S2019041 BOS REPORT.PDF

Maricopa County — Formal (2020-09-02)

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September 2, 2020
S2019041
Page 1 of 2
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department

Board Hearing Date:
September 2, 2020

Case #/Title:

S2019041 – Zanjero Trails Parcel 34A

Supervisor District:
4

Applicant/Owner:
HilgartWilson, LLC / Maricopa Water District

Request:
Replat of Zanjero Trails Parcel 34 for Parcel 34A which consists
of 115 residential lots and 15 tracts in the R1-6 RUPD zoning
district

Site Location:
Generally located at the northeast corner of Montebello Ave.
alignment and Jackrabbit Trail (195th Ave. alignment) in the
Buckeye planning area

Site Size:
Approximately 26 acres

County Island Status:
City of Buckeye
Additional
Comments:
Staff considers this replat to be in substantial conformance
with the approved Zanjero Trails Parcel 34 Preliminary Plat
(S2019021) and associated Infrastructure Plat (S2019040). The
applicant has routed a copy of the plat to all the
municipalities within three miles of the subject property and
to all intended utility providers. There were no objections to
the request raised by any of these agencies. The plat meets
all applicable subdivision regulations and zoning regulations
of the R1-6 RUPD (Z2018059).

Recording fees will be furnished at the time of plat
recordation. All requirements of the Maricopa County
Department
of
Transportation,
the
Maricopa
County
Environmental Services Department, the Flood Control District
of Maricopa County, and the Drainage Review Division of the
Maricopa County Planning and Development Department
have been met.

Recommendation:
Approval

Presented by:

Rachel Applegate, Senior Planner
Reviewed by:

Darren Gerard, AICP, Planning Manager

September 2, 2020
S2019041
Page 2 of 2
Attachments:

Letter to the Board of Supervisors (1 page)

Reduction of Replat (6 pages)

Narrative Report Summary (9 pages)

ADWR Certificate (To be provided later under separate cover)

2141 East Highland Avenue, Suite 250 ▪ Phoenix, Arizona 85016 ▪ 602-490-0535

1 of 1

June 10, 2020

Maricopa County Board of Supervisors
301 W. Jefferson, 10th Floor
Phoenix, AZ 85003

RE:
Re-Plat of Zanjero Trails Infrastructure Plat – Zanjero Trails Parcel 34A
HILGARTWILSON Project No.: 2001

Dear Board,

This letter is to request the approval of the Re-Plat of Zanjero Trails Infrastructure Plat – Zanjero Trails Parcel
34A.

This parcel is being subdivided by:
SBH ZANJERO TRAILS L.P.
6720 N. Scottsdale Road, Suite 250
Scottsdale, AZ 85253

The plat was prepared by:
HILGARTWILSON, LLC
RLS# 32222: Brian J. Benedict

This project is within 3 miles of the City of Buckeye, the City of Goodyear and the City of Glendale and the
plat has been provided to them.

Thank you,
Diego Ortiz, P.E.

Respectfully Submitted,
HILGARTWILSON, LLC

P: 602.490.0535 / F: 602.368.2436
www.hilgartwilson.com
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
RE-PLAT
OF
ZANJERO TRAILS
INFRASTRUCTURE PLAT -
ZANJERO TRAILS PARCEL 34A
MARICOPA COUNTY, ARIZONA
CASE NUMBER S2019041
6/5/20

P: 602.490.0535 / F: 602.368.2436
www.hilgartwilson.com
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
6/5/20

RE - PLAT NARRATIVE
FOR
ZANJERO TRAILS - PARCEL 34A
SOUTHEAST OF BETHANY HOME ROAD AND 195 TH AVENUE

MARICOPA COUNTY, ARIZONA
CASE #S2019041

Original: November 27,
2019
Revised: April 17,
2020
Revised: June 2, 2020

Prepared For:

SBH Zanjero Trails LP
6720 N Scottsdale
Road, Suite 250
Scottsdale, Arizona
85253

Prepared by:

