CPA2019009 Z2019082 BOS REPORT.PDF
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March 13, 2024
CPA2019009 & Z2019082
Page 1 of 5
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
March 13, 2024
Case #/Title:
CPA2019009 & Z2019082 – Village at Waddell
Supervisor District:
4
Applicant/Owner:
Paul Gilbert, Gilbert Blilie, PLLC / Miedema Produce, Inc.
Request:
Comprehensive Plan Amendment to change the White Tank/Grand
Ave. Area Plan land use designation from Single Family - Large Lot
(1 – 2 du/ac) to Single Family – Suburban (2 – 3 du/ac) and a zone
change from Rural-43 to R1-10 RUPD (CPA case approval is by
Resolution, attached)
Site Location:
Generally located on the NWC of Citrus Rd. and Bethany Home Rd.
in the west Glendale area.
Site Size:
Approximately 82 acres
County Island Status:
Yes (City of Glendale)
Additional
Comments:
The proposal is for R1-10 RUPD. Originally, case Z2019082
proposed rezoning the site to R1-8 RUPD with a target density of
3.5 du/ac, known as Trigos. There was significant opposition from
the adjacent neighborhoods. On December 12, 2019, the Board
continued the case indefinitely. Afterward, the applicant modified
this request to R1-10 RUPD with a target density of 2.85 du/ac. The
modified request was scheduled for review and recommendation
by the Commission. Neighborhood opposition appears largely
alleviated; however, before the Commission hearing staff received
six opposition letters that were from residents who are concerned
about the proposed density, traffic impacts on the area, and lack of
recreation space. After the Commission hearing staff received one
opposition letter from an area resident concerned about an
increase of traffic along 181st Ave. through Russel Ranch that will
result from this new development. None of the opposition letters
were from residents within 300 feet of the site, and thus super-
majority vote has not been triggered. To date, the City of Glendale
has not commented on the modified request. During the February
8, 2024 Commission hearing three individuals spoke about their
opposition to these requests. They opposed the proposed density
as incompatible with the adjacent existing large lot developments
March 13, 2024
CPA2019009 & Z2019082
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of Russell Ranch and Clearwater Farms. There are no outstanding
concerns from county review agencies.
Commission
Recommendations:
On 2/8/24, the Commission voted 8-0 to adopt a motion
recommending the Board of Supervisors approve CPA2019009.
(CPA case approval is by Resolution, attached.)
On 2/8/24, the Commission voted 8-0 to adopt a motion
recommending the Board of Supervisors approve Z2019009,
subject to conditions ‘a’ – ‘l’:
a.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Zoning Exhibit“, consisting of one full-size sheet, dated November 16, 2023, and
stamped received November 17, 2023, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Village @ Waddell”, consisting of eight pages, dated November 16, 2023, and
stamped received December 13, 2023, except as modified by the following conditions.
c.
The development shall contain a minimum of 13 acres that will be a mix of active and
passive open space.
d.
The development shall not have access to the adjacent Clearwater Farms community to
the north and west of the site unless one is required as a gated emergency access by a
fire protection provider.
e.
The existing drainage ditches around the site’s perimeter shall be maintained and not tiled
over to preserve the rural character of the area.
f.
The master developer shall notify future homeowners that they are located within the
state-defined “territory in the vicinity of a military airport” with the following language:
“You are buying a home or property in the ‘vicinity of a military airport’ as described by State
of Arizona statute ARS §28-8481. Your house should include sound attenuation measures
as directed by State law. You will be subject to direct overflights and noise by Luke Air Force
Base jet aircraft in the vicinity.
Luke Air Force Base executes over 200,000 flight operations per year, at an average of
approximately 170 overflights per day. Although Luke's primary flight paths are located
within 20 miles from the base, jet noise will be apparent throughout the area as aircraft
transient to and from the Barry M. Goldwater Gunnery Range and other flight training
areas.
Luke Air Force Base may launch and recover aircraft in either direction off its runways
oriented to the southwest and northeast. Noise will be more noticeable during overcast
sky conditions due to noise reflections off the clouds.
Luke Air Force Base's normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these hours
and during most weekends.
March 13, 2024
CPA2019009 & Z2019082
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Such notification shall be recorded on all Final Plats, be permanently posted on not less
than a three-foot by five-foot sign in front of all home sales offices, be permanently posted
on the front door of all home sales offices on not less than an 8½-inch by eleven-inch sign,
and be included in all covenants, conditions, and restrictions (CC&Rs) as well as the Public
Report and conveyance documents.
For further information, please check the Luke Air Force Base website or contact the
Maricopa County Planning and Development Department.”
g.
All habitual buildings shall be constructed within this site shall be constructed to attain a
noise reduction level as per ARS § 28-8482(B).
h.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to drainage design, access, and
roadway alignment(s). These items will be addressed as development plans
progress and are submitted to the County for further review and/or entitlement.
2.
A traffic impact study must be submitted with the preliminary plat application.
3.
Dedication of right-of-way along the following roadway alignments shall be
required as part of the subdivision plat. Additional right-of-way may be required to
accommodate turn lanes and signalization based on the MCDOT-approved traffic
study:
Citrus Road:
55 feet half-width
Bethany Home Road:
55 feet half-width
4.
Prior to any final plats the applicant must formally abandon the north/south right-
of-way along the 181st Avenue alignment (road rights as per the Romola recorded
subdivision plat (MCR # 19-07)) in accordance with the County road abandonment
requirements.
5.
The applicant is responsible for coordinating improvements and dedications with
the Maricopa Water District (or the appropriate purveyor as the case may be) who
appear to own or maintain irrigation facilities within the site and along the site’s
perimeter. There may be public or private rights associated with the historic use
and conveyance of irrigation water within said irrigation facilities which the County
does not regulate. Any disputes that may arise concerning any irrigation purveyor’s
land rights may be superior to the County’s.
6.
Engineering review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to future
designs that are not in conformance with Section 105 of the Maricopa County
Zoning Ordinance and Drainage Policies and Standards; Floodplain Regulations for
Maricopa County and the MCDOT Roadway Design Manual.
i.
The following R1-10 RUPD development standards shall apply:
March 13, 2024
CPA2019009 & Z2019082
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1.
There shall be a maximum building height of 24 feet (single-story) for any lot or
tract within 100 feet of the perimeter of this zoning district, which shall be noted
on any plat.
2.
There shall be a minimum landscape setback of 24 feet along the south and west
perimeter of this zoning district.
3.
There shall be a minimum landscape setback of 100 feet along the east perimeter
of this zoning district.
4.
There shall be a minimum landscape setback of 85 feet along the north perimeter
of this zoning district.
