
to maintain a high quality of life by; protecting public health and safety, promoting
stable economic growth, maintaining a healthy environment, providing adequate
community services, and ensuring that tax money is spent efficiently. This
proposal envisions a planned residential community that meets all of these
Rose Estates Comprehensive Plan Amendment | 8
standards through its commitment to simulate scale and density of surrounding
development and utilize existing and planned infrastructure. Additionally, specific
attention to the goals and policies of the White Tank/Grand Avenue Area Plan were
analyzed to ensure conformance with the vision of the specific area.
D.
The extent to which the amendment is consistent with the
specific goals and policies contained within the plan.
This proposal seeks to amend the White Tank/Grand Avenue Area Plan and is both
consistent and compliant with its specific goals, policies, and objectives. The Area
Plan contains four Plan Elements, each of which describes the plan’s goals,
objectives, and policies in detail. Each of the elements is listed below, and an
explanation of how this proposal is consistent with it follows.
Land Use Element
Goal L1: Promote efficient land development that is compatible with adjacent
land uses, is well integrated with the transportation system, and is sensitive to
the natural environment.
Objective L1.1: Encourage the timely and orderly expansion of Urban Service
Area.
Policy L1.1.2: New residential development with gross densities greater than 1.0
dwelling unit per acre shall be located within the Urban Service Area. Maximum
gross densities will be determined based on proximity to urban services and
infrastructure, and compatibility with adjacent land uses.
Objective L1.2: Encourage the use of planned communities that provide a variety
of land uses, housing types, employment opportunities, and offer a safe and
pleasant living and working environment.
Consistency with the Land Use Element:
The proposal meets the above goals, objectives, and policies by tying the residential
communities to its east and west together and helping to complete the residential
land use pattern of the area. Given the surroundings, the proposed planned
residential community is appropriate because it is within the Urban Service Area
and is in close proximity to existing urban services and infrastructure. This
ultimately promotes efficient land development. Additionally, development of the
planned residential community will create new housing options for the area while
populating land that was otherwise vacant and underutilized.
Transportation Element
Goal T1: Improve the roadway network to meet future transportation needs,
promote safety, and mitigate congestion.
Rose Estates Comprehensive Plan Amendment | 9
Objective T1.1: Determine the preferred location of new roadway connections
and extensions for the next 20 years.
Policy T1.1.1: Preserve necessary rights of way to maintain and extend the grid
system in response to future development.
Objective T1.4: Encourage the coordinated and timely development of new
roadways.
Policy T1.4.1: Recommend standard or compatible roadway cross-sections for
application by jurisdictions through the planning area.
Policy T1.4.2: Ensure that alignments and cross-sections of major roadways in
new master planned communities are consistent with those adopted by the
appropriate jurisdiction.
Policy T1.4.3: Review minimum street standards and subdivision requirements
to ensure adequate access for emergency vehicles.
Consistency with the Transportation Element:
The proposal meets the goals, objectives, and policies of the Transportation
Element because the planned residential community will utilize existing and
planned new roadways. This proposal, which will have frontage along the planned
Deer Valley Road extension, demonstrates the value and opportunity the new road
presents. The timely completion of the Deer Valley Road improvements and the
Rose Estates community will promote an enhanced circulation network in the
immediate area and facilitate the opportunity for expansion of development.
Additionally, the increased population density may promote future transit service
opportunities in the area.
Environment Element
Goal E1: Promote development that considers adverse environmental impacts on
the natural and cultural environment, preserves highly valued open space, and
remediates areas contaminated with hazardous materials.
Objective E1.1: Encourage developments that successfully coexist and are
compatible with significant natural features.
Policy E1.1.2: Encourage land uses and development designs that are compatible
with environmentally sensitive areas such as floodplains, hillsides, wildlife
habitat, scenic areas, and unstable geologic and soil conditions.
Policy E1.1.3: Discourage small lot residential and commercial development on
land with hillside slopes of 10% or greater.
Rose Estates Comprehensive Plan Amendment | 10
Policy E1.1.5: Control land use and development within the 100-year floodplain
to minimize the threat to life and property.
Consistency with the Environment Element:
The proposal seeks to make productive use of underutilized land for a future
planned residential community. While the proposal does seek to re-delineate
portions of the floodplain to allow for residential development, it maintains the
floodway areas as visual and passive open space. Properly re-delineating the
floodplain through the FEMA CLOMR/LOMR process will allow the development
to successfully coexist and maximize compatibility with the natural features of the
land.