HILGARTWILSON
2141 E. Highland
Avenue, Suite 250
Phoenix, AZ 85016
Phone: (602) 490-0535

ZANJERO TRAILS – PARCEL 34A

Re - Plat Narrative

Table of Contents

1.0
PURPOSE OF REQUEST ................................................................................................................ 1
2.0
DESCRIPTION OF PROPOSAL ....................................................................................................... 1
3.0
RELATIONSHIP TO SURROUNDING PROPERTIES ........................................................................ 2
4.0
LOCATION AND ACCESSIBILITY .................................................................................................... 3
4.1
Circulation .......................................................................................................................... 3
4.1.1 Vehicular ............................................................................................................................. 3
4.1.2 Ultimate Roadway Network ............................................................................................... 3
4.2
Pedestrian .......................................................................................................................... 4
5.0
DEVELOPMENT SCHEDULE .......................................................................................................... 4
6.0
COMMUNITY FACILITIES AND SERVICES ..................................................................................... 4
6.1
Schools ............................................................................................................................... 5
6.2 Recreational Amenities ...................................................................................................... 5
6.3 Parcel Amenities ................................................................................................................. 5
6.4
Police and Fire Protection ................................................................................................. 5
7.0
PUBLIC UTILITIES AND SERVICES ................................................................................................ 5
7.1
Water Facilities ................................................................................................................... 6
7.2
Wastewater Facilities ......................................................................................................... 6
7.3
Dry Utilities ......................................................................................................................... 7
7.4
Drainage ............................................................................................................................. 7
8.0 STIPULATION COMPLIANCE ................................................................................................................ 8
8.1 Conformance to Development Master Plan (DMP) amendment (DMP2018005) ......... 8
8.2 Conformance to zoning stipulations (Z2018059) ........................................................... 9
APPENDIX A: FIGURES .................................................................................................................................
APPENDIX B: ZONING STIPULATIONS (ZONING CASE Z2018059) ............................................................
DEVELOPMENT MASTER PLAN (DMP) AMENDMENT (CASE NUMBER DMP2018005) ......

Tables

Table 1– Approved R1-6 RUPD Development Standards Comparison

Appendices

Appendix A – Figures
Appendix B – Zoning Stipulations (Z2018059, DMP amendment DMP2018005)

Figures

Figure 1 – Vicinity Map
Figure 2 – Overall Master Plan

1.0
PURPOSE OF REQUEST

Zanjero Trails – Parcel 34, part of Zanjero Trails Development Master Plan, is a proposed
single family residential subdivision located on approximately 170 gross acres. The Project
area is generally situated at the southeast corner of Bethany Home Road and 195th Avenue
alignments (Jackrabbit Road) in unincorporated Maricopa County. Refer to Figure 1 – Vicinity
Map for Project location. It should be noted that the Beardsley Canal (APN: 502-28-007),
which is currently owned by the Maricopa Water District, is included in the 170 acres. In
order to be consistent with the RUPD, the area that is occupied by the Beardsley Canal (10
acres) has been included in the density calculations and the parcel gross area.

The proposed development is consistent with the Development Master Plan (DMP)
amendment (DMP 2018005) and Residential Unit Plan of Development (RUPD) amendment
(Z2018059) approved by the Board of Supervisors on December 12, 2018. The DMP
revised the land use designation for Parcel 33 (14.4 acres) from ‘Commercial Retail Center’
to ‘Single Family Residential (2.5 d.u. /ac.) and the RUPD revised the zoning designation
from C-2 CUPD PAD to R1-6 RUPD PAD & amended the R1-6 RUPD standards for Parcel 34. A
preliminary plat for the project (S2019021) complying with the approved RUPD, DMP and
associated stipulations has been submitted to the Planning and Zoning Commission.