5.
There shall be a minimum front yard setback of 15 feet.
6.
There shall be a minimum side yard setback of five feet.
7.
There shall be a minimum rear yard setback of 20 feet.
8.
There shall be minimum lot widths of 40 feet.
9.
There shall be minimum lot areas of 7,000 sq. ft.
10.
Any lot within 100 feet of the north, south, and west perimeter of this zoning district
shall have a minimum lot area of 18,000 sq. ft. which shall be noted on any plat.
j.
Noncompliance with any Maricopa County Regulation shall be grounds for consideration
of initiating a revocation of this zone change as set forth in the Maricopa County Zoning
Ordinance.
k.
The property owner/s and their successors waive the claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
l.
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
Attachments:
2/8/24 P&Z Packet (27 pages)
2/8/24 P&Z Handout (3 pages)
2/8/24 P&Z Handout (2 pages)
2/8/24 P&Z Handout (13 pages)
March 13, 2024
CPA2019009 & Z2019082
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2/8/24 Opposition Letter (2 pages)
2/20/24 Opposition Letter (1 page)
Resolution (2 pages)
Note:
2/8/24 Draft P&Z Minutes are not available as of the writing of this report but can be provided
upon request later when available.
CPA2019009 & Z2019082
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Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
CPA2019009 & Z2019082 – Village at Waddell
Hearing Date:
February 8, 2024
Supervisor District:
4
Applicant:
Kurt Waldier, AICP, Gilbert Blilis, PLLC
Owner:
Miedema Produce, Incorporated
Requests: 1) Comprehensive Plan Amendment to change the White Tank/Grand Ave.
Area Plan land use designation from Single Family - Large Lot (1 – 2 du/ac)
to Single Family – Suburban (2 – 3 du/ac)
2) Zone change with overlay from Rural-43 to R1-10 RUPD
Site Location:
Generally located on the NWC of Citrus Rd. and Bethany Home Rd. in the
west Glendale area
Site Size:
82.81 acres
Density:
2.85 du/ac
County Island:
Yes (City of Glendale)
County Plan:
White Tank / Grand Ave. Area Plan – Single Family - Large Lot (1 – 2 du/ac)
Municipal Plan:
Glendale – Low-Density Residential (0 – 1 du/ac)
Municipal Comments:
None received to date (for the modified request to R1-10 RUPD)
Support/Opposition:
One opposition received (for the modified request to R1-10 RUPD)
Recommendations:
1) Approve
2) Approve with conditions
CPA2019009 & Z2019082
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Project Summary:
1.
The applicant is requesting a Comprehensive Plan Amendment (CPA) to the White Tank/Grand
Avenue Area Plan’s land use designation from the current Single Family - Large Lot (0 - 1 du/ac)
to Single Family – Suburban (2 - 3 du/ac). Simultaneously, the applicant is requesting a zone
change from Rural-43 to R1-10 RUPD on the 82.81-acre site. The purpose of this CPA and rezone
is to accommodate a future single-family residential subdivision that will conceptually contain
221 lots with a density of 2.85 du/ac. With the zone change the applicant is requesting variations
of the R1-10 base development standards. Arguably, this will enable the future developer to
design a community that is in concert with the demands of current homebuyers by providing open
space, amenity packages, and a variety of housing products, while complimenting the
surrounding residential land-uses in the area. The developer will provide over 13 acres (16% of
the site) of open space, which will be a mix of active and passive space, with a centralized park
area with amenities. Another feature of the future community is a vast system of trails/sidewalks
that will promote walking and interconnectivity from all the lots to the planned centralized park
area. Landscape areas will be provided along the site’s perimeters acting as a buffer from the
adjacent large lot residential properties of the area.
2.
According to the applicant, the Single Family – Suburban (2 – 3 du/ac), R1-10 RUPD zoning, and
the future development will meet the goals listed in both the Maricopa County Vision 2030 and
the White Tank / Grand Avenue Area Plan in the following ways:
a. Compliments the surrounding land uses by serving as a traditional community by bridging
the gap between the adjacent small lot residential development with the large lot
residences.
b. No public expenditures will be needed to provide the necessary infrastructure to serve this
project. Water will be provided, and wastewater disposal will be done by EPCOR. The
adjacent arterial roadways will be improved by the developer. Internal streets will be
private and maintained by the future homeowner’s association.
c. No adverse impacts to the area due to an increase in traffic since the site’s only two
access points will be along Bethany Home Rd. and Citrus Rd. which will be improved to
accommodate the new development. There will also be no access to the adjacent
Clearwater Farms neighborhood to the north and west of this site to prohibit cut-through
traffic into this neighborhood.
d. This development will not adversely impact the livability of the area, the health, or safety
of the future residents by providing more homes with amenities.
e. This development will provide a variety of housing types and options for denser
development than what exists currently in this area.
f. The site is located 2½ miles away from Luke Air Force Base and the proposed density of
2.85 du/ac is consistent with the base’s Graduated Density Concept which allows a
maximum density of 4.0 du/ac at this distance from the base.
3.
The properties that will make up the Village at Waddell have been irrigated farmland for decades.
Originally, these cases were proposed for a subdivision called Trigos (which means “wheat” in
Spanish and is the name of the family that owned the previous farm) which was a request to
change the White Tank/Grand Avenue Area Plan to Small Lot – Transitional (3 – 5 du/ac) and a
CPA2019009 & Z2019082
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zone change to R1-7 RUPD for a single-family residential subdivision that was to have a density
of 3.5 du/ac. The previous version of this request generated a large amount of opposition. On
December 12, 2019, the Trigos proposal was placed on indefinite continuance due to opposition.
4.
On May 21, 2021, the current applicant took over the requests and changed the name of the
project from Trigos to Village at Waddell. However, this modified request continued to generate
opposition during a meeting with stakeholders. The applicant further modified their proposal to
request R1-10 RUPD zoning district and to have more buffering along the site’s periphery. This
reflects the applicant’s work to address the concerns of area stakeholders.
5.
The RUPD overlay is to allow for smaller lots with reduced required yards than what is typically
found in the R1-10 zoning district (see table below). In compensation, the applicant will set aside
13 acres for active/passive open space, increase the lot size for lots adjacent to existing
residences, reduce the height of homes adjacent to existing residences, and provide deep
landscape buffers around the future subdivision.
Regulation
Base R1-10
Proposed R1-10 RUPD
Maximum Height
30’
30’*
Minimum Landscape Setback
N/A
24’**
Minimum Front Yard
20’
15’
Minimum Side Yard
7’
5’
Minimum Street Side Yard
10’
10’
Minimum Rear Yard
25’
20’
Minimum Lot Area
10,000 sq. ft.
