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December 8, 2021
Z2021067
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
December 8, 2021
Case #/Title:
Z2021067 – Villages at Pleasant River
Supervisor District:
4
Applicant/Owner:
Brian Greathouse, Burch & Cracchiolo, P.A./ EMC
Management, LLC
Request:
Zone change from Rural-43 to R-5 RUPD with a Plan of
Development for a 246-unit multi-family development
Site Location:
Generally located 440’ east of the SEC of Happy Valley Pkwy.
and 115th Ave. in the Peoria area
Site Size:
Approximately 24.7 acres
County Island Status:
Yes (City of Peoria)
Additional
Comments:
The applicant is requesting a zone change with a precise plan
of development from the existing Rural-43 to R-5 RUPD.
Villages at Pleasant River will be a multifamily residential
development with 246-units. The development will contain
various amenities and active open space areas.
There are no outstanding concerns from reviewing agencies.
The proposal is within the City of Peoria Municipal Planning
Area, where the City’s General Plan designates the site as
Park/ Open Space. The City was notified concerning this
request and staff have received no comments about this
request. The White Tanks/ Grand Ave. Area Plan designates
the site as Small Lot Residential (2-5 du/ac) since urban
services are available for this site. During the applicant’s
public participation process staff received no support or
opposition for this request.
Commission
Recommendation:
On 11/4/21, the Commission voted 7-0 to recommend
approval of Z2021067 subject to conditions ‘a’ – ‘k’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Villages at Pleasant River”, consisting of five full-size sheets, dated
September 27, 2021, and stamped received September 30, 2021, except as
modified by the following conditions.
December 8, 2021
Z2021067
Page 2 of 3
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Villages at Pleasant River”, consisting of ten pages, dated
September 10, 2021, and stamped received September 13, 2021, except as
modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
conformance with Section 1205 of the Maricopa County Zoning
Ordinance; Drainage Policies and Standards; Floodplain Regulations for
Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of
application for construction.
2.
Based on the conceptual design nature of the information submitted,
changes to the site layout and/or a reduction in the number of building lots
may be necessitated by the final engineering design of the drainage
infrastructure.
3.
Detailed Grading and Drainage (Infrastructure) Plans with a Final Drainage
Report must be submitted with the application for Building Permits.
d.
The access easement inside of the roadway easement along the east boundary
of the site shall be surfaced with decomposed granite from the paved driveway
to the north to the site’s southern boundary to minimize dust pollution.
e.
The existing five parcels of the site shall be combined into one parcel prior to
submission of any building permits.
f.
The existing Federal Patent Easements and west roadway easement (MCR# 2020-
708344) on the site shall be abandoned prior to submission of any building permits.
g.
The following R-5 RUPD development standards shall apply:
1.
Minimum front yard of three feet.
2.
Minimum rear yard of three feet.
3.
Minimum interior side yard of three feet.
4.
Minimum street side yard of three feet.
5.
Required guest parking of zero percent.
6.
Maximum height for residential perimeter wall signs of eight feet.
h.
A Plan of Development is approved subject to site plan entitled “Villages at
Pleasant Village” consisting of five full-size sheets, dated September 27, 2021, and
stamped received September 30, 2021. The Plan of Development may be
amended administratively under separate application as long as the amendment
complies with the established RUPD development standards as approved by the
Board of Supervisors.
December 8, 2021
Z2021067
Page 3 of 3
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 property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
k.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
11/4/21 P&Z Packet (35 pages)
Note:
11/4/21 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2021067
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2021067 – Villages at Pleasant River
Hearing Date:
November 4, 2021
Supervisor District:
4
Applicant:
Brian Greathouse, Burch & Cracchiolo, P.A.
Owner:
EMC Management, LLC
Request:
Zone change from Rural-43 to R-5 RUPD with a Plan of Development
for a 246-unit multi-family development
Site Location:
Generally located 440’ east of the SEC of Happy Valley Pkwy. and
115th Ave. in the Peoria area
Site Size:
Approximately 24.7 acres
Density:
9.9 du/ac
County Island:
Yes (City of Peoria)
County Plan:
White Tank/Grand Ave. Area Plan – Small Lot Residential (2 -5
du.ac)/Open Space
Municipal Plan:
Plan Peoria 2040 – Park/Open Space
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2021067
Page 2 of 8
Project Summary:
1.
The applicant is requesting a zone change with a precise plan from the existing Rural-43
to R-5 RUPD on an approximately 24.69 acres of undisturbed desert. The site is located
approximately 440-feet east of the southeast corner of Happy Valley Pkwy. and 115th
Ave. in the Peoria area. The site is located west of the Agua Fria River that touches the
site’s southeast corner and the Twin Buttes Wash that crosses the southern portion of the
property which comprises ten percent of the site. The terrain of the site is mostly flat and
slightly undulating with Upper Sonoran Desert vegetation.
2.
Villages at Pleasant River will be a single-story multifamily residential development with
246-units. The units will consist of a mix of one-bedroom, two-bedroom, and three-
bedroom units. Whereas, 43 buildings will be semi-detached duplexes for the one-
bedroom units, the rest of the two- and three-bedroom units will be fully detached
individual homes. The development will be made up of 86 one-bedroom units, 131 two-
bedroom units, and 29 three-bedroom units with a leasing office. The buildings on the site
will have a combined lot coverage of 25 percent with a density of 9.9 dwelling units per
acre. The development will contain various amenities, including a community swimming
pool, community clubhouse, dog park, car wash area, barbeque grills, covered
ramadas, and active open space areas. Pedestrian connectivity throughout the
community will be provided by sidewalks and pathways from the units to the amenity
areas. There will be six-foot-high theme walls around the site’s perimeter and decorative
access gates. The cornerstone of this development is to provide much needed
multifamily housing options for young families, working professionals and retires in an area
predominated by single-family housing.
3.
Primary access to the site will be provided by a new access road to 115th Ave., which is
315 feet west of the site’s western boundary. Secondary access to the site will be along
a driveway at the northeast boundary of the site to Happy Valley Pkwy. which is in the
City of Peoria’s right-of-way. The developer will be working with the City of Peoria
Department of Transportation, providing a new 150-foot-long right-turn deceleration lane
along the eastbound lanes to the site’s east accessway and prohibiting left-turns from
the site from the east accesway by not providing a central median cut on Happy Valley
Pkwy. To maintain access to the property southeast of the site, a sixty-foot wide roadway
easement will be recorded along the site’s eastern boundary. Inside this easement there
will be a 20-foot wide stabilized driveway with decomposed granite surfacing. Internal
circulation of the site will be provided by 27-foot-wide driveways that will connect the
access points with the site’s parking areas. Throughout the site there are 33-foot wide
Federal Patent Easements along the existing parcel boundaries inside the site that are in
the process of being abandoned with the County, which will be required before the
submission of building permits. Additionally, a 60-foot wide roadway easement (MCR#
2020-708344) that enters the site from the western boundary will be abandoned prior to
building permits.
4.
Recently, there was a different proposal for the site which was a zone change from Rural-
43 to IND-3 IUPD to accommodate a recycling transfer station that was applied for March
12, 2020 (Z2020017). This case had significant opposition which prompted the applicant
to abandon the request. The properties to the west of the site were rezoned on January
13, 2021 from Rural-43 to C-2 CUPD to accommodate a convenience/retail fuel center
Z2021067
Page 3 of 8
(Z2019009). The subject request was submitted on June 11, 2021 and a Technical Advisory
Committee Meeting to discuss the first submittal of this request was held on July 6, 2021.
5.
The applicant is requesting a RUPD zoning overlay on this site to vary the R-5 development
standards. This request will reduce the required yards of the site’s perimeter, remove the
guest parking requirement, and increase the maximum height for residential wall signs
(see table below). The reasons for these requests are because this development is a
hybrid community which includes elements of single-family detached homes with
elements of a traditional multifamily development. One of the requests is to reduce the
perimeter required yards to three feet despite the fact that the bulk of each unit will be
ten feet away from the site’s boundaries. This is because there will be concrete patios in
the rear of each unit which will only be three feet from the site’s boundaries that can
accommodate patio covers. The varied required yards would be hardly noticeable,
since there are no residences adjacent to the site. Additionally, much of the southwest
of the site is the Twin Buttes Wash and the Agua Fria River is to the east with a 60-foot
roadway easement along the east property line. Another request is to reduce the
required guest parking from 20 percent to zero. There will be enough parking provided
even if the required guest parking is eliminated as a result of maintaining the required
two parking spaces per unit, and may have a surplus of parking since 86 of the units will
only have a single bedroom. Finally, the request to raise the maximum height for wall
signs to eight feet will enable these wall signs to be visible from 115th Ave. which is 315
feet away from the site. In exchange, for these varied standards the developer will
provide 1.4 acres (5.8% of the site) as common active open space with a variety of
amenities and 1.5 acres (6% of the site) as residential private space.
Z2021067
Page 4 of 8
Z2021067
Page 5 of 8
Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 / Undisturbed desert
North:
Rural-43 across Happy Valley Pkwy./ Undisturbed desert
South:
Rural-43 / Undisturbed desert
East:
Rural-43 / Ephemeral riverbed
West:
C-3 CUPD / Vacant
Utilities and Services:
7.
Water:
EPCOR
Wastewater:
EPCOR
School District:
Peoria Unified School District
Fire:
North County Fire & Medical
Police:
MCSO
Z2021067
Page 6 of 8
Right-of-Way:
8.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Happy Valley Pkwy.
(City of Peoria)
137’
137’
Parkway
115th Ave.
92’
120’
Minor Collector
Adopted Plans:
9.
White Tank/Grand Ave. Area Plan (adopted December 6, 2000): The area plan is a way
to encourage planned community developments while preserving a variety of lifestyles
and a high quality of life. The subject site is designated as Small Lot Residential (2 – 5
du/ac), which identifies areas where increased residential density development is
appropriate and urban services are available.
10.
Plan Peoria 2040 General Plan: The Peoria General Plan designates the site as Park/Open
Space, which denotes areas best suited for open space and recreation.
Public Participation Summary:
11.
The applicant completed the requirements for notification to all the property owners
within 300-feet of the subject site and to area stakeholders. Moreover, the applicant held
a virtual neighborhood meeting on July 15, 2021and invited residents within 300-feet of
the subject site; however, no one attended the meeting. During the applicant’s public
participation process staff received no concern, support or opposition for this request.