The overall development plan is depicted on Figure 2 – Overall Master Plan. This narrative is
for Parcel 34A of Zanjero Trails – Parcel 34. Zanjero Trails - Parcel 34 consists of final plats
for parcel 34A, 34B, 34C, 34D, 34E and 34F, as well as an infrastructure plat. The
infrastructure plat will dedicate the required easements and right-of-way for Montebello
Avenue (Collector Road) and half street right-of-way for 195th Avenue (Jackrabbit Trail), from
the southern boundary to the northern entry way. The remaining of the 195th Avenue half
street right-of-way and southern half street right-of-way for Bethany Home Road will be
dedicated with the plats pertaining to Parcels 34E and 34F, which are to be prepared and
submitted in the future. The final plat for Parcel 34A will be a re-plat of the Infrastructure
Plat. The table below provides number of lots and tracts for the Parcel 34A final plat:

Parcel Summary

Parcel

Use
Minimum
Lot Width
Minimum
Lot Area
Typical Lot
Size
# of
Lots
# of
Tracts

34A

R1-6 RUPD

45’

5,175 SF

45’ X 115’

115

2.0
DESCRIPTION OF PROPOSAL

This narrative is for the final plat of Parcel 34A of Zanjero Trails – Parcel 34. The plat will
identify the perimeter boundary, rights-of-way, public utility easements (PUEs), site visibility
triangles, vehicular non-access easements, and lots within the plat. The final plat for Parcel
34A will be a re-plat of the parcel defined on the Infrastructure Plat of Zanjero Trails – Parcel
34 (S2019040), which has been previously submitted to Maricopa County. Zanjero Trails
Parcel 34A is included within the Zanjero Trails Parcel 34 RUPD (Case # Z2018059). The
RUPD table is included below:

Table 1 – R1-6 RUPD Development Standards Comparison
Items in bold are changes from the base zoning
REGULATION
BASE ZONING DISTRICT
REGULATIONS (R1-6)
PROPOSED ZONING
DISTRICT REGULATIONS
(R1-6)
Max. Height
30' or 2 stories
30' or 2 stories
Min. Front Yard
20'
20' *(1)
Min. Side Yard
5'
5'
Min. Street-side Yard
10'
10'
Min. Rear Yard
25'
15'
Lot Area (min)
6,000 sq. ft.
5,175 sq. ft.
Min. Lot Width
60'
45'
Lot Area per Dwelling Unit
(min) *(2)
6,000 sq. ft.
6,500 sq. ft.
Max. Lot Coverage
50%
55% *(3)
Parking Spaces
2/du
2/du *(4)
Max. Privacy Wall Height
6'
6' privacy wall w/ max. 7'
column above a max. 3'
retaining wall
Maximum Height of
Subdivision Monument
6'
10' Primary
6'-8" Secondary
Maximum Subdivision Sign
Area (sign area as defined by
MCZO 1408.1)
32 sq. ft., 6' high with the
base at least 1/2 the width
70 sq. ft. Primary
24 sq. ft. Secondary
Notes:
(1) Front yard setback may be reduced to 10' for side entry garages or forward living
spaces.
(2) Lot Area per D.U. =total area of lots and open spaces, excluding all public and private
streets, divided by the total number of lots. This shall only apply to single family residential
lots.
(3) 55% for 45’ wide lots in Parcel 34.
(4) The standard 2 parking spaces in the garage of each lot meet the MCZO of 9’ X 18’ per
space.

The proposed improvements for Parcel 34A will dedicate a 2-foot sewer easement behind
the 8-foot PUE for the installation of the sewer service valve per the agreement between the
developer and the utility service provider and will be identified in the plat. All of the proposed
residential lots within the Parcel 34A development will allocate two standard parking spaces
in the garage and will be designed to meet the MCZO standard of 9’ x 18’ per space.
3.0
RELATIONSHIP TO SURROUNDING PROPERTIES

Zanjero Trails - Parcel 34 lies within unincorporated Maricopa County and is located at the
southeast corner of Bethany Home Road and 195th Avenue. The adjacent property to the
north is undeveloped desert land that is owned by the Maricopa County Flood Control
District, to the northeast is the Canyon View High School, and along the eastern boundary is
the Beardsley Canal which is owned and operated by Maricopa Water Conservation District

No. 1 (MWD). Immediately east of the Canal is Zanjero Trails Phase I, which is currently being
developed by SBH Zanjero Trails, LP. Along the southern boundary lies Jackrabbit Estates.
The adjacent property to the west within the City of Buckeye is currently being developed as
Canyon Views – Phase 1 – Unit 1, a single family residential development.