7,000 sq. ft.***
Minimum Lot Width
80’
40’
Maximum Lot Coverage
40%
40%
Minimum Area per Dwelling Unit
10,000 sq. ft.
12,000 sq. ft.
Required Parking
2 per dwelling unit
2 per dwelling unit
Maximum Fence Height
8’
8’
* Lots or tracts within 100’ of the perimeter of this zoning district shall have a maximum height of 24’ (single-storied)
** Minimum landscape setbacks of 100’ adjacent to the east perimeter of this zoning district and 85’ adjacent to the
north perimeter of this zoning district.
*** Lots within 100’ of the north, south, and west perimeter of this zoning district shall have a minimum lot area of
18,000 sq. ft.
CPA2019009 & Z2019082
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2023 Aerial Image of the Subject Site
Zoning Map of the Site and Environs
CPA2019009 & Z2019082
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Portion of the Zoning Exhibit
Conceptual Site Plan
CPA2019009 & Z2019082
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Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural-43 / Irrigated agriculture
North:
Rural-43 / Single-family residences
South:
R1-18 RUPD & C-2 / Single-family residences and vacant
East:
R1-10 RUPD & R1-18 RUPD / Irrigated agriculture
West:
Rural-43 / Single-family residences
Utilities and Services:
7.
Water:
EPCOR
Wastewater:
EPCOR
School Districts:
Agua Fria Union High School District
Litchfield Elementary School District
Fire:
Rural Metro Fire District
Police:
MCSO
Right-of-Way:
8.
The following table includes existing and proposed half-width right-of-way and the future
classification based on 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
Citrus Rd.
33’
55’
Principal Arterial
Bethany Home Rd.
33’
55’
Minor Arterial
Adopted Plans:
9.
White Tank / Grand Avenue Area Plan (adopted December 6, 2023): This area plan designates
the site as Single Family - Large Lot (1-2 du/ac), which is intended to foster the development of
less dense housing, agricultural use, and rural lifestyles. The proposal includes an amendment to
this plan to designate the site as Single Family – Suburban (2-3 du/ac) which would be more
aligned with the proposed density of 2.85 du/ac for the site.
10.
City of Glendale’s Envision Glendale 2040 General Plan (Adopted April 26, 2016): The subject
site is designated as Low-Density Residential (0-1 du/ac), which is intended to accommodate
semi-rural large lot development with generous building setbacks to promote a viable rural
lifestyle.
Public Participation Summary:
11.
The previous applicant completed the requirements for notification to all property owners within
300 feet of the subject site and to other stakeholders. During the previous notification, the former
applicant held a neighborhood meeting with individual stakeholders to discuss a zone change
proposal to change the zoning to R1-7 RUPD with a CPA to change the land-use designation to
Single Family - Transitional. During the previous applicant’s public participation process, staff
received one support letter, 82 letters of opposition, and one opposition petition with 579
signatures. Most of their concerns focused on the proposed lot sizes and overall density. Many
believed the proposed lot sizes with medium density would be incompatible with the larger-sized
CPA2019009 & Z2019082
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lots and lower density of the surrounding properties. Due to the amount of opposition, the former
applicant placed the original version of these cases on indefinite continuance.
12.
Before the current applicant reactivated these cases, they reached out to many stakeholders who
opposed the previous request with a revised request for a zone to R1-8 RUPD with a CPA to
change the land use to Single Family - Transitional. The stakeholder opposition was concerned
about density, negative traffic impact, and possible light pollution. To address these concerns the
proposed density was reduced, and perimeter landscape buffers were introduced with
restrictions to the lots adjacent to the site’s perimeters. Other concerns of traffic will be
addressed by limiting access to the site to only the adjacent arterial roadways that can handle
any additional traffic. Any street lighting for the site will abide by the County’s outdoor lighting
provisions. Due to this opposition, the applicant changed the request to a zone change to R1-10
RUPD with a CPA to change the land use designation to Single Family – Suburban to match what
was proposed on the parcels to the east and south of this site. Since the reactivation of these
cases by the new applicant with the current requests, revised notifications to all property owners
within 300 feet of the subject site and to the area interested parties were distributed. Moreover,
the applicant re-posted the site with the new request information. Since the writing of this staff
report, staff have received one opposition letter concerning the new applicant’s revised requests.
The opposition letter addresses concerns about the proposed density, increased traffic along
181st Ave., and that there will not be enough recreational amenities on the site. Luke Air Force
Base has been notified of this request. The base has deemed the proposed density of the site to
fall within its guidelines and has determined that the proposed development will not negatively
impact the base’s operations.
Outstanding Concerns from Reviewing Agencies:
13.
N/A
Staff Analysis:
14.
Staff supports the CPA and zone change with overlay requests on this site. These proposals are
similar to the requests that were approved for the parcels directly east and southeast of this site.
The applicant has addressed the concerns of local stakeholders by proposing to add a wide
landscape perimeter buffer around the subdivision. In addition, the applicant is proposing much
larger lots near the future subdivision’s boundary that far exceed the requested and required
minimum R1-10 lot sizes as an additional buffer from the existing subdivisions. Arguably, resident
concerns about unnecessary traffic in the existing residences of Clearwater Farms will be
eliminated by providing access to the site only to the adjacent arterial roadways that will be
improved to handle additional traffic. The applicant has demonstrated in their CPA narrative
report that this future community will not be a financial burden for the County since the developer
will dedicate/ improve the adjacent arterials, water will be supplied by a private entity, wastewater
will be treated by a private company, and the subdivision’s internal roadways will be private with
maintenance deferred to the future homeowner’s association. This future residential community
will be appropriate for this area; thus staff recommends approval of these requests.
Recommendations (two motions – CPA2019009 & Z2019082):
15.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve CPA2019009.
CPA2019009 & Z2019082
Page 8 of 10
16.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z2019082, subject to conditions ‘a’ – ‘l’:
a.
Development of the site shall be in substantial conformance with the zoning exhibit
entitled “Zoning Exhibit“, consisting of one full-size sheet, dated November 16, 2023, and
stamped received November 17, 2023, except as modified by the following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Village @ Waddell”, consisting of eight pages, dated November 16, 2023, and
stamped received December 13, 2023, except as modified by the following conditions.
c.
The development shall contain a minimum of 13 acres that will be a mix of active and
passive open space.
d.
The development shall not have access to the adjacent Clearwater Farms community to
the north and west of the site unless one is required as a gated emergency access by a
fire protection provider.
e.