Outstanding Concerns from Reviewing Agencies:
12.
There are no outstanding concerns from reviewing agencies. The City of Peoria was
notified, and staff have not received any comments regarding this future development.
Staff Analysis:
13.
Staff supports this request to change the zoning on this site to R-5 RUPD for a multifamily
development, since the site is adjacent to a major arterial and future commercial use.
The development will be in an area predominated with single-family residences and
providing a multifamily residential alternative will be beneficial, bringing residential
diversity. This is a fast-growing part of the County with future and existing commercial,
residential, and industrial developments. With direct access to both Happy Valley Pkwy.
and the adjacent Loop 303 Freeway makes this proposal viable. In addition, the site will
have access to a major retail center 1¾ miles to the east in Peoria and there are nearby
recreational areas that also makes this development viable. The requested varied
development standards are reasonable and would be compatible with the adjacent
commercially zoned property to the west. Moreover, an adjacent wash to the south and
river to the west will act as a natural setback. Arguably, there is an existing residential
zoned parcel to the southeast; however, this parcel is encumbered with 33-foot wide
Z2021067
Page 7 of 8
perimeter Federal Patent Easement that would act as additional setbacks if this lot was
developed with a single-family residence. Therefore, staff recommends approval subject
to conditions.
Recommendation:
14.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘k’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “Villages at Pleasant River”, consisting of five full-size sheets, dated
September 27, 2021, and stamped received September 30, 2021, except as
modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Villages at Pleasant River”, consisting of ten pages, dated
September 10, 2021, and stamped received September 13, 2021, except as
modified by the following conditions.
c.
The following Planning Engineering conditions shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
conformance with Section 1205 of the Maricopa County Zoning
Ordinance; Drainage Policies and Standards; Floodplain Regulations for
Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards and best practices at the time of
application for construction.
2.
Based on the conceptual design nature of the information submitted,
changes to the site layout and/or a reduction in the number of building lots
may be necessitated by the final engineering design of the drainage
infrastructure.
3.
Detailed Grading and Drainage (Infrastructure) Plans with a Final Drainage
Report must be submitted with the application for Building Permits.
d.
The access easement inside of the roadway easement along the east boundary
of the site shall be surfaced with decomposed granite from the paved driveway
to the north to the site’s southern boundary to minimize dust pollution.
e.
The existing five parcels of the site shall be combined into one parcel prior to
submission of any building permits.
f.
The existing Federal Patent Easements and west roadway easement (MCR# 2020-
708344) on the site shall be abandoned prior to submission of any building permits.
g.
The following R-5 RUPD development standards shall apply:
1.
Minimum front yard of three feet.
Z2021067
Page 8 of 8
2.
Minimum rear yard of three feet.
3.
Minimum interior side yard of three feet.
4.
Minimum street side yard of three feet.
5.
Required guest parking of zero percent.
6.
Maximum height for residential perimeter wall signs of eight feet.
h.
A Plan of Development is approved subject to site plan entitled “Villages at
Pleasant Village” consisting of five full-size sheets, dated September 27, 2021, and
stamped received September 30, 2021. The Plan of Development may be
amended administratively under separate application as long as the amendment
complies with the established RUPD development standards as approved by the
Board of Supervisors.
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 property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
k.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by:
Martin Martell, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 5 pages)
Narrative Report (10 pages)
MCDOT comments (2 pages)
MCESD comments (1 page)
DPR comments (6 pages)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
3
Gross Acres: 4.48 approx.
Generated April 20, 2021 09:59 AM
Z2020069
Application Name:
Legal Description
Arizona Natural Concepts EDR PSEI
Applicant
Case Address
T05N R03E 9, TT5N RR3E 09
Michelle Green for Lazarus & Silvin P.C.
1039 E CAREFREE Hw y
Applicant Phone/Email
Parcel Primary: 211-74-013
602.340.0900
mgreen@lslawaz.com
PHOENIX AZ 85085
Map scale 1:1,475
Supervisor District No.
SUP TO ALLOW CULTIVATION FOR OFF-SITE EXPORT
Village at Pleasant River EDR-
TT4N, RR1E 6
201-21-049A
201-21-050A
201-21-050A
201-21-053
201-21-056
201-21-054D
201-22-025A
201-21-057
201-22-055F
201-21-058A
201-21-051A
Brian Greathouse, Burch & Cacchiolo
400’ E of SEC 115th Ave. & Happy Valley Pkwy.
Generated Oct. 18, 2021 11:12
602.234.9903
bgreathouse@bcattorneys.com
201-21-049A
24.69
Z2021067
Supervisors District No. 4
ZONE CHANGE FROM RU-43 TO R-5 RUPD FOR MULTI-FAMILY DEVELOPMENT
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EMC MANAGEMENT, LLC
6617 N SCOTTSDALE RD. SUITE 101
SCOTTSDALE, AZ 85250
CONTACT: SHERRI KOSHIOL, P.E.
PHONE:
(602) 694-2789
EMAIL:
SHERRI@BUILTBYEMPIRE.COM
TERRASCAPE CONSULTING, LLC
645 E. MISSOURI AVE. SUITE 160
PHOENIX, ARIZONA 85012
CONTACT: PIM VAN DER GIESSEN
PHONE:
(602) 297-8732
EMAIL:
PVANDERGIESSEN@TERRASCAPE.US
CIVIL ENGINEER
McGOUGH ADAMSON
535 E McKELLIPS RD. SUITE 131
MESA, AZ 85203
CONTACT: NICK ADAMSON, R.L.A.
PHONE:
(602) 997-9093
EMAIL:
NICKA@MG-AZ.COM
LANDSCAPE ARCHITECT
DEVELOPER / APPLICANT
FELTEN GROUP
18325 NORTH ALLIED WAY, SUITE 200
PHOENIX, AZ 85054
CONTACT: RANDY KUNZELMAN
PHONE:
(602) 867-2500
EMAIL:
RANDY.KUNZELMANN@FELTENGROUP.COM
ARCHITECT
SCALE IN FEET
0
150
300
SITE PLAN FOR
VILLAGE AT PLEASANT RIVER
400 EAST OF SEC HAPPY VALLEY PARKWAY & 115TH AVENUE
MARICOPA COUNTY, ARIZONA
LOCATED IN THE SOUTHWEST QUARTER OF SECTION 6, TOWNSHIP 4 NORTH, RANGE 1 EAST
OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
VICINITY MAP
SITE
PINNACLE PEAK RD
EL MIRAGE RD(ALIGN)
LOOP
303
115TH AVE
HATFIELD RD
119TH AVE
111TH AVE (ALIGN)
HAPPY VALLEY PKWY
FLOOD ZONE
BUILDING TYPE
SINGLE
DUPLEX
TOTAL
PERCENT
ALL SINGLE STORY
1-BED
0
43
86
35%
2-BED
131
0
131
53%
3-BED
29
0
29
12%
TOTAL
160
43
246
100%
UNIT MIX RATIO
BENCHMARK
BASIS OF BEARING
NORTH 00°04'18" WEST, BEING THE EAST LINE OF THE
SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 4
NORTH, RANGE 1 EAST, GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA.
KEY MAP
TYPICAL BUILDING FOOTPRINTS
CITY/COUNTY JURISDICTIONAL
BOUNDARY
BOUNDARY
EX PROPERTY LINE
CENTERLINE
SETBACK
EASEMENT
FENCE
ACCESSIBLE ROUTE
SITE LIGHTING
PROPOSED FIRE HYDRANT
PROPOSED WATER LINE
PROPOSED FIRE LINE
PROPOSED SEWER LINE
PROPOSED STORM DRAIN
EX STORM DRAIN
EX FO LINE
EX CATV LINE
EX GAS LINE
EX GAS LINE - (12"+)
LEGEND & ABBREVIATIONS
BLDG
BUILDING
ESMT
EASEMENT
EX
EXISTING
F/C
FACE OF CURB
PROP
PROPOSED
R/W
RIGHT-OF-WAY
B/C
BACK OF CURB
OS
OPEN SPACE
TYP
TYPICAL
S/W
SIDEWALK
BS
BUILDING
SETBACK
1 BR DUPLEX
3 BR UNIT
PARKING GARAGE
WITH STORAGE
PARKING CANOPY
COVERED
PATIO
6' HIGH
FENCE
2 BR UNIT
COVERED
PATIO
AC
CONDENSER
6' HIGH
FENCE
AC
CONDENSER
l
l
l
l
l
l
l
l
l
l
l
l
l
l
l
W. HAPPY VALLEY PARKWAY
FLOOD ZONE DESIGNATION "X" AND ZONE "A" PER
F.E.M.A. FLOOD INSURANCE RATE MAP, MAP NUMBERS
04013C1235L, PANEL 1235 OF 4425, DATED OCTOBER 16,
2013.
ZONE "X" - AREAS OF 0.2% ANNUAL CHANCE FLOOD;
AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE
DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE
AREAS LESS THAN 1 SQUARE MILE; AND AREAS
PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE
FLOOD.
ZONE "AE" - REGULATORY FLOODWAY
(THE ABOVE STATEMENT IS FOR INFORMATION ONLY
AND THE SURVEYOR ASSUMES NO LIABILITY FOR THE
CORRECTNESS OF THE CITED MAP OR THE LOCATION OF
THE FLOOD ZONE BOUNDARY. IN ADDITION, THE ABOVE
STATEMENT DOES NOT REPRESENT THE SURVEYOR'S
OPINION OF THE PROBABILITY OF FLOODING.)
N 115TH AVENUE
2 SPACES x DWELLING UNIT (2 x 246)
492 SPACES
GUEST (20% OF REQUIRED)
99 SPACES
ADA (5% OF REQUIRED)
25 SPACES
UNCOVERED (GUEST)
231
UNCOVERED ADA
21
CANOPY
246
CANOPY ADA
4
GARAGE
44
TOTAL
546 SPACES
STALL SIZE: 9' X 18' REQUIRED PAST FACE OF CURB
OR 9' X 16' (PAVED) WITH 2' OVERHANG OF LANDSCAPE STRIP
12' X 18' WHEN ADA ACCESSIBLE
PARKING
REQUIRED
PROVIDED
REQUEST STATEMENT:
ZONE CHANGE FROM RURAL- 43 TO
R-5 RUPD. ZONING CASE # Z2021067
APN:
201-21-049A. 050A, 052, 053 & 056
ADDRESS:
NEAR SEC HAPPY VALLEY PARKWAY
AND 115TH AVE, MARICOPA COUNTY
PARCEL AREA:
24.69 AC
(1,075,317 S.F.)