Economic Development Element
Goal ED1: Promote a growing, balanced, efficient, and diversified economy,
consistent with available resources, that enhances quality employment
opportunities, improves quality of life, and is sensitive to the natural and cultural
environment.
Objective ED1.1: Expand quality employment opportunities by supporting efforts
that encourage business formation and expansion.
Objective ED1.5: Improve housing conditions in unincorporated communities.
Policy ED 1.5.3: Encourage housing design and improvement techniques that
increase energy efficiency.
Policy ED 1.5.4: Cooperate with Maricopa County Community Development.
Consistency with the Economic Development Element:
The proposal will facilitate a planned residential community that will increase
residential occupancy, furthering the goals, objectives, and policies of the
Economic Development Element. New and existing residents will benefit from the
integration of the area, as will businesses in the area that depend on a growing
community. The planned community will improve housing conditions by offering
new housing options that incorporate more current housing design and
improvement techniques that increase energy efficiency.
E.
Other pertinent information as requested by the Maricopa
County Planning Department staff.
N/A
Rose Estates Comprehensive Plan Amendment | 11
III.
Conclusion
Rose Estates as proposed, conforms with the goals, objectives, and policies of the Maricopa
County Comprehensive Plan and subsequent White Tank/Grand Avenue Area Plan. The
proposal works to maximize existing elements of the Site and the surrounding area. The
proposed comprehensive plan amendment and accompanying rezone will provide the
standards necessary to support a high-quality residential community that complements
the character of the area, is developed in a context sensitive manner reinforcing adjacent
communities and surrounding environs, and highlights the unique opportunity created by
both the proximity to the river corridor and the future Deer Valley Road thoroughfare.
Z2019112
June, 2020
Generally located at 11410
W. Lejos, Sun City, AZ 85373
ROSE ESTATES
A PLANNED RESIDENTIAL COMMUNITY
REQUEST FOR R1-6 ZONING WITH RUPD OVERLAY
ON A PORTION OF 11410 W. LEJOS, Sun City, AZ 85373
CASE # Z2019112
October 2019
Revised February 2020
Revised June 2020
PROJECT TEAM
PROPERTY OWNER REPRESENTATIVE
Rohit K. Tripathi
4600 E. Washington St. Suite 300
Phoenix, AZ 85034
Rohit@Rohittripathi.com
Jordan Rose
7144 E. Stetson Dr. Suite 300
Scottsdale, AZ 85251
480.505.3936
jrose@roselawgroup.com
Darrell Wilson, Rob Gubser & Zach Hilgart
2141 E. Highland Ave. Suite 250
Phoenix, AZ 85016
602.490.0535
www.hilgartwilson.com
Dawn Cartier
10605 N. Hayden Road, #140
Scottsdale, AZ 85260
480.659.4250
www.civtech.com
Rose Estates Zone Change | 4
I.
Introduction
A.
Site History
Larry Dale Rose Etal (“Owner”) has owned the subject property and the adjacent
northern 50 acres for over 90 years. The subject property has long standing RU-
43 zoning within unincorporated Maricopa County. In 2001, the subject area and
adjoining acreage to the north obtained a “Mining Exemption” (LU20010064) for
aggregate mining practice. Vulcan Materials, a construction aggregate mining
company, has leased the property for the two past decades. Although the Mining
Exemption and lease are still active today, physical mining operations have not
been active on the site for the past eight years. The Mining Exemption pertaining
to the subject area will be relinquished upon approval of this zone change
application. The adjoining 50 acres to the north, however, will retain the Mining
Exemption. See Appendix 1 – Legal Descriptions of Adjacent Parcels Retaining
Mining Exemption (LU20010064) for legal descriptions of areas retaining the
Mining Exemption.
The extension of the Loop 303 freeway in 2003 brought growth to the area,
including expansion of the City of Peoria’s jurisdictional boundary and
development of County land. As Deer Valley Road, which is the southern boundary
of the property, is set to be extended and complete within a short time frame, this
land is now ready to transition to a type of development more compatible with the
growing surrounding area. Because of these transportation additions, the site has
really become a redevelopment and infill project to the larger area. Exhibit A –
Vicinity Map shows the subject and surrounding area.
B.