The existing drainage ditches around the site’s perimeter shall be maintained and not tiled
over to preserve the rural character of the area.
f.
The master developer shall notify future homeowners that they are located within the
state-defined “territory in the vicinity of a military airport” with the following language:
“You are buying a home or property in the ‘vicinity of a military airport’ as described by
State of Arizona statute ARS §28-8481. Your house should include sound attenuation
measures as directed by State law. You will be subject to direct overflights and noise by
Luke Air Force Base jet aircraft in the vicinity.
Luke Air Force Base executes over 200,000 flight operations per year, at an average of
approximately 170 overflights per day. Although Luke's primary flight paths are located
within 20 miles from the base, jet noise will be apparent throughout the area as aircraft
transient to and from the Barry M. Goldwater Gunnery Range and other flight training
areas.
Luke Air Force Base may launch and recover aircraft in either direction off its runways
oriented to the southwest and northeast. Noise will be more noticeable during overcast
sky conditions due to noise reflections off the clouds.
Luke Air Force Base's normal flying hours extend from 7:00 a.m. until approximately
midnight, Monday through Friday, but some limited flying will occur outside these hours
and during most weekends.
Such notification shall be recorded on all Final Plats, be permanently posted on not less
than a three-foot by five-foot sign in front of all home sales offices, be permanently posted
on the front door of all home sales offices on not less than an 8½-inch by eleven-inch sign,
and be included in all covenants, conditions, and restrictions (CC&Rs) as well as the Public
Report and conveyance documents.
For further information, please check the Luke Air Force Base website or contact the
Maricopa County Planning and Development Department.”
CPA2019009 & Z2019082
Page 9 of 10
g.
All habitual buildings shall be constructed within this site shall be constructed to attain a
noise reduction level as per ARS § 28-8482(B).
h.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to drainage design, access, and
roadway alignment(s). These items will be addressed as development plans
progress and are submitted to the County for further review and/or entitlement.
2.
A traffic impact study must be submitted with the preliminary plat application.
3.
Dedication of right-of-way along the following roadway alignments shall be
required as part of the subdivision plat. Additional right-of-way may be required to
accommodate turn lanes and signalization based on the MCDOT-approved traffic
study:
Citrus Road:
55 feet half-width
Bethany Home Road:
55 feet half-width
4.
Prior to any final plats the applicant must formally abandon the north/south right-
of-way along the 181st Avenue alignment (road rights as per the Romola recorded
subdivision plat (MCR # 19-07)) in accordance with the County road abandonment
requirements.
5.
The applicant is responsible for coordinating improvements and dedications with
the Maricopa Water District (or the appropriate purveyor as the case may be) who
appear to own or maintain irrigation facilities within the site and along the site’s
perimeter. There may be public or private rights associated with the historic use
and conveyance of irrigation water within said irrigation facilities which the County
does not regulate. Any disputes that may arise concerning any irrigation purveyor’s
land rights may be superior to the County’s.
6.
Engineering review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to future
designs that are not in conformance with Section 105 of the Maricopa County
Zoning Ordinance and Drainage Policies and Standards; Floodplain Regulations for
Maricopa County and the MCDOT Roadway Design Manual.
i.
The following R1-10 RUPD development standards shall apply:
1.
There shall be a maximum building height of 24 feet (single-story) for any lot or
tract within 100 feet of the perimeter of this zoning district, which shall be noted
on any plat.
2.
There shall be a minimum landscape setback of 24 feet along the south and west
perimeter of this zoning district.
3.
There shall be a minimum landscape setback of 100 feet along the east perimeter
of this zoning district.
CPA2019009 & Z2019082
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4.
There shall be a minimum landscape setback of 85 feet along the north perimeter
of this zoning district.
5.
There shall be a minimum front yard setback of 15 feet.
6.
There shall be a minimum side yard setback of five feet.
7.
There shall be a minimum rear yard setback of 20 feet.
8.
There shall be minimum lot widths of 40 feet.
9.
There shall be minimum lot areas of 7,000 sq. ft.
10.
Any lot within 100 feet of the north, south, and west perimeter of this zoning district
shall have a minimum lot area of 18,000 sq. ft. which shall be noted on any plat.
j.
Noncompliance with any Maricopa County Regulation shall be grounds for consideration
of initiating a revocation of this zone change as set forth in the Maricopa County Zoning
Ordinance.
k.
The property owner/s and their successors waive the claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
l.
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 Maps (2 pages)
Zoning Exhibit (reduced 8.5”x11”, 1 page)
Narrative Report (8 pages)
Conceptual Site Plan (reduced 8.5”x11”, 1 page)
MCESD comments (1 page)
DPR comments (2 pages)
LAFB comments (1 page)
1-29-24 Opposition Letter (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 82.81 approx.
Generated January 24, 2024 12:50 PM
CPA2019009
Application Name:
Legal Description
Village at Waddell
Applicant
Case Address
T02N R02W 010, T2 N R2 W 10
Kurt Waldier for Gilbert BLILIE PLLC
18110 W BETHANY HOME Rd
Applicant Phone/Email
Parcel Primary:502-24-050A
480.429.3061
kwaldier@gilbertblilie.com
WADDELL AZ 85355
Map scale 1:6,295
Supervisor District No.
502-24-053N
CPA OF THE WHITE TANK / GRAND AVENUE AREA PLAN FROM LARGE LOT RESIDENTAL 1-2 DU/AC TO
SINGLE-FAMILY - SUBURBAN (2-3 DU/AC)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 82.81 approx.
Generated January 25, 2024 8:47 AM
Z2019082
Application Name:
Legal Description
Village at Waddell
Applicant
Case Address
T02N R02W 010, T2 N R2 W 10
Kurt Waldier for GILBERT BLILIE PLLC
18110 W BETHANY HOME Rd
Applicant Phone/Email
Parcel Primary:502-24-050C
480.429.3061
kwaldier@gilbertblilie.com
WADDELL AZ 85355
Map scale 1:6,295
Supervisor District No.
502-24-053N
ZONE CHANGE FROM RURAL-43 TO R1-10 RUPD OVERLAY TO ALLOW A SINGLE FAMILY RESIDENTAL
SUBDIVISION
R1-18
C-2
R1-10
R1-10
R1-18
RU-43
RU-43
RU-43
RU-43
RU-43
Current Zoning: RU-43
Proposed Zoning: R1-10 RUPD
R1-18
Bethany Home Rd
Claremont St
183rd Ave
181st Ave
181st Ave
Citrus Rd
Bethany Home Rd
Claremont St
183rd Ave
181st Ave
181st Ave
Citrus Rd
RU-43
R1-18
R1-10
C-2
Zoning Districts
APN:
Gross Area:
Net Area:
502-24-050C, 502-24-053N
85.8 Acres
77.3 Acres
Date Modified: November 16, 2023
Zoning Exhibit
NWC Citrus Rd and Bethany Home Rd
Case #Z2019082
N
RECIVED 17.NOV 23
Z2019082
RUPD
RUPD
RUPD
RUPD
GLENDALE
PAD
Zone Change Request from RU-43 to R1-10 RUPD
Narrative
for
Village @ Waddell
Northwest corner of Citrus Road and
Bethany Home Road Maricopa County, Arizona.