NET AREA:
24.69 AC
(1,075,317 S.F.)
GROSS AREA:
25.10 AC
(1,093,185 S.F.)
FLOOD ZONE AREA:
2.28 AC
(99,399 S.F.)
DENSITY - NET:
9.80
DU/AC
DENSITY - GROSS:
9.80
DU/AC
EXISTING ZONING:
RU-43 (MARICOPA COUNTY)
PROPOSED ZONING:
R5/RUPD (MULTIPLE RESIDENCE)
PROPOSED No. UNITS:
246 DWELLING UNITS
PROPOSED BLDG HEIGHT:
25' MAX
TOTAL OPEN SPACE (SF)
461,388 (42%)
COMMON OPEN SPACE-AMENITY (SF)
61,642 (5.8%)
TOTAL PRIVATE OPEN SPACE (SF)
67,724
LOT COVERAGE(SF)
273,471 (25%)
SITE INFO:
R-5 BASE
R-5 RUPD
HEIGHT
40'
40'
MIN. FRONT YARD
20'
3'
MIN. SIDE YARD
5'
3'
MIN. STREET SIDE-YARD
10'
3'
MIN. REAR YARD
25'
3'
MIN. LOT AREA (S.F.)
6,000
6,000
MIN. LOT WIDTH
60'
60'
MIN. LOT AREA/DU (S.F.)
1,000
1,000
MAX. LOT COVERAGE
60%
60%
PARKING
2 PARKING SPACES
2 PARKING SPACES
PER DU; 20% FOR
PER DU; 20% FOR
GUEST PARKING; 5%
GUEST PARKING; 5%
FOR ADA ACCESSIBLE
FOR ADA ACCESSIBLE
PARKING
PARKING
PERIMETER WALL SIGN HEIGHT
6'
8'
DEVELOPMENT STANDARDS (R5/RUPD)
BUILDING TYPE
NO. AREA TOTAL
ALL SINGLE STORY BLDG. (SF) (SF)
1-BED DUPLEX (35%) 43 (86 DU) 1,362 58,566
2-BED (53%)
131 DU 1,031 135,061
3-BED (12%)
29 DU 1,316 38,164
SUB-TOTAL
246 DU
231,791 SF
GARAGE
11 1,054 11,594
LEASING OFFICE
1 790 790
CLUBHOUSE
1 3,052 3,052
CARPORT
249 162 26,244
GRAND TOTAL
273,471 SF
BUILDING AREA CALCULATIONS
NOTE:
TYPICAL FLOOR PLANS REPRESENT MAXIMIUM FOOTPRINT DIMENSIONS TO
ENSURE BUILDING SEPARATION. SPECIFIC ARCHITECTURAL STYLE ELEVATION
& ASSOCIATED FOOTPRINT ARE NOTED WITHIN EACH UNIT.
GDACS POINT 47567-1. NAVD 88 ELEVATION 1241.09
AC
CONDENSER
6' HIGH
FENCE
COVERED
PATIO
PARKING GARAGE
WITH MAINTENANCE
BAY &STORAGE
UTILITY COMMITMENT TABLE
UTILITY
GOVERNING BODY
WATER
EPCOR
WASEWATER
EPCOR
FIRE PROTECTION
NORTH COUNTY FIRE
POLICE PROTECTION
MARICOPA COUNTY SHERIFFS DEPARTMENT, DISTRICT 3
SCHOOL DISTRICT
PEORIA UNIFIED SCHOOL DISTRICT
ELECTRIC
APS
NATURAL GAS
SOUTHWEST GAS
TELEPHONE
CENTURYLINK
REFUSE PROVIDERS
PRIVATE REFUSE COMPANY
SHEET LIST TABLE
COVER SHEET
01
SITE PLAN
02
PRELIMINARY GRADING & DRAINAGE PLAN
03
DETAILS
04
DETAILS
05
DETAILS
06
18'
VARIES
51'
20.7'
29.3'
44'
29'
36.5'
25'
28'
28'
51'
20.7'
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF MARICOPA, STATE OF ARIZONA, AND IS DESCRIBED AS FOLLOWS:
PARCEL NO. 1:
LOTS FIFTY-ONE (51) AND FIFTY-TWO (52), SECTION SIX (6), TOWNSHIP FOUR (4) NORTH, RANGE ONE (1) EAST OF THE SALT RIVER BASE AND
MERIDIAN, MARICOPA COUNTY, ARIZONA.
EXCEPT THAT PROPERTY AS SET FORTH IN FINAL ORDER ON CONDEMNATION RECORDED AS 2001-0441623 OF OFFICIAL RECORDS.
EXCEPT ALL COAL, OIL, GAS AND OTHER MINERAL DEPOSITS, AS RESERVED IN PATENT FROM THE UNITED STATES OF AMERICA.
PARCEL NO. 2:
A NON-EXCLUSIVE EASEMENT FOR VEHICULAR AND PEDESTRIAN ACCESS, INGRESS, EGRESS, AND UTILITIES IN THAT CERTAIN PUBLIC ROADWAY
AND PUBLIC UTILITY EASEMENT RECORDED AUGUST 03, 2020 AS 2020-0701042 OF OFFICIAL RECORDS.
PARCEL NO. 3:
LOT 55, SECTION 6, TOWNSHIP 4 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
PARCEL NO. 4
THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 6, TOWNSHIP 4 NORTH,
RANGE 1 EAST OF THE GILA AND SLAT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA.
PARCEL NO. 5
THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 6, TOWNSHIP 4 NORTH,
RANGE 1 EAST OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA;
EXCEPT THE FOLLOWING:
COMMENCING AT THE SOUTHWEST CORNER OF SECTION 6,
THENCE NORTH 88° 45' 42" EAST ALONG THE SOUTH LINE OF SECTION 6 A DISTANCE OF 1474.56 FEET TO THE WEST 1/16TH LINE OF SAID SECTION 6;
THENCE NORTH 00° 31' 30" WEST ALONG SAID 1/16TH LINE A DISTANCE OF 955.00 FEET TOT THE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID 1/16TH LINE NORTH 00° 31' 30" WEST A DISTANCE OF 26.00 FEET TO THE NORTHWEST CORNER OF SAID SOUTH
HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER (S2NW4SE4SW4);
THENCE NORHT 89° 03' 19" EAST ALONG THE NORTH LINE OF THIS PARCEL A DISTANCE OF 374.37 FEET;
THENCE SOUTH 00° 42' 54" EAST A DISTANCE OF 35.26 FEET;
THENCE SOUTH 89° 50' 30" WEST A DISTANCE OF 674.48 FEET TO SAID 1/16TH LINE AND THE POINT OF BEGINNING.
EXCEPT ALL OIL, GAS AND OTHER MINERAL DEPOSITS WITHIN OR UNDER SAID PARCEL OF LAND, AS RESERVED BY THE UNITED STATES OF AMERICA
, IN PATENT RECORDED IN DOCKET 3570, PAGE 212.
W
FW
S
115TH AVE ACCESS
11'
17.75'
20'
10.4'
4.5'
10.3'
5'
BURCH & CRACCHIOLO, P.A.
1850 N. CENTRAL AVE., SUITE 1700
PHOENIX, AZ 85004
CONTACT: BRIAN GREATHOUSE
PHONE:
(602) 234-9903
EMAIL:
BGREATHOUSE@BCATTORNEYS.COM
ATTORNEY
STIPULATIONS
1. ENGINEERING REVIEW OF PLANNING AND/OR ZONING
CASES IS FOR CONCEPTUAL DESIGN ONLY. ALL
DEVELOPMENT AND ENGINEERING DESIGN SHALL BE IN
CONFORMANCE WITH SECTION 1205 OF THE MARICOPA
COUNTY ZONING ORDINANCE; DRAINAGE POLICIES AND
STANDARDS; FLOODPLAIN REGULATIONS FOR MARICOPA
COUNTY; MCDOT ROADWAY DESIGN MANUAL; AND
CURRENT ENGINEERING POLICIES, STANDARDS AND
BESTS PRACTICES AT THE TIME OF APPLICATION FOR
CONSTRUCTION.
2. BASED ON THE CONCEPTUAL DESIGN NATURE OF THE
INFORMATION SUBMITTED, CHANGES TO THE SITE
LAYOUT AND/OR REDUCTION IN THE NUMBER OF
BUILDING LOTS MAY BE NECESSITATED BY THE FINAL
ENGINEERING DESIGN OF THE DRAINAGE
INFRASTRUCTURE.
3. DETAILED GRADING AND DRAINAGE
(INFRASTRUCTURE) PLANS AND A FINAL DRAINAGE
REPORT MUST BE SUBMITTED WITH THE APPLICATION
FOR BUILDING PERMITS.