Purpose of Request
Rose Law Group (note there is no genetic relation to Larry Dale Rose) on behalf of
the Owner proposes a rezoning on the subject 162.9 acres from Rural 43 (RU-43)
to Single Family Residential – 6,000 Square Feet Per Dwelling Unit (R1-6) with a
Residential Unit Plan of Development (RUPD) overlay. Exhibit C – Existing and
Proposed Zoning Map visually depicts this request. This is being requested in
order to create a 162.9 gross acre single family residential community that stands
to redevelop a vacant mining site by offering a community with comparable density
and product size as found in the general vicinity and just west of the property. A
supplemental Comprehensive Plan Amendment (application # CPA2019013) is
also being requested concurrently.
The proposed community is envisioned to include up to 440 lots and an overall
gross density of 2.7 du/ac, with common passive and active open space. The
project site highlights the proximity to the Agua Fria River by placing circulation
routes and homesites accordingly. Additionally, with the extension of Deer Valley
Road and the associated bridge improvements, vehicular and pedestrian
connection to the east and west is anticipated.
Rose Estates Zone Change | 5
II.
Site Analysis
A.
Property Location
The subject property is approximately 162.9 acres within unincorporated Maricopa
County and has unified ownership by the Owner. The site is located +/-1,618 feet
south of the southeast corner of the 115th Avenue alignment and Hatfield Road
(APN # 201-22-042, 201-22-043A, 201-22-043B, 201-22-045, 201-22-046, 201-
22-047, 201-22-022, 200-11-004B) (the “Site”). Approximately 2,700 feet to the
east of the Site lies the City of Peoria jurisdictional boundary and further to the
west is Sun City and the City of Surprise city limits. The Site is +/-3,700’ south of
the Happy Valley 303 interchange and adjacent to the future Deer Valley Road
extension. A legal description is provided with this application in Exhibit B-Legal
Description.
B.
Existing Conditions
The irregular shaped parcel assemblage is primarily vacant and undeveloped, with
exception of the past mining activity that has happened on the northernmost
parcels. Additionally, portions of the site are designated by FEMA as Floodway
and Floodplain. The Site falls within the Maricopa County White Tank/Grand
Avenue Area Plan and is designated as primarily “Small Lot Residential (2-5
du/ac)” with remnant “Open Space” and “Mixed Use Employment” land use
designations. As previously mentioned, the Site is zoned RU-43 with a Mining
Exemption.
III.
Description of Proposal
A rezoning is being proposed to entitle the Site to allow for a planned residential
community development. Rose Estates utilizes the underlying “Single Family Residential
– 6,000 Square Feet Per Dwelling Unit” (R1-6) zoning and proposes a RUPD overlay to
accomplish flexible development standards. These development standard variations are
outlined in Table 1 – R1-6 Development Standards Comparison.
Rose Estates’ site plan is broken into seven parcels and will include up to 440 lots. A
combination of 45’ x 115’ and 55’ x 120’ lot sizes are being proposed with the larger lot
depths projected on Parcels 3 and 4. This results in a total maximum proposed gross
density of 2.7 gross dwelling unit per acre on the subject 162.9 gross acre site. The
anticipated lot sizes may vary during preliminary platting but will be developed in
accordance with the underlying RUPD development standards.
Homesites are designed to respond to and maximize the visual benefits that are afforded
by the adjacent proximity to the Agua Fria River. Additionally, passive open space areas
are strategically located to create visual corridors to the River from the interior of the
Community. Sensitivity to future adjacent uses to the north are planned via drainage
channels that provide buffering along the northern perimeter of the Community. See
Exhibit D – Conceptual Site Plan for the proposed parcel layouts and associated lot sizes.
The Site will offer both primary and secondary access. Primary access is gained through
the future Deer Valley Road extension. Completion of this road extension is planned for
2020 and anticipates full turn access on the site’s southern property boundary. The
primary entry includes monumentation signage, as well as dramatic views of the Agua Fria
Rose Estates Zone Change | 6
River to the east. Secondary access is anticipated to be by way of a future extension of
Pinnacle Peak Road through the adjacent Arizona State Land to the west. This will provide
direct access to 117th Avenue via a Minor Collector road. As an alternative to Pinnacle Peak
Road, the second point of access may be provided from the north via improvements to
115th Avenue connecting north to 117th Avenue/Happy Valley Road, and ultimately
providing direct access to Arizona State Route 303. If Pinnacle Peak Road is developed, it
is anticipated that the existing 115th Avenue right-of-way on the site will be abandoned.