Case # Z2019082
Submitted: August 9, 2019
Revised: December 20, 2019
Revised: April 15, 2021
Revised: September 24, 2021
Revised: November 16, 2023
OWNER / DEVELOPER
ATTORNEY
CONSULTANT
Miedema Produce, Inc
Beus Gilbert McGroder
RKAA Architects
5005 40th Avenue
701 44th St
2233 E Thomas Rd
Hudsonville, MI 41426
Phoenix, AZ 85008
480.429-3002
Contact: Paul E. Gilbert
Phoenix, AZ 85016
Tel: 602.955.3900
Contact: Neil Feaser
2
Table of Contents
1.
Introduction and Purpose of Request ..................................................................................................... 3
2.
Description of Proposal ........................................................................................................................... 3
3.
Relationship to Surrounding Properties .................................................................................................. 4
a.
Luke Air Force Base ................................................................................................................... 5
b.
Wireless Communication Facility (WCF) ..................................................................................... 5
c.
Schools ..................................................................................................................................... 6
4.
Access & Circulation ................................................................................................................................. 6
a.
Roadway Easement Abandonment ............................................................................................ 6
5.
Public Utilities and Services .................................................................................................................... 6
a.
Water ....................................................................................................................................... 7
b.
Sewer ....................................................................................................................................... 7
c.
Drainage/Flood Zone ................................................................................................................ 7
6.
Location and Accessibility ...................................................................................................................... 7
7.
Development Schedule .......................................................................................................................... 7
8.
Open Space and Amenities ..................................................................................................................... 8
9.
Fencing, Walls, Screening and Entry Monumentation. ........................................................................... 8
10. Community Facilities and Services ......................................................................................................... 8
11. Conclusion ............................................................................................................................................... 8
3
1. Introduction and Purpose of Request
The owner/developer, Miedema Produce, Inc, desire to develop Village @ Waddell, a single-family
residential subdivision located on the northwest corner of the intersection of Citrus Road and
Bethany Home Road, within unincorporated Maricopa County. The site is identified as Maricopa
County Assessor Parcel Numbers (APNs) 502-24-050A and 502-24-053N. The site is approximately ±77.3
gross acres of undeveloped land and is currently zoned Rural-43 (RU-43).
To facilitate the development of the property, this application seeks to rezone the Property from the
current RU-43 zoning designation to R1-10 Single-Family Residential Zoning District with a Residential Unit
Plan of Development (RUPD) Overlay. A companion Comprehensive Plan Amendment has been filed with
the RUPD rezoning request to amend the White Tank/Grand Avenue (WTGA) land use to Single Family –
Suburban (2-3 du/ac) land designation (CPA201900009).
Project Data
A.P.N.
502-24-050C & 502-24-053N
Current Land Use
Agricultural/Undeveloped
Existing Area Plan Land Use Designation
Large Lot Residential (1-2 du/ac)
Proposed Area Plan Land Use Designation
Single Family - Suburban (2-3 du/ac)
Current Zoning District
RU-43
Proposed Zoning District
R1-10 RUPD
Gross Site Area
77.3 Acres
Area Plan
White Tank/Grand Ave
Supervisorial District
Supervisorial District 4 – Clint Hickman
School District
Agua Fria Union School Dist. #216
Litchfield Elementary School District
Housing demand in the West Valley is continuing to increase rapidly as new industries and warehousing
operations are locating along the Loop 303, as well as the anticipated mission expansion at Luke Air Force
Base located just 2.5 miles east and the completion of the TSMC plant in North Phoenix that will be online
in the near future. This request will facilitate the increased housing supply in the West Valley in support
of the housing needs of the rapidly increasing employment base locating in the area.
2. Description of Proposal
Village @ Waddell is currently zoned Rural-43 (RU-43). Miedema Produce, Inc is requesting that the entire
Village @ Waddell site (77.3 acres) be rezoned to R1-10 with a Residential Unit Plan of Development
(RUPD) overlay. This zone change is requested in order to facilitate the development of a single-family
detached residential community at a density of approximately 2.85 DU/Acre.
The land use plan for Village @ Waddell has been designed to provide a fresh approach to community
design in the area that is compatible with the demands of today’s homebuyers, including a variety of lot
sizes, an interconnected multiuse trail system connected to a centralized open space, and wide landscape
buffers from adjacent properties. The project is also designed to be complimentary to the surrounding context
by locating the largest lot sizes along the periphery of the site, including 18,000-square-foot lots along
the north, south, and west perimeter where adjacent to other large-lot subdivisions, along with
minimum 25-foot-wide landscape setbacks along Bethany Home Rd, Citrus Rd, and along the
northern boundary.
4
This rezoning proposal will allow for residential development of the property, which is currently an
agricultural field. The following table compares the base R1-10 development standards to the proposed
R1-10 RUPD development standards:
Regulation
Base R1-10
Proposed R1-10 RUPD
Maximum Height
30’
30’*
Minimum Landscape Setback
N/A
24’**
Minimum Front Yard
20’
15’
Minimum Side Yard
7’
5’
Minimum Street-side Yard
10’
10’
Minimum Rear Yard
25’
20’
Minimum Lot Area
10,000 sq. ft.
7,000 sq. ft.***
Minimum Lot Width
80’
40’
Lot Area per Dwelling Unit
10,000 sq. ft.
12,000 sq. ft.
Lot Coverage
40%
40%
Required Parking Spaces
2 per dwelling unit
2 per dwelling unit
* Lots adjacent to the north, south, and west site boundaries shall have a maximum height of 24’
(single-storied)
** Minimum landscape setbacks of 100’ adjacent to the site’s east boundary and 85’ adjacent to the
site’s north boundary
*** Lots along the west, north, and south subdivision boundary shall have a minimum lot size of
18,000 sq. ft.
The proposed variations from the R1-10 development standards will allow the developer to create a
community that meets today’s buyer preferences with respect to both product and community amenities.