16' X 7'
CONC. PATIO
16' X 7'
CONC. PATIO
16' X 7'
CONC. PATIO
SCALE
1" = 150'
DATE
DESCRIPTION
Plotted: 09/27/21 - 10:40 AM, By: ckhazanovich
File: M:\1191 Empire-Village at 115th-Maricopa Cnty\DWG\Preliminary\1191_PR SIT.dwg, ---> 01 COVER SHEET
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
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35931
PIM VAN DER
GIESSEN
09/27/2021
County Zoning 1st Submittal
06/07/2021
County Zoning 2nd Submittal
08/05/2021
County Zoning 3rd Submittal
09/10/2021
ZONING CASE
Z2021067
County Zoning 4th Submittal
09/27/2021
COVER SHEET
BCC
PVG
1191
01
SITE PLAN
VILLAGE AT
PLEASANT RIVER
10.3'
40
STANDARD PARKING SPACES 492 SPACES
ADA (5% OF REQUIRED) 25 SPACES
GUEST PARKING (20% OF REQUIRED) 0 SPACES
----------------------------------------------------------------------------------------------
TOTAL 517 SPACES
0% GUEST
PARKING
8'
FH
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
W
W
W
W
FW
FW
FW
FW
S
S
S
S
W
W
W
W
W
W
W
W
W
W
W
S
S
S
S
S
S
S
S
S
S
S
FW
FW
FW
W
W
W
S
S
S
S
FW
FW
FW
FW
FW
W
W
W
W
W
S
S
S
S
FW
W
S
S
FW
W
S
FW
FW
W
W
S
S
S
FWW
S
S
FW
FW
FW
W
W
W
S
co
w
w
w
w
W
w
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
25 530' X 35'
24
2
3
4
7
7
7
PROPOSED 20' PUBLIC
DRAINAGE ESMT
45
45
43
27
27
PROPOSED 20' PUBLIC
DRAINAGE ESMT
PROPOSED 53'
EROSION SETBACK
27
27
27
27
27
27
27
27
27
13
14
12
15
17
17
17
18
19
22
28
TYP
28
TYP
28
TYP
28
TYP
28
TYP
28
TYP
28
TYP
28
TYP
28
TYP
28 TYP
28
TYP
31
31
31
31
31
31
31
31
31
34
35
9
9
PROPOSED PUBLIC
WATER ESMT
PROPOSED PUBLIC
WATER ESMT
3' BLDG
SETBACK
3' BLDG
SETBACK
3' BLDG
SETBACK
3' BLDG
SETBACK
29
29
29
30
29
29
29
29
29
29
27'
29
27'
27'
27'
27'
27'
27'
26
TYP
26 TYP
26 TYP
26 TYP
26 TYP
26 TYP
26
TYP
32
32
32
32
32
32
32
32
42
42
42
42
42
39
39
101
102
103
104
105
106
107
108
109
113
114
109
110
111
115
116
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
154
155
156
157
158
159
160
161
162
163
164
165
166
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
286
287
288
289
290
291
292
293
294
295
296
297
298
299
300
301
302
303
304
305
306
307
308
309
310
311
312
313
314
315
316
317
318
319
320
321
322
323
324
325
326
327
328
329
330
331
332
333
334
335
336
337
338
339
340
341
342
343
344
345
346
G1
G2
G3
G4
G5
G6
G7
G8
G9
G10
G11
285
203
204
205
206
207
208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
236
237
238
239
240
241
242
243
244
245
246
247
248
249
250
251
252
253
254
255
256
257
258
259
260
261
262
263
264
265
266
267
268
269
270
271
272
273
274
275
276
277
278
279
280
281
282
283
284
EXISTING 33' PATENT
ESMT TO REMAIN
25' B/C
16
10' MIN (TYP)
4'
10
10' MIN (TYP)
4'
10
APPROXIMATE LIMITS OF
EFFECTIVE FLOODWAY
APPROXIMATE LIMITS OF
EFFECTIVE FLOODWAY
APPROXIMATE LIMITS OF
EFFECTIVE FLOODPLAIN
10' MIN (TYP)
4'
10
10' MIN (TYP)
100'
150'
12'
50
53
4'
10
4'
10
10' MIN (TYP)
8
17
17
16'
4'
20'
10' MIN (TYP)
4'
10
5'
10
5'
10
47
10' MIN (TYP)
4'
10
8
5
8
10
6'
41
10
5'
10' MIN (TYP)
10' MIN (TYP)
4'
10
10' MIN (TYP)
EROSION
SETBACK LINE
EXISTING CURB &
GUTTER AND SIDEWALK
EXISTING MEDIAN
53
53
53
48
49
47.5'
R/W WIDTH
VARIES
328'
WATER METERS WITH BACKFLOWS. CONNECT
TO QUICKTRIP WATER CONNECTION
3' BLDG
SETBACK
47
33
10' MIN (TYP)
23
23
23
23
23
S00° 42' 49"E 325.38'
PUBLIC ROADWAY ESMT
PUBLIC UTILITY ESMT
PER DOC #2020-701042
TO BE ABANDONED
SET REBAR
W/CAP LS 21081
53
EXISTING EDGE
OF PAVEMENT
23
23
41
41
10' MIN (TYP)
23
23
EXTRA SOIL
STABILIZATION MAY
BE REQUIRED IN
THIS AREA FOR
FUTURE ACCESS
SECONDARY
SITE ACCESS
53
EROSION SETBACK LINE
52
20
20
20
W
W HAPPY VALLEY PARKWAY
N 115TH AVENUE
EXISTING FLOODWAY
ZONE AE
AGUA FRIA RIVER
EXISTING FLOODZONE AE
AGUA FRIA RIVER
EXISTING FLOODWAY
ZONE AE
TWIN BUTTES WASH
42
42
42
42
42
42
42
42
44
20
38 TYP
38 TYP
38
TYP
38
TYP
52
37
38
TYP
38 TYP
38
TYP
38
TYP
38
TYP
37
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CITY OF PEORIA
MARICOPA COUNTY
3' BLDG
SETBACK
25' X 25' SITE
VISIBILITY
TRIANGLE
25' X 25' SITE
VISIBILITY
TRIANGLE
25' X 25' SITE
VISIBILITY
TRIANGLE
25' X 25' SITE
VISIBILITY
TRIANGLE
R/W WIDTH
VARIES
CITY/COUNTY
BOUNDARY
CITY/COUNTY
BOUNDARY
27
27
4
EROSION
SETBACK
3' BLDG
SETBACK
104.4' ROAD ESMT
60'
ROAD ESMT
27'
4'
8'
3'
12'
SEWER
FIRE
LINE
WATER
LINE
STORM
DRAIN
GARAGE
25' B/C
ACCESS ROADWAY
SECTION
TYPICAL DRIVE AISLE SECTION
60
120
SCALE IN FEET
0
KEY NOTES
2.
LEASING OFFICE
3.
MAILBOXES
4.
VISITOR CALL BOX
5.
CAMPUS PLAN / SIGN
7.
VEHICLE ACCESS GATE WITH AUTOMATIC
GATE CONTROLLER(PER FIRE REQ.)
8.
PEDESTRIAN ENTRANCE GATE
9.
ENHANCED PAVEMENT / CROSSWALK
10.
SIDEWALK, WIDTH AS NOTED
12. RESIDENCE CLUBHOUSE
13. POOL
14.
SPA
15. DOG PARK
16. PEDESTRIAN / PET FOUNTAIN
17.
TURF AREA
18. ENTERTAINMENT AREA
19. BBQ GRILL
20. SITE LIGHTING. SEE DETAIL ON SHEET 05
22. CAR WASH (PASSENGER CAR ONLY)
23. DRIVE AISLE (ASPHALT), SEE TYPICAL SECTION
BELOW LEFT
24. DRIVEWAY PER MAG STD DTL 251 (WIDTH PER
PLAN)
25. INTERSECTION SIGHT DISTANCE (DISTANCES
PER PLAN)
26. PARKING STALL 9' X 18' (ASPHALT)
27. ACCESSIBLE PARKING STALL (ASPHALT)
(12'x18')
28. PARKING CANOPY WITH LIGHTING
29. PARKING GARAGE WITH STORAGE
30. PARKING GARAGE WITH MAINTENANCE BAY &
STORAGE
31. FIRE HYDRANT
32. FIRE DEPT. TURNING RADII (55' OUTER RADII,
35' INNER RADII)
33. BARRICADE PER MAG STD DTL 130, TYPE 'B'
34. TRASH COMPACTOR
35. SINGLE-WIDE BIN ENCLOSURE FOR
RECYCLING
37. 6' HIGH THEME WALL
38. 6' HIGH BLOCK WALL
39. 6' HIGH VIEW FENCE
41. RETAINING WALL - 6'-0” MAX HEIGHT (SEE
PRELIMINARY GRADING PLAN FOR ADDITIONAL
DETAIL)
42. EXISTING 33' WIDE PATENT EASEMENT TO BE
ABANDONED
43. ACCESS FOR APN 201-21-057.
44. ACCESS EASEMENT PER DOC. 2020-708344 TO
BE ABANDONED
45. PROTECT IN PLACE EXISTING GAS LINE
46. PROPOSED LIGHTS. SEE DETAIL ON SHEET 06
47. STABILIZED 20' WIDE DG ACCESS EASEMENT
48. ONE WAY SIGN (R6-1R)
49. RIGHT TURN ONLY SIGN (R3-5R)
50. DECELERATION LANE. DIMENSIONS PER PLAN
52. MARICOPA TRAIL MODIFICATION TO BE
COORDINATED WITH CITY OF PEORIA PARKS
AND MARICOPA COUNTY PARKS AND
RECREATION DEPARTMENT.
53. TEMPORARY GRADING AND DRAINAGE
CONSTRUCTION EASEMENT. BOUNDARY
APPROXIMATE.
X
FOUND 2" ALUM CAP
CAWCD LS 18540
2.4' S. ON LINE
FOUND 1/2" REBAR W/CAP
LS 36562
20.5' W. ON LINE
GAP
SW COR SEC 6
FOUND 1/2" REBAR
SCALE
1' = 60'
DATE
DESCRIPTION
Plotted: 09/27/21 - 10:40 AM, By: ckhazanovich
File: M:\1191 Empire-Village at 115th-Maricopa Cnty\DWG\Preliminary\1191_PR SIT.dwg, ---> 02 SITE PLAN
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
06
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PIM VAN DER
GIESSEN
09/27/2021
County Zoning 1st Submittal
06/07/2021
County Zoning 2nd Submittal
08/05/2021
County Zoning 3rd Submittal
09/10/2021
ZONING CASE
Z2021067
County Zoning 4th Submittal
09/27/2021
SITE PLAN
BCC
PVG
1191
02
SITE PLAN
VILLAGE AT
PLEASANT RIVER
8" X 4" X 16" SMOOTH CMU CAP.
PAINTED 'SW7026'
6" X 8" X 16" SONORAN CMU BLOCK.
PAINTED SW 6205
SECONDARY THEME COLUMN
-SEE DETAIL 8 ON THIS SHEET
6" X 8" X 16" SMOOTH CMU BLOCK.
PAINTED 'SW 1015'
8" X 4" X 16" SMOOTH CMU CAP.
PAINTED 'SW7026'
6" X 8" X 16" SMOOTH CMU BLOCK.