The main internal spine road corresponds with the Urban Minor Collector standard of 60’
right of way. Local Public Streets stem from this main circulation route and are proposed
with 50’ right of way. Both street sections include attached 5’ foot sidewalks throughout.
Each lot will will meet the residential parking requirements of two spaces per unit as
outlined in Chapter 11 of the Maricopa County Zoning Ordinance.
Rose Estates will provide at least the minimum open space required by the underlying
zoning district. A centralized linear park is depicted north of the Pinnacle Peak Road
entrance. Further depiction of internal open space areas within each parcel will be
identified during preliminary platting. Internal drainage ways and the Agua Fria River
account for an additional open space of approximately 22% of the gross area. Internal
pedestrian paths connect to the future 5’ sidewalk along Deer Valley Road, therefore
providing multi-modal access to the larger County and Peoria communities. Rose Estates
stands to complete the land use connection between the Crossriver and Deer Valley Ranch
communities. Through these networks, community uses will further be supported,
ultimately contributing to the increased livability of the area.
A.
Permitted Uses & Development Standards
All Permitted Uses, Permitted Conditional Uses, and Accessory Uses under the R1-
6 zoning district in Section 606 of the Maricopa County Zoning Ordinance (the
“Zoning Ordinance”) shall apply to the Site.
The development standards for Rose Estates shall conform to the development
standards identified in Section 606 of the Zoning Ordinance, except as modified
below, pursuant of Section 1002. Modification of subject development standards
are requested in order to create a variety in product/lot size that corresponds to
the surrounding development pattern. Additionally, the proposed modifications
allow for maximization of common open space and preservation of
environmentally sensitive areas.
Rose Estates Zone Change | 7
Table 1: R1-6 Development Standards Comparison
Regulation
Base Zoning District
Regulations (R1-6)
Zoning District
Regulations (R1-6 RUPD)
Height (Max.)
30'
30'
Front Yard (Min.)
20'
10'
Side Yard (Min.)
5'
5'
Street-side Yard (Min.)
10'
10'
Rear Yard (Min.)
25'
15'
Lot Area (Min.)
6,000 sq ft
5,175 sq ft
Lot Width (Min.)
60'
45'
Lot Area per Dwelling Unit
(Min.)
6,000 sq ft
6,000 sq ft
Lot Coverage (Max.)
50%
55%
Parking Spaces (Min.)
2 per dwelling unit
2 per dwelling unit
IV.
Relationship to Surrounding Properties
Given the property’s current and longstanding vacant/non-operational status, the
proposed redevelopment is envisioned to positively impact the surrounding area as it will
bring much needed housing to an established suburban area. For commercial and other
non-residential uses in the surrounding area, the proposed development will provide
additional rooftops resulting in an increase in customers and potential employees, thereby
adding to the community’s economic vitality.
Adjacent properties to the east, west, and south of the Site are owned by Arizona State
Land and the BLM and are similarly vacant and undeveloped. Land immediately north of
the Site is an inactive mining site. Properties in the near vicinity of the Site, located within
one mile generally east and west, are the single-family residential communities of Dos
Rios, Crossriver, Deer Valley Ranch, and Ironwood residential communities. Since
surrounding land uses are primarily residential, the proposed R1-6 district is consistent
with existing land use patterns and is suitable for the area. Any visual impacts that may
be caused by the inactive mining site to the north will be reduced by the landscape
buffering, screening, and drainage channels that are incorporated as a part of this
proposal. Table 2-On Site and Surrounding Uses, Comprehensive Plan and Zoning
Designations below provides a summary of existing and surrounding land uses.
The proposed development is further supported by the recent design and funding of Deer
Valley Road, because it has been recognized that a new east-west corridor is needed to
serve existing and future development of the area. This extension includes the
construction of Deer Valley Road from its current condition at 109th Avenue northwest to
the current condition of Williams Drive. This design includes; an all-weather bridged
crossing over the Agua Fria River, five lanes in total (two in each direction with a
continuous left turn lane), bike lanes, sidewalks, and landscaping.