In exchange for the proposed modifications to the development standards, the developer will be able to
allocate over 13 acres of open space. The open space will be a combination of active and passive space,
with a centralized park that may include a tot lot, ramada, barbeque and other amenities. The community
will also feature a system of sidewalks and multiuse paths that promote walking and interconnectivity
with the abundant community amenities.
3. Relationship to Surrounding Properties
The Maricopa County Vision 2030 Comprehensive Plan designates this site and surrounding land uses for
mix of residential uses, including Small Lot Residential, Large Lot Residential, and Rural Densities. As such,
the Village @ Waddell development will feature lot sizes and densities similar to and compatible with the
below listed existing surrounding developments, which are in immediate proximity to Village @ Waddell.
North:
Romola 46 Subdivision (County, RU-43)
South:
Bethany Home Road, Valk Properties V LLC (County, C-2), Russell Ranch Subdivision (County,
R1-18/R1-10), Savannah Subdivision (R1-18/R1-10)
East:
Citrus Road, White Tank Nursery (County, R1-18/R1-10), Allen Ranches Subdivision (County,
R1-10/R1-7/R1-6), Montana Farms 2 (County, RU-43)
West:
183rd Avenue (alignment), Romola 46 Subdivision (County RU-43), Windrose at Zanjero
Trails Subdivision (County, R-2/R-6)
5
a. Luke Air Force Base
As stated herein, in addition to this growth in the housing market and infrastructure improvements, this
particular area of the County is guided by noise contour boundaries GDC policies Luke AFB, located
approximately 2.5 miles to the east of the Property. The Property is located within the “Territory in the
vicinity of a military airport” outside of the 65 Day-Night Average Sound Level (Ldn) noise contour,
and within the “Graduated Density Concept” (GDC) zone for Luke AFB. The GDC zone for Luke AFB
promotes lower residential densities closer to the base, with higher densities transitioning away from the
Base. This policy has been in place to protect the military operations of the Base, while at the same time
providing an appropriate housing density to support the growth in the West Valley.
Without adherence to the density restrictions near the base policies, the military operations and
economic impact of Luke AFB would be at risk. Conversely, without adherence to the densities promoted
by the GDC, the West Valley would not be able to provide housing diversity and housing options to
sustain the fast-paced growth demands. In short, communities cannot sustain healthy growth or
provide utilities and services with large areas of very low density.
The GDC mapping for this area of the County indicates the Property to be largely located within the 4
and 6 du/ac maximum categories. The proposed CPA Single Family – Suburban 2-3 du/ac designation
(CPA201900009), coupled with the zoning district and RUPD overlay with density of 2.85 du/ac, will
conform with the GDC policies and help to protect the mission and operations of Luke AFB.
This proposal does not seek the maximum density allowed by Luke AFB’s GDC and will create a desirable
residential development comparable to other high-quality master planned communities and
subdivisions in the area. The RUPD will be used to modify the lot sizes and setbacks in order to meet
current market conditions, as well as allow for generous open spaces throughout the Community.
The Community will have a diverse mix of lots sizes and generous amounts of useable open space to
enhance the livability in the Community for future residents. The project provides over 13 acres of open
space with a looped multiuse trail network and a centralized park space for community amenities.
Although the request is to increase density, the proposed density is consistent with growth patterns in
the area and is below the threshold of Luke AFB’s GDC designations.
In summary, the proposal provides a variety of lot sizes and similar densities and open space design to
those recently approved in the area. The proposed open space creates a better sense of community
than large-lot developments with no community amenities. The proposed base development standards
and open space will also allow for diversity of housing product and the creation of a vibrant community.
b. Wireless Communication Facility (WCF)
A portion of the project includes a cell tower site, which serves this area. This Wireless Communication
Facility (WCF) was approved per Special Use Permit case# Z2015076 and will remain in place. The Zoning
legal description will exempt this portion of the site, excluding it from this zoning request. A separate
parcel will be created for this portion of the site at the time of Final Plat recordation.
6
c. Schools
This site resides within multiple school districts, such as the Western Maricopa Education Center (MEC)
Technical School District, the Agua Fria Union High School District, and the Litchfield Elementary School
District. Canyon View High School is located 1-mile away from the site and an elementary school is
planned nearby within the Sedella Subdivision 1-mile south.
4. Access & Circulation
The existing circulation system of the area supports the proposed single-family residential development
at this location, as suggested by the submitted Traffic Impact Analysis submitted with this Case dated
August 2019.
The proposed development will be gated to the public, the private internal streets will be provided
access via Bethany Home Road and Citrus Road. The west half-width right-of-way for Citrus Road will be
55 feet and the north half width right-of-way for Bethany Home Road will be 55-feet-wide. This is
consistent with the dedications provided by the Russel Ranch neighborhood directly south of Bethany
Home Road and the Allen Ranches community east of Citrus Road, as well as the Montana Farms
community north along Citrus Road. This additional 22-feet of right-of-way along Bethany Home and
Citrus Roads will be dedicated at the time of Final Plat in order to meet the required 55-foot-wide half-
street right-of-way width.
a. Roadway Easement Abandonment
A meeting was held on July 11, 2019 with Maricopa County Department of Transportation (MCDOT) to
discuss the proposed street circulation of this project. The meeting included discussions of abandoning
the existing 181st Avenue alignment roadway easements that are located on the site. In the meeting
MCDOT agreed to allow the developer to abandon the 181st Avenue alignment roadway easements that
run along the center of the project (MCR Book:19 Pg.7). The developer agreed to conduct a Traffic Impact
Analysis to demonstrate that the site has adequate traffic operation with the two ingress/egress points
provided. The Traffic Impact Analysis was submitted in connection with this case. The 181st Avenue
alignment roadway easements will be abandoned though a separate instrument.