PAINTED 'SW1015'
2" TUBE STEEL POST,
8' O.C. (TYP.)
2" SQUARE WWM (TYP.)
'SW7048'
11
2 " TUBE STEEL RAIL (TYP.)
2" TUBE STEEL RAIL(TYP.)
8" X 4" X 16" SMOOTH CMU CAP.
PAINTED 'SW 7026'
8" X 8" X 16" SINGLE SCORE CMU BLOCK.
PAINTED SW 6205
PRECAST CONCRETE CAP BY PHOENIX
PRECAST. PAINTED 'SW7026'. SIZE VARIES
8" X 8" X 16" CMU BLOCK WITH GREYPEARL
CRAFT SPLIT MODULAR STONE VENEER
BY CREATIVE MINES. DRYSTACK. USE
NATURAL COLOR MORTAR/GROUT.
11
2 " TUBE STEEL RAIL (TYP.)
2" TUBE STEEL RAIL(TYP.)
2" TUBE STEEL POST, 8' O.C. (TYP.)
1/2" STEEL PICKETS (TYP.)
6'
6'
2'-9"
2'-8"
6'
8" X 8" X 16" SINGLE SCORE CMU BLOCK.
PAINTEDSW 6205
6'
6'
PRECAST CONCRETE CAP (WCRF1016S) BY
PHOENIX PRECAST. PAINTED 'SW7026'
4'-11"
2" SQUARE WWM (TYP.) PAINTED 'SW 7048'
2'
2'
BUILDER WALL (TYP.)
40"
36"
STANDARD WOOD FENCE/
GATE SLATS (AVOID WARPED
SLATS). PAINTED DE6377.
FASTEN WOOD SLATS TO 1.5"
FLAT STEEL CROSS MEMBER
WITH 14" GALVANIZED STEEL
NUTS, BOLTS AND WASHERS
STANDARD GATE LATCH
1.5" TUBE STEEL WALL POST
1.5" TUBE STEEL GATE FRAME
USE 12" GATE LAG BOLT HINGE TO HANG GATE.
SET LAG BOLTS INTO CMU WITH EPOXY.
5'-10"
2" GAP
2" MAX. (PER 2018 ISPSC)
54" MIN.
4" O.C. (PER 2018 ISPSC,
OPENING BETWEEN PICKETS
TO BE LESS THAN 4")
INLINE VIEW FENCE
COLUMN. SEE DETAIL
8 ON THIS SHEET.
PAINTED 'SW 6205'
PRIMARY THEME COLUMN
-SEE DETAILS 8 & 9 ON THIS SHEET
COMPACTOR ENCLOSURE WALLS TO BE INSTALLED ON THE SIDES AND BACK.
FINAL ENCLOSURE DETAILS TO BE REVIEWED AND APPROVED BY THE TRASH
COLLECTION SERVICE COMPANTY, BUT ARE TO AESTHETICALLY REMAIN AS
DEPICTED IN THIS DETAIL.
ALL TRASH ENCLOSURE
GATES TO BE PAINTED
TO MATCH PROPOSED
COMMUNITY STEEL
(SW7048) - 3" TUBE STEEL
FRAME WITH STEEL
B-DECK PANELS.
6'
CMU WALL TO MATCH THEME
WALL. NO SPLIT-FACE BLOCK
USED ON ENCLOSURE WALL,
BUT ALL COLORS TO BE
CONSISTENT WITH THEME
WALL
PARTIAL VIEW FENCE DETAIL
N.T.S.
1
FULL VIEW FENCE DETAIL
N.T.S.
3
TRASH ENCLOSURE WALL & GATE DETAIL
N.T.S.
6
THEME WALL DETAIL
N.T.S.
4
PRIMARY THEME COLUMN DETAIL
N.T.S.
2
SECONDARY THEME COLUMN DETAIL
N.T.S.
7
REAR YARD GATE DETAIL
N.T.S.
5
DATE
DESCRIPTION
Plotted: 09/27/21 - 10:40 AM, By: ckhazanovich
File: M:\1191 Empire-Village at 115th-Maricopa Cnty\DWG\Preliminary\1191_PR_DET.dwg, ---> 04 - DET
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
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35931
PIM VAN DER
GIESSEN
09/27/2021
EMC MANAGEMENT
GROUP, LLC
6617 N. SCOTTSDALE RD., SUITE 101
SCOTTSDALE, ARIZONA 85250
County Zoning 1st Submittal
06/07/2021
County Zoning 2nd Submittal
08/05/2021
County Zoning 3rd Submittal
09/10/2021
County Zoning 4th Submittal
09/27/2021
DETAILS
BCC
PVG
1191
04
SITE PLAN
VILLAGE AT
PLEASANT RIVER
ILLAGE
6'
8" X 8" X 16" PAINTED CMU 'H' BLOCK
COLUMN, PAINTED TO MATCH THEME WALL
4" X 8" X 16" PAINTED CMU INTERLOCK FENCE
BLOCK (TYP.). PAINTED TO MATCH THEME WALL
8' MIN.
16' SQ.
STEEL POST - SIZE PER MANUFACTURER'S
STRUCTURAL CALCULATIONS.
CONCRETE FOOTING. SIZE PER MANUFACTURER'S
STRUCTURAL CALCULATIONS.
HDPE HEAT
STENTURED
FABRIC.
NOTE: STRUCTURE TO BE
ENGINEERED FOR 90 MPH
WIND LOADS.
DETAIL FOR REFERENCE ONLY.
SHOP DRAWINGS REQUIRED FOR
LANDSCAPE ARCHITECT APPROVAL.
PROVIDE STRUCTURAL DRAWINGS
AND DETAILS FOR REVIEW AND
PERMITTING
FINISH CONDITION OF PAVING TO
COVER CONCRETE FOOTING.
2" SQUARE WWM (TYP.)
2" TUBE STEEL RAIL(TYP.)
2" TUBE STEEL FRAME (TYP.)
1/2" STEEL PICKETS (TYP.)
FULL VIEW FENCE
-SEE DETAIL 3 ON SHEET 5
BACKLIT STEEL LOGO (TYP.) PAINTED
'CLOUDBURST'
5" SQ. TUBE STEEL (TYP.)
8" X 4" X 16" SMOOTH CMU CAP.
PAINTED 'SW7026'
8" X 8" X 16" CMU BLOCK. SMOOTH STUCCO
PAINTED 'SW1015'
STEEL PANEL (TYP.). PAINTED
'CLOUDBURST'
GREYPEARL CRAFT SPLIT MODULAR STONE
VENEER BY CREATIVE MINES. DRYSTACK.
USE NATURAL COLOR MORTAR/GROUT.
8" X 8" X 16" CMU BLOCK. SMOOTH STUCCO FINISH.
PAINTED 'SW1015' (WALL TO BE 16" DEPTH)
8" STEEL LETTERS & LOGO. PAINTED 'SW7048'
8'
5'-8"
5'-8"
6'-8"
1-9"
4'-8"
3'
2'-4"
20'-4"
2'-4"
3'-7"
1'-9"
9'-5"
4" TUBE STEEL POST (TYP.)
4'-6"
4'
SELF LATCHING, KEY IN/KEY OUT
LOCK AND DOOR HANDLE/KNOB
GATE TO MATCH IRON IN DETAIL 'B' ON THIS SHEET.
SELF CLOSING GATE HINGES
SIZE CONCRETE FOOTING
PER MANUFACTURER'S
STRUCT. CALCULATIONS.
FINISH CONDITION OF
PAVING TO COVER
CONCRETE FOOTING.
9'-2"
8'-6"
24" (TYP.)
POST (TYP.)
BEAM (TYP.)
CROSS MEMBER (TYP.)
12"
(TYP.)
DETAIL FOR REFERENCE ONLY.
SHOP DRAWINGS REQUIRED FOR
LANDSCAPE ARCHITECT APPROVAL.
PROVIDE STRUCTURAL DRAWINGS
AND DETAILS FOR REVIEW AND
PERMITTING
6'
14'
9'
24" (TYP.)
8' MIN.
16'
32'
STEEL POST - SIZE PER MANUFACTURER'S
STRUCTURAL CALCULATIONS.
CONCRETE FOOTING. SIZE PER MANUFACTURER'S
STRUCTURAL CALCULATIONS.
FINISH CONDITION OF PAVING TO
COVER CONCRETE FOOTING.
HDPE HEAT
STENTURED
FABRIC.
DETAIL FOR REFERENCE ONLY.
SHOP DRAWINGS REQUIRED FOR
LANDSCAPE ARCHITECT
APPROVAL. PROVIDE
STRUCTURAL DRAWINGS AND
DETAILS FOR REVIEW AND
PERMITTING
STEEL BEAM - SIZE PER MANUFACTURER'S
STRUCTURAL CALCULATIONS.
8' MIN.
12' SQ.
STEEL POST - SIZE PER
MANUFACTURER'S
STRUCTURAL
CALCULATIONS.
CONCRETE FOOTING. SIZE
PER MANUFACTURER'S
STRUCTURAL
CALCULATIONS.
HDPE HEAT STENTURED
FABRIC.
FINISH CONDITION OF PAVING TO
COVER CONCRETE FOOTING.
12' SQ.
HDPE HEAT STENTURED
FABRIC.
ENTRY VEHICLE GATE DETAIL
N.T.S.
8
2'-4"
CMU BLOCK WALL DETAIL
N.T.S.
9
PEDESTRIAN GATE DETAIL
N.T.S.
10
SHADE UMBRELLA DETAIL
N.T.S.
12
DETAIL FOR REFERENCE ONLY.
SHOP DRAWINGS REQUIRED FOR
LANDSCAPE ARCHITECT APPROVAL.
PROVIDE STRUCTURAL DRAWINGS AND
DETAILS FOR REVIEW AND PERMITTING
NOTE: STRUCTURE TO BE
ENGINEERED FOR 90 MPH
WIND LOADS.
NOTE: STRUCTURE TO BE
ENGINEERED FOR 90 MPH
WIND LOADS.
SHADE UMBRELLA DETAIL
N.T.S.
11
TRELLIS DETAIL
N.T.S.
13
PLAN VIEW
VERTICAL
PICKETS 4" O.C.