Parcel 34A is bound by Phase 2 - Parcel 34F to the north, Montebello Avenue (Collector
Road) to the south, Parcel 34D to the east, and 195th Avenue (Jackrabbit Trail) to the west.
Refer to the attached Vicinity Map and Overall Master Plan, included in Appendix A.

4.0
LOCATION AND ACCESSIBILITY

The infrastructure plat will dedicate the required easements and right-of-way for Montebello
Avenue (Collector Road) and half street right-of-way for 195th Avenue (Jackrabbit Trail), from
the southern boundary to the northern entry way. The remaining right-of-ways for 195th
Avenue and Bethany Home Road will be dedicated on future plats (Parcel 34E and Parcel
34F) for the fronting half street.

The main traffic access to the community is provided from 195th Avenue (Jackrabbit Trail)
with two access points on the west side of the community, Montebello Avenue and Rancho
Drive. The Loop 303 freeway will also provide an important transportation corridor for
Zanjero Trails Parcel 34, as it is located three miles east. Additionally, Interstate 10 is
approximately three miles to the south of the Zanjero Trails site. As it provides connection
into downtown Phoenix and beyond, I-10 will also serve as an important transportation
corridor for the future development.

4.1
Circulation

4.1.1
Vehicular

A Traffic Impact Study (TIS) for Zanjero Trails Parcel 34 has been
prepared by CivTech, dated August 2019. The TIS prepared by
CivTech analyzes the impacts of the Zanjero Trails Parcel 34
proposed land use plan on the transportation network in the vicinity
of the site. According to the TIS, Zanjero Trails Parcel 34 will generate
an estimated total of 5,530 trip ends per day when fully developed.
This traffic disperses in such a way that it can be adequately
accommodated by the internal and connecting arterial system. The
TIS determines the number of lanes required at project build-out for
major
streets
serving
the
development
and
provides
recommendations related to traffic signage, signalization and turn
movements. Below is a summary of the recommended improvements
to the connecting roadway system in conjunction with the Zanjero
Trails Parcel 34 development.

4.1.2

Ultimate Roadway Network

•
195th Avenue (Jackrabbit Trail) will provide primary access to the site
and will operate adequately in the future with two through lanes in
each direction and a continuous two way left turn lane.

•
Camelback Road is south of the Project, adjacent to Jackrabbit
Estates, and it is a three lane roadway classified as Major Arterial
with one lane in each direction of travel and a continuous two-way
left-turn lane.

•
Bethany Home Road will operate adequately in the future with two
through lanes in each direction and a two way left turn lane. The
cross section should follow that of an Urban Minor Arterial road as
specified by the MCDOT Roadway Design Manual.

•
Montebello Drive will be designed as a Minor Collector road. As such
the roadway will have one lane in each direction on a total pavement
width of 40 feet. The total right-of-way for the cross section is 80 feet
per MCDOT standards.

•
The remaining roadways will be designed as local streets per MCDOT
standards.

•
Traffic signals are recommended at the following locations by Year
2022 in order to effectively move traffic volumes:

•
195th Avenue and Camelback Road
•
Bethany Home Road at Beardsley Canal Road

•
A traffic signal should not be installed until one or more of the traffic
signal warrants of the Manual on Uniform Traffic Control Devices are
met.

4.2
Pedestrian

Sidewalks on both sides of arterial and collector street right-of-ways will provide
pedestrian circulation. On arterial streets, the pedestrian paths/sidewalks will be set
back from the curb and gutter and buffered by a landscape strip to separate the
various modes of transportation, i.e., auto, bicycle, pedestrian. Pedestrian circulation
will also be accommodated by sidewalks on all residential streets providing
connections between the park site, open spaces, and neighborhoods.