5. Public Utilities and Services
This application request will not adversely affect municipal and private facilities and services and will
not have an adverse effect on existing or future public and private open space, recreation, schools, or
library facilities. It is also anticipated that the project will also utilize the currently underutilized Russell
Ranch wastewater treatment plant. The following list identifies public and private services for the
development:
•
Water – EPCOR
•
Sewer- EPCOR
•
Electric – APS
•
Natural Gas – Southwest Gas
•
Police – Maricopa County Sheriff’s Office
•
Fire – Rural Metro Fire Department
•
Telephone – CenturyLink / Cox Communications
•
Cable/Internet – CenturyLink / Cox Communications
•
Refuse – Waste Management / Republic
7
a. Water
The water distribution system, as proposed, will provide sufficient water and pressure to meet the
domestic and fire flow requirements of the project. There are waterlines served by EPCOR along the
western, southern, and eastern sides of the property. A 12-inch water line runs along the eastern side of
the property within Citrus Road, which is most likely the projects connection point, and a 12- inch water
line runs along the southern side of the property within Bethany Home Road. An 8-inch water line runs
along the western side of the property within 183rd Avenue. The proposed internal waterlines are 8-inches
in diameter.
b. Sewer
The project lies in the service area of EPCOR. The wastewater conveyance gravity system will consist of
8-inch diameter PVC pipe placed at a minimum slope of 0.33% or greater. The fully built-out system will
be designed to handle the peak discharges generated by the proposed development. The proposed sewer
system will connect to an existing 8-inch sewer located at the intersection of Bethany Home Road and
181st Ave.
c. Drainage/Flood Zone
The project is located in Zone X (Shaded) on the Federal Emergency Management Agency (“FEMA”) Flood
Designation Map number 04013C1665L for Maricopa County dated October 16, 2013. Zone X (Shaded)
is defined by FEMA as areas of moderate flood hazard from the principal source of flood in the area,
determined to be within the limits of one percent and 0.2 percent annual chance floodplain.
Insurance purchase is not required in these zones.
On-Site Drainage
The site will provide sufficient retention capacity to retain, at a minimum, the 100-year, 2-hour storm even
per Maricopa County requirements. All retention basins will be designed with a maximum of 4:1 side
slopes and ponding depths not to exceed 3 feet. Maricopa County standards require all retention basins
to drain their volume from the 100-year, 2-hour storm event within a 36-hour period. The preferred
draining methods are infiltration/percolation, or drywells. Less preferred options include pumping and
bleed off. Drywells will be installed according to Arizona Department of Environmental Quality (ADEQ)
guidelines of installation and will be designed and maintained in accordance with Maricopa County’s
Drywell Policy.
Off-Site Drainage
Off-site drainage from the frontage of Bethany Home Road and Citrus Road will be collected by proposed
scuppers and/or catch basins and retained onsite in proposed retention basins. No other offsite flows
of significance are expected to impact the site.
6. Location and Accessibility
This site is located at the northwest corner of Citrus Road and Bethany Home Road and is within close
proximity to the Arizona State Route 303 freeway and Interstate 10 freeway, multiple schools, Luke Air
Force Base to the east, and various recreational sites such as the White Tank Mountain Regional Park to
the west, Wildlife World Zoo to the north, and multiple golf courses.
7. Development Schedule
A phasing plan has not been established at this time; however, it is anticipated that this development
will be built in one phase.
8
8. Open Space and Amenities
As part of the 13 acres of dedicated open space, the project includes a centralized park for community
amenities, with a multiuse trial running east-west across the center of the site, connecting each resident
to the central park. The project also features wide landscape setbacks with a loop multiuse trail system
for around the entire community for additional recreational opportunities and to promote walking and
interconnectivity.
The proposed development will have two entry monuments located at the two entries to the site. the
proposed monument will be designed and constructed per Maricopa Zoning Ordinance regulations.
9. Fencing, Walls, Screening and Entry Monumentation.
Gated entries, Fencing and wall design for Village @ Waddell, including location, will be carefully planned
to provide the right balance of privacy, screening and visual access to the community’s abundant open
space and recreational amenities.
10. Community Facilities and Services
This development will be part of a Homeowners Association, created at the time of Final Plat. The HOA
will own, manage, and maintain all common areas and open space facilities within the development.
11. Conclusion
Miedema Produce, Inc is pleased to present what will be a vibrant residential community in a growing
area of Maricopa County. This project will be compatible with like uses and development in the area.
In exchange for slight modifications in the development standards, this future neighborhood will feature
approximately 13 acres of open space with a variety of lot sizes and housing products. The centralized
amenities and pedestrian paths will create an active and rich community, while still respecting the large
lot residential to the north and west of the project.
Moreover, this development maintains Luke AFB’s GDC thresholds, with a proposed density below the
4 to 6 du/ac per Luke AFB’s GDC for the Site.
Other benefits to the County include:
•
The project is designed to meet today’s and the future residential market by providing a variety
of lot sizes and home designs around significant open space amenities.
•
Existing arterial streets are in place, so no additional infrastructure outside of the project will need
to be constructed to support the project. The project, however, will improve the existing
perimeter streets of Bethany Home Rd. and Citrus Rd. benefitting all adjacent properties with
improved roadways.
•
The increase housing will support the rapidly increasing housing demand in the West Valley
generated by the mission expansion at Luke AFB, as well as the other growing industries in the
West Valley and along the Loop 303, including the TSMC plat in North Phoenix.
The development team is committed to ensuring the creation of a high-quality neighborhood. We look
forward to working with Maricopa County and progressing with this exciting project. The development
team respectfully requests your favorable consideration of this zone change request.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 372-2907
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water & Waste Management Division
DATE:
August 28, 2019
TO :
Martin Martell, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Trigos Zone Change RU-43 to R1-6. Z2019082
The Maricopa County Environmental Services Department (MCESD) has received
documentation for Trigos Zone Change RU-43 to R1-6 at APS # 502-24-053N & 060A.
According to the documents submitted, EPCOR will provide potable water and sanitary
sewer services. ATC for water and sewer infrastructures are required prior to final plat
approval.
Stormwater - The proposed project is located within the unincorporated urbanized
area regulated by the Maricopa County Stormwater Quality Program and may need a
stormwater approval and permit. Prior to preparing final plat, the applicant will need
to apply for SWPPP with MCESD Stormwater Quality program. For further information,
go to www.maricopa.gov/stormwater.
Plans for the water and sewer lines have to be submitted to MCESD, under application
and fee prior to final plat approval.
Based on the above, MCESD raise no concern to this project to the Planning &
Development Department in Accela Automation on August 28, 2019.
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.
Page 1 of 2
Bob Fedorka, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
Email address:
bob.fedorka@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
December 11, 2023
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Martin Martell, Planner, Planning & Development Services
From:
Robert
Fedorka,
P.E.,
Engineering
Supervisor,
Planning
&
Development Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2019082 Zone Change
CPA2019009
(E3 Memo)
Job Site Address: NWC Citrus & Bethany Home Roads
APN(s):
502-24-050C & 053N
This application is to specify zoning for future development and does not include a
Plan of Development.
Engineering plan review (DPR, FCD and PND Transportation) has reviewed the
revised submittal of the Zone Change application routed for review on 11/17/23 and
has no objections provided the following stipulations/conditions are made part of any
approval:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to drainage design, access and
roadway alignments. These items will be addressed as development plans progress
and are submitted to the County for further review and/or entitlement.