Rose Estates Zone Change | 8
Table 2: On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations
Land Uses
Comprehensive Plan
Zoning
Site
Vacant
Small Lot Residential (2-5 du/ac), Open Space,
& Mixed-Use Employment
RU-43
North
Inactive Mining Site
Mixed Use Employment & Open Space
RU-43
East
BLM/Agua
Fria
River
Open Space
RU-43
South
Vacant
Open Space & Small Lot Residential
RU-43
West
Arizona State Trust
Land/Vacant
Small Lot Residential
RU-43
V.
Location & Accessibility
The Site is conveniently located +/-3,700’ south of the Happy Valley/303 interchange,
making it highly accessible to both local and regional traffic. The Site has frontage along
future Deer Valley Road extension which will build a connection between the east end of
Williams Drive at 117th Avenue to the west end of Deer Valley Road at 119th Avenue,
ultimately providing an east-west corridor between 107th Ave. and El Mirage Rd. This
construction is highly beneficial to the Site and the surrounding area, as it will provide
alternative access routes and will alleviate congestion between Sun City West and Peoria.
As previously mentioned, Deer Valley Road will be the primary access point into the
community, while Pinnacle Peak Road or 115th Avenue will be utilized as secondary.
VI.
Circulation System (On & Off-Site)
As previously mentioned, off-site circulation will take access from Deer Valley Road, and
one of either Pinnacle Peak Road or 115th Avenue. Internal circulation consists of a single
collector road that runs north-south through the development with tributary roads serving
more local traffic. Each development parcel has at least two points of access on the
collector road, additionally a roundabout is designed as a traffic calming element. Below
in Table 3 – Roadway Analysis outlines; affected roads, the classification, the current
condition, and any improvements that are necessary as a result of this proposal. All
necessary improvements will be at the cost of the developer, unless otherwise stated.
Table 3: Roadway Analysis
Roadway
Classification
Future Condition
Deer Valley Road
Principal Arterial
130’ ROW
(5 lanes, 5’ detached sidewalks)1
115th Avenue
Urban Major Collector
(Proposed)
80’ ROW
Future Pinnacle Peak
Road
Urban Minor Collector
(Proposed)
60’ ROW w/5’ attached sidewalks
Internal Collector Road
Urban
Minor Collector
60’ ROW w/5’ attached sidewalks
Internal Local Roads
Local Street
50’ ROW
*Roadway conditions analyzed at adjacent condition
1 – Improvements to be completed by Public funding (Federal Funding & Intergovernmental Agreements)
Rose Estates Zone Change | 9
VII. Development Schedule
Development phasing will depend on market demand, but conceptual development
parcels have been visually identified on Exhibit D – Conceptual Site Plan. The site data
table from the Conceptual Land Use Plan has been provided below in Table 4 – Site Data
Table. All parcel lines, lot sizes, and total number of dwelling units (not to exceed 440
units and a gross density of 2.7 du/ac) and their associated improvements are conceptual
and subject to change during the platting stage.
Table 4: Site Data Table
Development
Parcel #
Typical
Lot Size
Lot Count
Gross Acres
Density
(du/gross ac)
1
45’ x 115’
89
25.6
3.5
2
45’ x 115’
89
19.3
4.6
3
55’ x 120’
81
23.9
3.4
4
55’ x 120’
98
35.1
2.8
5
45’ x 115’
83
25.6
3.2
6
Lift Station
-
1.0
-
7
**
-
32.4
-
Total
-
440
162.9
2.7
**Floodway and Potential 404 wash
VIII.Community Facilities & Services
The Site is within Peoria Unified School District boundary and specifically designates Zuni
Hills Elementary and Liberty High School as the applicable schools. Nearby public parks
include Alta Vista Park located less than a mile east of the site. The proposed development
will also offer both passive and active recreational areas. Sun City West, Lake Pleasant
Towne Center and Camino a Lago Marketplace are all within close proximity of the site
and offer commercial resources.
IX.
Public Utilities & Services
The Site will have access to necessary public utilities and services such as refuse, sewer,
water, electric, police and fire. To accommodate wastewater flows, a lift station is
proposed along the southern boundary of the site with final design and layout to be
determined during the improvement plan stage. The following utility companies and
public safety agencies will provide services to Rose Estates:
-
Water - EPCOR Water
-
Wastewater - EPCOR Water
-
Refuse – Waste Management or Parks & Sons
-
Electric – Arizona Public Service
-
Police – Maricopa County Sheriff’s Office
-
Fire – Arizona Fire and Medical Authority
X.