DATE
DESCRIPTION
Plotted: 09/27/21 - 10:41 AM, By: ckhazanovich
File: M:\1191 Empire-Village at 115th-Maricopa Cnty\DWG\Preliminary\1191_PR_DET.dwg, ---> 05 - DET
PROJECT No.
SHEET No.
TITLE:
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35931
PIM VAN DER
GIESSEN
09/27/2021
EMC MANAGEMENT
GROUP, LLC
6617 N. SCOTTSDALE RD., SUITE 101
SCOTTSDALE, ARIZONA 85250
County Zoning 1st Submittal
06/07/2021
County Zoning 2nd Submittal
08/05/2021
County Zoning 3rd Submittal
09/10/2021
County Zoning 4th Submittal
09/27/2021
DETAILS
BCC
PVG
1191
05
SITE PLAN
VILLAGE AT
PLEASANT RIVER
SECTION A-A
H SCALE 1"=20' V SCALE 1"=10' V
SECTION B-B
H SCALE 1"=20' V SCALE 1"=10' V
SECTION C-C
H SCALE 1"=20' V SCALE 1"=10' V
SECTION D-D
H SCALE 1"=20' V SCALE 1"=10' V
SECTION E-E
H SCALE 1"=20' V SCALE 1"=10' V
SECTION F-F
H SCALE 1"=20' V SCALE 1"=10' V
⅊
HAPPY
VALLEY
PARKWAY
℄
UNIT 209
FFE 1266.00
PROPOSED WALL
EXISTING GROUND
PROPOSED GRADE
UNIT 209
FFE 1269.70
EXISTING GROUND
PROPOSED RETAINING WALL
PROPOSED GRADE
⅊
WSEL
1244.10
FEMA
FLOODZONE
LIMIT
ZONE X
AGUA FRIA RIVER
ZONE AE
UNIT 307
FFE 1267.50
PROPOSED WALL
⅊
PROPOSED 33'
ACCESS EASEMENT
PROPOSED 20' WIDE
DG ACCESS ROAD
PROPOSED GRADE
EXISTING GROUND
UNIT 337
FFE 1267.00
PROPOSED WALL
⅊
⅊
WSEL
1251.30
FEMA
FLOODWAY
LIMIT
ZONE X
TWIN BUTTES WASH
ZONE AE
UNIT 127
FFE 1263.30
PROPOSED WALL
PROPOSED GRADE
MATCH EXISTING
⅊
PROPOSED WALL
UNIT 196
FFE 1266.00
EXISTING GROUND
PROPOSED GRADE
GRADE AS PROPOSED BY QUIKTRIP
PROPOSED
QUIKTRIP
MATCH EXISTING
177' EROSION SETBACK LINE
53' EROSION SETBACK
HAPPY
VALLEY
PARKWAY
℄
APN
201-21-057
EXISTING GROUND
EXISTING CURB & GUTTER
EXISTING 8' SIDEWALK
EXISTING MEDIAN
161.3'±
14.7'±
MATCH EXISTING
EXISTING GROUND
EXISTING CURB & GUTTER
EXISTING 8' SIDEWALK
178.9'±
11.08'
8'±
EXISTING GROUND
MATCH EXISTING
17.35±
21.8'±
DATE
DESCRIPTION
Plotted: 09/27/21 - 10:41 AM, By: ckhazanovich
File: M:\1191 Empire-Village at 115th-Maricopa Cnty\DWG\Preliminary\1191_PR_DET.dwg, ---> 06- DET
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
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35931
PIM VAN DER
GIESSEN
09/27/2021
EMC MANAGEMENT
GROUP, LLC
6617 N. SCOTTSDALE RD., SUITE 101
SCOTTSDALE, ARIZONA 85250
County Zoning 1st Submittal
06/07/2021
County Zoning 2nd Submittal
08/05/2021
County Zoning 3rd Submittal
09/10/2021
County Zoning 4th Submittal
09/27/2021
DETAILS
BCC
PVG
1191
06
SITE PLAN
VILLAGE AT
PLEASANT RIVER
NOTE:
ALL OUTDOOR LIGHTING SHALL BE IN COMPLIANCE WITH
SECTION 1112 OF THE MARICOPA COUNTY ZONING
ORDINANCE.
Narrative Report
FOR
Village at Pleasant River
440’ EAST OF THE SEC CORNER OF 115th AVENUE AND
HAPPY VALLEY PARKWAY
Case No. Z2021067
1st Submittal: June 8, 2021
2nd Submittal: August 5, 2021
3rd Submittal: September 10, 2021
1
DEVELOPMENT TEAM
Developer
EMC Management, LLC
Attn: Shelby Duplessis
6617 N. Scottsdale Road, Suite 101
Scottsdale, AZ 85250
Phone: (480) 546-7906
Architect
Felten Group
Attn: Randy Kunzelman
18325 N. Allied Way, Suite 200
Phoenix, AZ 85054
Phone: (602) 867-2500
Civil Engineer
Terrascape
Attn: Pim Van Der Giessen
645 East Missouri Avenue, Suite 160
Phoenix, AZ 85012
Phone: (480) 454-8001
Traffic Engineer
Y2K
Attn: Chris Williams
1921 S. Alma School Rd., Suite 204
Mesa, AZ 85210
Phone: (602) 380-8686
Zoning Entitlements
Burch & Cracchiolo, P.A.
Attn: Brian Greathouse
1850 N. Central Ave., Suite 1700
Phoenix, AZ 85004
Phone: (602) 234-9903
2
INTRODUCTION
Village at Pleasant River is a proposed 246-unit single story multifamily
residential development, located east of the southeast corner of 115th Avenue and Happy
Valley Parkway, in Maricopa County, Arizona (“Site”). The Site consists of 1-bedroom,
2-bedroom and 3-bedroom units, developed on approximately 24.69 acres of vacant,
undeveloped land within unincorporated Maricopa County.
PURPOSE OF REQUEST
This request is for a Zone Change from RU-43 to R-5 RUPD (Residential Unit
Planned Development) to allow the development of a high-quality single story
multifamily development on the Site.
DESCRIPTION OF PROPOSAL
EMC Management, LLC (“EMC”) requests this Site be rezoned from RU-43 to R-
5 RUPD to allow the development of 246 detached single level multifamily units and
various amenities including pool, active open space areas, community clubhouse and
other appropriate amenities.
The proposed community will add more diverse housing options to this
underutilized vacant Site with needed, unique living options for those who work in the
area or want easy access to major thoroughfares, like Happy Valley Pkwy and Loop 303,
for convenient commuting. The buildings will incorporate enhanced architecture and
high-quality building materials with an appealing color scheme.
The development will include approximately 86 1-bedroom units, 131 2-bedroom
units and 29 3-bedroom units. Pedestrian connections throughout the proposed
community will provide easy access to the open spaces, clubhouse, and pool. The
generous amenities and pedestrian connectivity will facilitate a comfortable, community
feel for residents. This development will provide much needed multifamily living
options for residents in the area, including families, working professionals, and retirees
and more.
CONSISTENCY WITH COUNTY’S COMPREHENSIVE PLAN AND WHITE
TANK/GRAND AVE PLAN
The proposed development is consistent with the County’s Comprehensive Plan and
White Tank/Grand Ave Plan. The proposed community promotes the following goals
and policies enumerated in the County’s Vision 2030 Comprehensive Plan:
3
• Land Use Goal #1: Achieve balanced and efficient development patterns.
The proposed multifamily development will help achieve balanced and efficient
development in the area by fulfilling a need for quality multifamily housing. The
surrounding area consists of undeveloped land, commercial properties, and large
single-family residential lots. A quality multifamily option with easy access to all
areas of the Valley via the existing transportation infrastructure in the area which
is readily accessed by Happy Valley Parkway will help the County achieve a
balanced and efficient development pattern.
• Land Use Goal #4: Exercise sound financial management through land use
decisions that build the County’s fiscal strength.
The proposed community will build the County’s fiscal strength by providing
quality housing options for those who wish to work in the area. The additional
residents will promote the local economy by shopping, dining, entertaining, etc. in
the area. Furthermore, additional housing options will allow industry and the
area’s job market to grow while providing a good quality of life for members of
the work force.
• Land Use Policy #7: Maricopa County supports coordinating land use and
infrastructure planning with state agencies, counties, and municipalities.
The Site’s developers have worked with MCDOT and the City of Peoria to
improve the land use patterns in the area. The developers will continue to work
with the City to improve the frontage and landscaping along Happy Valley
Parkway.
• Land Use Policy #17: Maricopa County supports balanced land use patterns
that include various residential, retail, non-retail employment, and public and
civic land uses.
The proposed development will support the County’s balanced land use pattern by
providing a needed multifamily residential option for this area of the County.
Nearby properties include vacant, undeveloped land, commercial development,
and single-family residential lots. The proposed development will provide variety,
thus achieving a balanced land use pattern.
• Land Use Policy #30: To promote safe and active lifestyles Maricopa County
supports interconnected trails, parks, preserves, open space, recreation
centers and similar features in new urban development.
The proposed multifamily community will promote a safe and active lifestyle by
providing various amenities. The planned amenities include multiple open spaces,
pool, pedestrian connections, clubhouse and other opportunities for recreation and
interactions as members of a close-knit community.
4
• Economic Growth Goal #1: Contribute to an effective regional economy.
The proposed development will bring additional consumers to the area with
convenient access to regional transportation systems. Residents will work, shop,
dine, and engage in various recreational and civic activities that will bolster the
regional economy.
• Economic Growth Goal #3: Attract knowledge industries in a range of Basic
Sector clusters, and attract the knowledge workers they need by achieving
quality of place and quality of life.
The Site will help attract workers needed for industries by providing quality of
place and quality of life. Industry workers will have comfortable, quality living
spaces with access to numerous amenities. Residents will have access to a pool,
dog park, clubhouse, open spaces, and more. Furthermore, the amenities will help
create a tight-knit community adding to the residents’ overall quality of life.
• Open Space Goal #4: Have quality neighborhood parks and open space with
adequate and appropriate recreation amenities in urban residential
development.
The proposed multifamily community will provide various amenities including
open spaces and opportunities for recreation. Residents will have access to a pool,
dog park, clubhouse, and pedestrian connections within the community. Residents
will also have easy access to outdoor activities nearby, such as hiking on a number
of trails cultivated by the County and nearby municipalities.