5.0
DEVELOPMENT SCHEDULE

The Project will be developed in two phases. Actual timing of the phases will depend on
market conditions and absorption. Parcel 34A will be developed within the first phase of
development.

6.0
COMMUNITY FACILITIES AND SERVICES

All necessary community facilities to service the Project, such as parks and amenities, will be
provided by the development.

6.1
Schools

Zanjero Trails is located entirely within the Litchfield Elementary and Agua Fria Union
High School District’s Jurisdictional boundaries. There will be no educational facilities
within Zanjero Trails – Parcel 34.

6.2
Recreational Amenities

The Project will preserve a large amount of open space area with an amenity package
designed for the residents. A 3.3 acre park centrally located provides a core of
activities that foster community pursuits and social interaction. This community open
space will be constructed within the first phase of development to be enjoyed by
future residents and as a selling feature of the community, as conceptually shown on
Figure 2.

6.3 Parcel Amenities

Parcel Parks will be located in strategic open space areas where they may be most
easily accessed by homeowners. Parcel Parks will include improvements such as
pathways, playgrounds, ramadas, and useable turf areas. These parks are intended
to be more heavily used by residents of the development for active play and
gatherings. Passive Parks will be located in open spaces that serve as retention
areas and connections throughout the development. Passive Parks will include
improvements such as pathways and useable turf areas.

6.4
Police and Fire Protection

Zanjero Trails - Parcel 34 is located within the Maricopa County Sherriff’s Office
(MCSO) service area. The nearest Maricopa County Sheriff’s Department office are
District Facility III, located at the southeast corner of Dysart and Bell Roads and
District Facility II, located at the northeast corner of Dysart and Van Buren.

Zanjero Trails – Parcel 34 is located within the Buckeye Valley Fire District service
area for fire service. Will serve letter from Buckeye Fire District is attached at the end
of this narrative.

7.0
PUBLIC UTILITIES AND SERVICES

All necessary utilities to serve the Project are currently available or will be brought to the site
during development. Utilities and services for the Project will be provided by the following
providers. A utility commitment table is provided below listing each of the utility providers:

Utility Commitment Table
Utility
Provider
Water
EPCOR Water
Sewer
Liberty Utilities
Electric
APS
Telephone
Century Link
Gas
Southwest Gas Company
Cable TV
Cox Communications

Police
Maricopa County Sheriff's Department
Fire
Buckeye Valley Fire District
Refuse
Waste Management
School District
Litchfield Elementary School District
Agua Fria Union High School District

7.1
Water Facilities

The Project is located within EPCOR Water’s Certificate of Convenience and Necessity
(CCN) for water service and is within Zone 2 of EPCOR’s Agua Fria District. The
Project will be served by EPCOR’s Water Plant #12, located approximately 2.5 miles
southeast of the Project, south of Camelback Road and east of Citrus Road. Water
Plant #12 serves two pressure zones, Zone 1 and Zone 2, with two separate trains of
booster pumps for each zone. The Project will be served by the Zone 2 pumps which
will ultimately include five pumps, each having a flow of 1,500 gpm and a total
dynamic head of 243 feet (approximately 105 psi). Water Plant #12 also contains
one 1.5 MG storage reservoir, and the site has room for an additional two storage
reservoirs of the same size for a projected ultimate build-out storage capacity of 4.5
MG.

Existing water infrastructure within the Project vicinity includes 12-inch water lines
along Bethany Home Road (east of the Beardsley Canal), Camelback Road, and the
Beardsley Canal, parallel to the Project’s eastern boundary. There are also existing
8-inch and 12-inch water lines located within the Jackrabbit Estates community and
Zanjero Trails Parcels 35-45 located immediately south and east of the Project,
respectively.

Proposed internal waterlines layout for the water distribution system consists of 8-
inch mains connecting the existing line in the Beardsley Canal. There will be no
extensions within Bethany Home Road or 195th Avenue.