Conclusion
Rose Estates as proposed, conforms with the goals, objectives, and policies of the
Comprehensive Plan as well as the surrounding development of the area. It works to
Rose Estates Zone Change | 10
sensitively develop an inactive site by correctly responding to the Agua Fria Floodway. The
proposed development will provide a high-quality residential community that
complements the character of the area, is sensitive to adjacent communities, and
highlights the unique opportunity to create a high-quality development on a primary piece
of property in Maricopa County.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE:
October 14, 2019
TO :
Farhad Tavassoli, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Rose Property RU-43 to R1-6. Z2019112
The Maricopa County Environmental Services Department (MCESD) has reviewed
revised documents received from the Maricopa County Planning and Development
Department for the above referenced project. This project is a rezoning for subdivision
development RU-43 to R1-6 at APN# 201-22-022 and 200-11-004B. Water / sewer
provider will be Arizona-American Water. MCESD has no concerns, ATC for water and
sewer utilities development must be submitted and approve prior to final plat approval.
Stormwater -- The parcel is not located in the urbanized unincorporated area, and
therefore, not regulated by the Maricopa County Stormwater Quality Program.
Based on the above, MCESD raised no objections to the Planning & Development
Department in Accela: on October 14, 2019 and will allow the project to proceed at
this time subject to the following stipulations
Stipulations:
None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of application.
Robert Fedorka, P.E.
Planning & Development
501 North 44th Street, Suite 200
Phoenix, Arizona 85008
Phone: (602) 506-7151
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
RobertFedorka@mail.maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
June 15, 2020
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Robert
Fedorka,
P.E.,
Engineering
Supervisor,
Planning
&
Development Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
CPA2019013 & Z2019112 Zone Change (to R-1-6 RUPD)
(E3 Memo)
Job Site Address: Williams Drive (east of 117th Ave.)
APN(s):
200-11-004B & 022
This application is to specify zoning for future development and does not include a
Plan of Development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
3rd Submittal of the Zone Change and CPA applications routed for review on June 10,
2020, and has no objections provided that the following conditions are made part of
any approval:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed
building lots, drainage design, access(es), roadway widths and roadway
alignments. These items will be addressed as development plans progress and are
submitted to the County for further review and/or entitlement.
2. Any approval and progression in the entitlement process is contingent on
completion of MCDOT TIP TT0248 which includes extension of Williams Drive
across the Agua Fria River to Deer Valley Road which is intended to provide
access to the site.
3. A Traffic Impact Study must be submitted as part of the Preliminary Plat
application.
4. New development on the subject premises must provide for at least two (2) paved
accesses from the site to an improved public roadway.
5. Encroachment into FEMA Zone AE and FW floodplains/floodways is extremely
restrictive. The applicant must address development requirements (i.e.
CLOMR/LOMR) required to develop the site in the manner proposed as plans
progress and are submitted to the County for further review and/or entitlement.
6. The applicant must address how public improvements, residences and other
improvements necessary for development of the site (i.e. retention basins) will be
protected from scour along the Agua Fria River (33,000 cfs) as development plans
progress and are submitted to the County for further review and/or entitlement. A
significant portion of the site outside of the regulatory floodplains is contained
within a mapped lateral migration erosion zone.
7. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
Please contact me if you have any questions or require any additional information.
Planning and Development Department
DATE:
August 6, 2020
TO:
Planning and Zoning Commission
FROM:
Martin Martell, Planner
SUBJECT:
CPA2019013 & Z2019112 – Rose Estates
Agenda Item: #1 & #2
Since the publishing of the staff report for the above cases, staff have received a request
by the applicant to change Stipulation ‘c’ (2) of Z2019112.
Stipulation ‘c’ (2) of Z2019112 reads on the published staff report as the following:
Any approval and progression in the entitlement process is contingent on completion of
MCDOT TIP TT0248, which includes extension of Williams Drive across the Agua Fria River
to Deer Valley Road, which is intended to provide access to the site.
The requested change to Stipulation ‘c’ (2) of Z2019112 is as follows:
Any approval and progression in the entitlement process is contingent on progression of
MCDOT TIP TT0248, which includes extension of Williams Drive across the Agua Fria River
to Deer Valley Road, which is intended to provide access to the site.