• Water Resources Policy #7: Maricopa County supports low water use and
drought tolerant landscaping.
The proposed development will utilize drought tolerant landscaping throughout
the Site.
• Energy Goal #4: Increase energy efficiency in new development.
The proposed development will increase energy efficiency consistent with new
construction throughout the County. The Site will incorporate thoughtful design
techniques incorporating modern and efficient building materials.
The proposed multifamily community promotes the following goals and objectives
enumerated in the Maricopa County Eye to the Future White Tank/Grand Avenue Area
Plan:
• Land Use 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.
The proposed development is an efficient use of the now underutilized and
undeveloped land adjacent to Happy Valley Parkway. The proposed multifamily
community is compatible with the nearby commercial and single-family
5
residential uses. The Site will provide a quality housing option for area residents
and commuters while providing easy access to all areas of the Valley via arterial
streets/parkways and interstate freeways.
• Policy L1.2.4: Encourage the use of flexible planning and design techniques.
The proposed community is a creative, unique design incorporating aspects of
single-family style living within a multifamily community. This creative design
facilitates the flexible planning that will benefit the area and those who wish to
live or work in the White Tank/Grand Ave area.
• Policy T1.1.3: Preserve scenic corridors where appropriate and implement
access management measures on primary roads.
The proposed development will not have a negative impact on any scenic
corridors. Primary access to the Site will be via 115th Avenue rather than Happy
Valley Parkway. The Site will be developed with attention to traffic and road
concerns.
• Policy E1.1.4: Adequate control of on and off-site drainage should be
required prior to development.
The Site will implement a carefully considered drainage plan.
• Objective E1.4: Support adequate opportunities for outdoor recreation that
are sensitive to the environment.
The Site will offer several opportunities for outdoor recreation that are sensitive to
the environment. Residents will be able to walk outdoors and engage in various
outdoor play activities within the community. Residents will also have easy
access to nearby hiking and other outdoor activities.
• Economic Development Objective ED1.5: Improve housing conditions in
unincorporated communities.
The Site will provide quality housing options for area residents looking for a
multifamily option. The proposed development will fulfill the area’s need for
additional housing options as the area now offers predominantly single-family
housing. Residents of the unincorporated area will benefit from a quality,
multifamily community with access to the highways and other areas of the Valley.
• Policy ED 1.5.3: Encourage housing design and improvement techniques that
increase energy efficiency.
The proposed development will incorporate modern design techniques and
efficient materials. The Site will promote energy efficiency consistent with other
new construction in the County.
6
RELATIONSHIP TO SURROUNDING PROPERTIES
The Site is bordered on the north by Happy Valley Parkway, the future site of the
QT gas station to the west, and vacant land to the south and east. There is an existing
self-storage facility southwest of the Site which can provide additional storage for the
proposed community’s residents. The development will benefit the area since there is a
need for a quality multifamily housing options in the area.
LOCATION AND ACCESSIBILITY
The existing roadways that will provide access to/from the Site are 115th Ave and
Happy Valley Parkway. Happy Valley Parkway is designated as a principal arterial
road/parkway and 115th Ave is designated as an arterial road.
The proposed multifamily community will have its primary entrance/exit on the
western side of the Site with access to/from 115th Ave and a secondary entrance/exit to
the east with access to/from Happy Valley Parkway.
Existing regional transportation facilities that serve the area are Loop 303, Loop
101 and Grande Ave/Route 60. Loop 303 is less than a mile from the Site. Grand
Ave/Route 60 can be accessed to the southwest of the Site via the interchange with Loop
303. Loop 101 can be accessed to the southeast of the Site via the interchange with
Grand Ave/ Route 60 or various streets, including 83rd Ave or Bell Road.
CIRCULATION SYSTEM
The onsite circulation and parking layout have been designed to provide a safe and
convenient flow for residents and guests. Residents will have adequate space to
comfortably move throughout the Site with clear visibility of the route, other drivers as
well as pedestrians. Residents will navigate through the Site to conveniently located
parking in the form of garages and surface parking spaces. The Site will provide more
than the required 492 parking spaces by providing approximately 44 garages units and
approximately 506 surface parking spaces. Approximately 250 spaces will be covered.
Approximately 550 parking spaces will be provided on the Site. Additionally, the onsite
circulation layout will allow easy access to the unobtrusively located trash compactor and
car wash as well as the other amenities.
DEVELOPMENT SCHEDULE
The Village will be developed in one phase. Construction is anticipated to begin
early 2022.
7
COMMUNITY FACILITIES AND SERVICES
There are no adjacent or nearby community parks or amenities. The nearest parks
are located approximately 4 miles northeast of the Site (Paloma Regional Park) and
approximately 2 miles southeast of the Site (Alta Vista Park). The Site will provide
valuable amenities for area residents. Residents will have access to a clubhouse, pool,
carwash, and large open spaces. Residents will have the opportunity to gather and enjoy
the amenities while developing a sense of community. The Site is located in the Peoria
Unified School District. The nearest school is Zuni Hills Elementary located more than 2
miles southeast of the Site. The Site is surrounded by mostly vacant desert land. The
proposed multifamily community will not have any negative impacts on any school
district, parks or other amenities in the area.
PUBLIC UTILITIES AND SERVICES
Water:
EPCOR
Sewer:
EPCOR
Police:
Maricopa County Sheriff’s Department
Fire:
North County
Refuse:
Private Refuse Company
DEVELOPMENT STANDARDS TABLE
The R-5 RUPD Development Standards Comparison Table is provided below:
REGULATION
BASE ZONING DISTRICT
REGULATIONS (R-5)
PROPOSED ZONING
REGULATIONS (R-5 RUPD)
Height
40’
40’
Min. Front Yard
20’
3’
Min. Side Yard
5’
3’
Min. Street-side Yard
10’
3’
Min. Rear Yard
25’
3’
Min. Lot Area
6,000 sq. ft.
6,000 sq. ft.
Min. Lot Width
60’
60’
8
Min. Lot Area per
Dwelling Unit
1,000 sq. ft.
1,000 sq. ft.
Max. Lot Coverage
60%
60%
Parking
2 parking spaces per DU;
20% for guest parking; 5% for
ADA accessible parking
2 parking spaces per DU; 20%
for guest parking; 5% for ADA
accessible parking
Perimeter Wall Sign
Height
6’
8’
Development Standards - Justifications for Deviations R-5 Base Zoning District
(Setbacks)
This development is a hybrid community which includes elements of single family
detached homes and elements of a traditional multifamily development. Individual
dwelling units within this hybrid community have private backyards rather than common
space on the perimeter of the Site. The backyards abut the perimeter of the Site and the
backyards will be a minimum of 10 feet in depth from perimeter wall to nearest building.
However, each backyard has an uncovered patio that extends from the dwelling unit to a
point that is a minimum of 3’ from the property line. Therefore, the Site’s layout and type
of hybrid multifamily housing development support the 3 feet setback between perimeter
property line and backyard uncovered patio, and there is a minimum of 10 feet between
perimeter property line and nearest building.
Further, there are no adjacent single-family homes in the area. Given the land use
compatibility and land use patterns in the area, the proposed setback deviations are
appropriate.
Perimeter Wall Sign Height
This development is setback a significant distance from 115th Avenue, the main
access road. The entrance to the community is approximately 300’ from 115th Avenue. A
small height increase of only 2 feet will not be detrimental to the area considering the
proposed modification will not be noticeable from the street a football field away. The
proposed minor modification will, however, provide greater visual variety and enhance the
aesthetics of the community’s entry. A visually appealing and welcoming entry will attract
area residents and support the development of a quality residential community.
Moreover, there are no adjacent single-family homes near the community’s entry.
Given the land use compatibility and land use patterns in the area, the proposed perimeter
wall sign height deviation is appropriate.
8'
0%
for guest parking;
9
CONCLUSION
This Zone Change Application establishes uses and other criteria that are
appropriate for the Site and compatible with the surrounding area. We request the County’s
Approval.
I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review - In Progress\Village at Pleasant River\Village at Pleasant River_TIS Review
Comments - Final.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Village at Pleasant River
Location: SEC of 115th Avenue and Happy Valley Parkway
MCDOT File No.: Z2021067
Date: August 26, 2021
Reviewer: Laxmikanth Narwa
Phone No.: 602-506-8677
Reviewer: Raj Thoutam, P.E.
Phone No.: 602-506-8940
Consultant: Y2K Engineering, LLC
Project No.:
Plans Sealed By: Christopher B. Williams, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
= = =
2nd REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Review Comments:
First review comments have been addressed; therefore, County has no
further comments.
Traffic Impact Study is Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review - In Progress\Village at Pleasant River\Village at Pleasant River_TIS Review
Comments - Review1.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Village at Pleasant River
Location: SEC of 115th Avenue and Happy Valley Parkway
MCDOT File No.: Z2021067
Date: June 30, 2021
Reviewer: Laxmikanth Narwa
Phone No.: 602-506-8677
Reviewer: Raj Thoutam, P.E.
Phone No.: 602-506-8940
Consultant: Y2K Engineering, LLC
Project No.:
Plans Sealed By: Christopher B. Williams, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1
2
3
= = =
All
Report
1st REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed development is located on the southeast corner of 115th
Avenue and Happy Valley Parkway, Maricopa County, Arizona.
The proposed development consists of approximately 246 single-family
dwelling units and will be served by two proposed access points. Project
buildout year assumed to be in year 2023 and horizon year to be in year
2028.
The proposed development is forecasted to generate 1,801 daily trips, with
113 trips occurring during the weekday AM peak hour and 138 trips occurring
in the weekday PM peak hour.
General Comments:
The project site is within the jurisdiction of Maricopa County. However, Happy
Valley Parkway adjacent to the site is under the City of Peoria jurisdiction.
Developer must coordinate with the City of Peoria for approval of proposed
access onto Happy Valley Parkway.
County has no objections to the proposed site access on 115th Avenue
utilizing future QT driveway. However, if the proposed development is
constructed prior to the planned QT facility, developer must provide half-street
improvements on 115th Avenue as outlined in the approved QT master plan
by Maricopa County.
Correct Happy Valley Road callout to Happy Valley Parkway.