7.2
Wastewater Facilities

The Project is located within Liberty Utilities’ (Litchfield Park Service Company) CC&N
for wastewater service. The site was also previously added to Liberty’s MAG 208
area to treat wastewater flows through a MAG 208 Amendment for an area known as
the Northwest Group territory. Wastewater flows from the Project will be routed to
Liberty’s Palm Valley Water Reclamation Facility (WRF), located along McDowell Road
and west of Litchfield Road, for treatment. The Palm Valley WRF has a treatment
capacity of approximately 4.1 MGD and is currently being expanded for increased
treatment capacity.

The closest wastewater infrastructure within the Project vicinity consists of an
existing 12-inch gravity sewer main that extends west along Camelback Road and
terminates at a manhole located just west of the Beardsley Canal. Another stub is
provided at the northeast corner of the Jackrabbit Estates project. In order to provide
sewer to this Project, the sewer main that extends west along Camelback Road and
terminates at a manhole located just west of the Beardsley Canal will have to be
extended with an 8-inch sewer line. The Jackrabbit Estates existing line may not be
used as it does not meet Liberty’s flow requirements and the Project does not lie
within their CC&N boundary.

7.3
Dry Utilities

Utility services to Zanjero Trails – Parcel 34 will include: phone service by CenturyLink
or Cox Communications, natural gas service by Southwest Gas, electrical service by
APS and cable television by CenturyLink or Cox Communications. Will serve letters
will be provided from each.

7.4
Drainage

The area surrounding the Project generally slopes to the southeast at a slope of
1.2%. The Project is located near three regional drainage structures, the White Tanks
Flood Retarding Structure #3 (FRS No. 3) is located northwest of the Project, the FRS
No. 3 Outfall Channel is adjacent to the western boundary, and the Beardsley Canal
Detention Basin System is adjacent to the eastern boundary. Both the FRS No. 3 and
the Outfall Channel intercept all flows coming from the White Tank Mountains
located to the north and west. A small portion of flows generated north of the
Bethany Home Road alignment impact the Project from the north. The only significant
offsite flows currently impacting the Project are those being conveyed through the
Beardsley Canal.

A LOMR was prepared by HILGARTWILSON and subsequently approved by FEMA in
March 2018 for Zanjero Trails Phase 1C, which included the Beardsley Canal
Detention Basin System adjacent to the site. A portion of the southernmost detention
basin is located within the Project. Due to the development of the Project, runoff
reaching the detention system will be reduced. Consequently, a portion of land will be
recovered from the basin for the Project’s development. The recovery necessitating
processing of a CLOMR and eventually a LOMR has been initiated. A CLOMR was
prepared for the Zanjero Trails - Parcel 34 development by HILGARTWILSON in
August 2019 and was approved by FEMA on January 10, 2020 (Case No. 20-09-
0110R). As mentioned previously, this CLOMR/LOMR process modifies the floodplain
delineated by the Zanjero Trails- Phase 1C LOMR approved by FEMA.

Initial estimates for the offsite flows affecting the Project from the northwest
boundary were referenced from the Zanjero Trails Phase 1C LOMR. The offsite
drainage impacts will be managed around the Project according to the Maricopa
County design guidelines. A channel running along the northern side of the site will
be used to convey offsite stormwater flows to the Beardsley Canal Detention Basin
System maintaining existing drainage patterns.

Onsite flows will be conveyed to retention basins throughout the Project in
appropriate locations. Retention volume equivalent to the 100-year, 2-hour storm
runoff will be provided for all developed portions of the Project. Retention basins will
generally be designed with 4:1 slopes and a depth of 4 feet, 3 feet of storage and an
additional foot of freeboard, and will dewater within the 36-hour limit. Additional
safety measures will be implemented if retention basins exceed the maximum slope
and depth. Existing flow patterns will be maintained, while offsite flows will not be
comingled with onsite flows. All drainage design for the Project will be in
conformance with the Planning and Development standards for Maricopa County and
Section 1205 of the Maricopa County Zoning Ordinance.