Traffic Impact Analysis is Not Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
A
A
A
Understood.
TIA was submitted to Peoria on 8/11/21.
Road name revised as requested.
8/25/21
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-0376
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE:
June 11, 2021
TO :
Martin Martell, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Village at Pleasant River rezone. Z2021067
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development
Department for the above referenced facilities. This project is a request to rezone
from RU-43 to R-5 at APN # 201-21-049A; 053; 050A; 052; & 056. Water will be
provided by EPCOR, ATC must be obtained prior to final plat approval. Sewer will be
provided by EPCOR, ATC must be obtained prior to final plat approval.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department on June 11, 2021 and the project may proceed at this
time subject to the following 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.
Doug Jones, P.E., CFM
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 372-0790
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
Doug.Jones@maricopa.gov
Maricopa County
Planning & Development Department
Date:
August 26, 2021
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
Bob Fedorka P.E., Engineering Supervisor, Planning and Development
From:
Doug Jones P.E., CFM, Plans Examiner, Planning & Development
Subject:
Z2021067 – Village at Pleasant River
APN(s):
201-21-049A, 050A, 053, 056, 052
Engineering Review has reviewed the 2nd submittal plan and drainage report routed
for review on 08/06/2021, for the subject application and has the following objections:
DRAINAGE PLAN REVIEW
1.
OFFSITE HYDROLOGY
a.
Offsite flow from the north is routed through the subdivision through a pipe.
b.
The drainage report shows an offsite flow of 68 cfs, but the plans still show
54.6. Update plans to reflect the 68 cfs to be routed through the site.
2.
ONSITE HYDROLOGY
a.
Provide conceptual information on how any overflow will be routed through
the site for storm events exceeding the 100-year storm event.
3.
ONSITE RETENTION
a.
Provide a weighted runoff C calculation for each drainage area based on
the following from the Drainage Policies and Standards Manual Table 6.3:
Pavement/Rooftop:
C=0.95
Desert Landscaping/grass areas:
C=0.5
Undeveloped Desert:
C=0.5
b.
Updated Weighted “C” calculations in the Drainage Report to clearly show
how the weighted values are being calculated using the above values.
Page 2 of 6
4.
RETENTION DISPOSAL
a.
At a minimum, the first-flush volume must be retained and disposed of
onsite and can’t be disposed of through bleed-off. Provide first-flush
retention/disposal calculations for basins C, D and E.
5.
CROSS SECTIONS
a.
N/A
6.
FINISHED FLOORS (PADS)
a.
N/A
7.
TOPOGRAPHY
a.
Proposed contour lines must be provided and annotated at submittal for
building permits.
b.
Existing contour lines must be annotated and be gray shaded, or changes
to a dashed line type.
8.
FLOODPLAINS
a.
No Comments – no disturbance shown on plans.
9.
EROSION SETBACKS
a.
No Comments.
FLOOD CONTROL DISTRICT REVIEW
10. Floodplain, no encroachment shown. Any encroachment into the Special Flood
Hazard Areas will require a Floodplain Use Permit.
Page 3 of 6
PND TRANSPORTATION PLAN REVIEW
11. 2nd Submittal Traffic Study is Approved, see attached.
12. The project site is within the jurisdiction of Maricopa County. However, Happy
Valley Parkway adjacent to the site is under the City of Peoria jurisdiction.
Developer must coordinate with the City of Peoria for approval of proposed
access onto Happy Valley Parkway.
13. County has no objections to the proposed site access on 115th Avenue utilizing
future QT driveway. However, if the proposed development is constructed prior
to the planned QT facility, developer must provide half-street improvements on
115th Avenue as outlined in the approved QT master plan by Maricopa County.
A building permit for the QT has been applied for, but is still in the review
process.
14. The proposed development is located in a Federal Patent Easement Area.
Applicant will be required to go through Federal Patent Easement
Abandonment
Process
concurrent
with
Final
Plat
approvals.
No
encroachments allowed within the patent easements unless abandoned.
15. A 60’ replacement easement will be required for a local roadway along the
eastern boundary of the proposed development to provide access for
neighboring properties
16. The proposed development is located along a section line alignment on the
south requiring setbacks be based upon a future half width right-of-way of
55’, per Maricopa County Zoning Ordinance Section 1105. This section line
requirement is no longer needed.
PND TRANSPORTATION PLAN REVIEW R/W INFORMATION
17. Happy Valley Parkway (City of Peoria Jurisdiction)
a.
Current Classification:Principal Arterial
b.
Future Classification: Principal Arterial (Parkway)
c.
Existing R/W:
Per City of Peoria
d.
Ultimate R/W:
Per City of Peoria
18. 115th Avenue (via planned QT site) (MCDOT Jurisdiction)
a.
Current Classification: Minor Collector
b.
Future Classification: Major Collector
c.
Existing R/W:
92 Feet
d.
Ultimate R/W:
120 Feet
Page 4 of 6
STORM WATER QUALITY REVIEW/INFORMATION
19. The subject site is not located within the County’s Urbanized Area; and thus
will not require a Storm Water Pollution Prevention Plan (SWPPP) from the
County. This does NOT preclude the requirement to obtain a Construction
General Permit (CGP) Notice of Intent to Discharge (NOI) from the State
(ADEQ), as may be required.
The following stipulations will apply:
1.
Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
2.
Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the drainage infrastructure.
3.
Detailed Grading and Drainage (Infrastructure) Plans and a Final Drainage
Report must be submitted with the application for Building Permits
Please contact me with any questions.
Page 5 of 6
DRAINAGE PLAN REVIEW REFERENCES:
The Drainage Regulations are listed in Section 1205 of the MCZO:
https://www.maricopa.gov/documentcenter/view/272
Maricopa County Drainage Policies and Standards Manual:
https://www.maricopa.gov/DocumentCenter/Home/View/2369
For Additional Information See:
https://www.maricopa.gov/1635/Drainage-Review
FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES:
Floodplain Regulations for Maricopa County:
https://www.maricopa.gov/DocumentCenter/View/630
For Additional Information See:
https://www.maricopa.gov/3847/Flood-Control-District
PND TRANSPORTATION REFERENCES:
Residential Driveway Guidelines
https://www.maricopa.gov/documentcenter/view/362
Roadway Design Manual
http://www.mcdot.maricopa.gov/DocumentCenter/View/24883
Maricopa County Resolution for ROW Permits
https://www.maricopa.gov/documentcenter/view/364
For Additional Information See:
https://www.maricopa.gov/156/MCDOT
PND STORMWATER QUALITY (SWPPP) REFERENCES:
Storm Water Quality Management and Discharge Control Regulation
https://www.maricopa.gov/DocumentCenter/View/6577
Air Pollution Control Regulations Rule 310
https://www.maricopa.gov/DocumentCenter/View/5354
For Additional Information See:
https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste
Page 6 of 6
Abbreviations Key:
Drainage:
DD =
Department Directive (See: http://www.maricopa.gov/1911/Department-
Directives)
MCZO =
Maricopa County Zoning Ordinance
DPSM =
Maricopa County Drainage Policies and Standards
SSA =
State Standard Attachment
DDMV1= Maricopa County Drainage Design Manual – Hydrology
DDMV2 = Maricopa County Drainage Design Manual – Hydraulics
Flood Control:
FRMC =
Floodplain Regulations for Maricopa County
PND Transportation:
RDM =
MCDOT Roadway Design Manual
RDG =
MCDOT Residential Design Guidelines
MSRP =
MCDOT Major Streets and Routes Plan
PND Storm Water:
SWMDCR=
Maricopa County Storm Water Quality Management and Discharge
Control Regulation
DDMV3= Maricopa County Drainage Design Manual – Erosion Control
APCR=
Maricopa County Air Pollution Control Regulations – Rule 310
I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review - In Progress\Village at Pleasant River\Village at Pleasant River_TIS Review
Comments - Final.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Village at Pleasant River
Location: SEC of 115th Avenue and Happy Valley Parkway
MCDOT File No.: Z2021067
Date: August 26, 2021
Reviewer: Laxmikanth Narwa
Phone No.: 602-506-8677
Reviewer: Raj Thoutam, P.E.
Phone No.: 602-506-8940
Consultant: Y2K Engineering, LLC
Project No.:
Plans Sealed By: Christopher B. Williams, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
= = =
2nd REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Review Comments:
First review comments have been addressed; therefore, County has no
further comments.
Traffic Impact Study is Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
I:\TSM-Design Branch\Laxmikanth Narwa\TIS Review - In Progress\Village at Pleasant River\Village at Pleasant River_TIS Review
Comments - Review1.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Village at Pleasant River
Location: SEC of 115th Avenue and Happy Valley Parkway
MCDOT File No.: Z2021067
Date: June 30, 2021
Reviewer: Laxmikanth Narwa
Phone No.: 602-506-8677
Reviewer: Raj Thoutam, P.E.
Phone No.: 602-506-8940
Consultant: Y2K Engineering, LLC
Project No.:
Plans Sealed By: Christopher B. Williams, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1
2
3
= = =
All
Report
1st REVIEW (TIS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed development is located on the southeast corner of 115th
Avenue and Happy Valley Parkway, Maricopa County, Arizona.
The proposed development consists of approximately 246 single-family
dwelling units and will be served by two proposed access points. Project
buildout year assumed to be in year 2023 and horizon year to be in year
2028.
The proposed development is forecasted to generate 1,801 daily trips, with
113 trips occurring during the weekday AM peak hour and 138 trips occurring
in the weekday PM peak hour.
General Comments:
The project site is within the jurisdiction of Maricopa County. However, Happy
Valley Parkway adjacent to the site is under the City of Peoria jurisdiction.
Developer must coordinate with the City of Peoria for approval of proposed
access onto Happy Valley Parkway.
County has no objections to the proposed site access on 115th Avenue
utilizing future QT driveway. However, if the proposed development is
constructed prior to the planned QT facility, developer must provide half-street
improvements on 115th Avenue as outlined in the approved QT master plan
by Maricopa County.
Correct Happy Valley Road callout to Happy Valley Parkway.
Traffic Impact Analysis is Not Approved.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
A
A
A
Understood.
TIA was submitted to Peoria on 8/11/21.
Road name revised as requested.
8/25/21