2. A traffic impact study must be submitted with the preliminary plat application.
3. Dedication of right-of-way along the following roadway alignments shall
be required as part of the subdivision plat. Additional right-of-way may be
required to accommodate turn lanes and signalization based on the MCDOT
approved Traffic Study.
Citrus Road:
55 feet half-width; and
Bethany Home Road:
55 feet half-width.
Page 2 of 2
4. Prior to any final plats the applicant must formally abandon the N/S right-of-
way (road rights per Romola plat)) along the 181st Avenue alignment in
accordance with County requirements. https://www.maricopa.gov/4578/County-
Road-Abandonment
5. The applicant is responsible for coordinating improvements and dedications with
the Maricopa Water District (or the appropriate purveyor as the case may be) who
appear to own/maintain irrigation facilities within the site and along the site’s
perimeter. There may be public or private rights associated with the historical use
and conveyance of irrigation water within said irrigation facilities which Maricopa
County does not regulate. Any disputes that may arise with respect to any
irrigation rights are a civil matter that will not involve Maricopa County. The
applicant is advised that the irrigation purveyor’s land rights may be superior to
the County’s.
6. Engineering review of planning and/or zoning cases is for conceptual design only
and does not represent final design approval nor shall it entitle applicants to future
designs that are not in conformance with Section 1205 of the Maricopa County
Zoning Ordinance and Drainage Policies and Standards; Floodplain Regulations
for Maricopa County; and the MCDOT Roadway Design Manual.
Please contact me if you have any questions or require any additional information.
Hi Martin,
Our land use attorney is out of the office for two weeks and I will not be able to get her to review my
letter that will be sent your way by the 12th. However, below are the comments you can expect the
official Luke comment letter will contain once she is back and reviews. Thanks
__________________________________________________________________________________
Dear Mr. Martell
Thank you for the opportunity to comment on the comprehensive plan amendment application for the
Villages at Waddell. The site sits on approximately 83 acres of vacant land and is located on the
northwest corner of Bethany Home Rd and Citrus Rd in unincorporated Maricopa County, AZ. The
request is to develop a single-family residential community with a projected overall density of 2.78
du/ac. The site is located .9 miles outside the Luke AFB 1988 JLUS, 65 Ldn, “high noise or accident
potential zone,” as identified by A.R.S. § 28-8461, and all of the property is within the “territory in the
vicinity of a military airport,” also defined by A.R.S. § 28-8461.
In an effort to promote a more compatible co-existence, Luke AFB follows the guidelines in the
Graduated Density Concept (GDC). The GDC proposes, in the absence of a more restrictive state, county
or municipal general or comprehensive plan, graduating densities away from the 65 Ldn as follows: a
maximum of 2 du/ac from the 65 Ldn to 1/2 mile, a maximum of 4 du/ac from 1/2 to 1 mile, and a
maximum of 6 du/ac from 1 to 3 miles. This project with a projected density of 2.78 du/ac falls within
these guidelines; therefore, this request will not negatively impact the flying operations at Luke AFB.
Since the site is located within the “territory in the vicinity of a military airport,” it will be subjected to
noise from approximately 165 flights per day, we recommend you review the sound attenuation
requirements found in A.R.S. §28-8482. We also encourage an aggressive notification program on the
part of the applicant to inform potential residents about Luke AFB operations.
Respectfully,
Mark James
Planning Manager, Community Initiatives Team
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
1
Martin Martell (PND)
From:
Mike Schulz <mschul01@yahoo.com>
Sent:
Sunday, January 28, 2024 8:36 PM
To:
Martin Martell (PND)
Cc:
Clint Hickman (BOS)
Subject:
Case #: CPA2019009 & Z2019082
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Gentlemen,
I am writing today to express my opposition to the Village at Waddell rezoning which will be
considered by the Maricopa County Zoning and Planning Commission.
The proposed plan is not a good fit with the existing development, and the increased housing density
is likely to negatively impact the already stressed area infrastructure. The proposed new development
has a density at two to three times the density of the surrounding properties which raises multiple
concerns for neighboring communities.
Increased traffic along 181st avenue where people walk with their children and pets is of great
concern. Additionally, increased congestion at Bethany Home and Citrus encourages unsafe, high
speed travel through surrounding communities to bypass traffic backups.
Another concern is the lack of recreational space proposed in the new development. As a resident of
a neighboring community with adequate recreational space, I am concerned that there will be
additional pressure placed on our recreation resources, which are maintain by our HOA dues,
encouraging further unwanted traffic through our residential area.
I understand that there are also questions regarding the adequacy of the sewage infrastructure
adjacent to property.
It is my hope that you will agree that responsible new development in this area should be held to a
standard which is a good fit with the already existing surrounding properties.
Thank you for your consideration,
Michael Schulz
5516 N 180th Ln.
Litchfield Park, AZ 85340
DATE:
February 8, 2024
TO:
Planning & Zoning Commission
From:
Darren Gérard, AICP Planning Manager
SUBJECT:
CPA2019009 & Z2019082 – Village at Waddell
Agenda Items: #1 and 2
Since the publishing of the staff report, staff received two attached opposition letters. The
residents have concerns that the zoning category of R1-10 RUPD is inappropriate for a site
sandwiched between Rural-43 and R1-18 RUPD. Another concern by the residents is that the
increased traffic on Bethany Home Rd. will impact the 181st Ave. within the Russell Ranch
community. The author of the first opposition letter mentioned that they would support the
rezoning of the site if the density was reduced by 15%.
Attachments:
2-1-24 Opposition Letter (1 page)
2-2-24 Opposition Letter (1 page)
1
Martin Martell (PND)
From:
Dave Ewing <dewing.rr@gmail.com>
Sent:
Thursday, February 1, 2024 3:50 PM
To:
Martin Martell (PND)
Cc:
Clint Hickman (BOS)
Subject:
Zoning request for Village @ Waddell Case#CPA20190019 & Z20119082
Follow Up Flag:
Follow up
Flag Status:
Flagged
This Message Is From an Untrusted Sender
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Hello,
I am a resident of Russell Ranch (Development directly South of this proposed zoning change) In the past, I served 4
years as Chairman of the Architectural Committee, and on the Board of Directors for 4 years.
My background was Commercial Contracting in the Midwest and served on the Planning and Zoning commission in
Kansas.
My biggest concern about this request is that there is no transitional zoning from the large lot developments
surrounding this property to the R1‐10 RUPD proposed. In Kansas we referred to this as Spot Zoning, which was not well
received.
The Density of 221 homes on 80 acres is not in keeping with surrounding developments. Along with great traffic
concerns, with additional traffic at Bethany Home which is already a problem. In addition this growth will impact our
common areas, exercise equipment, and walkway along 181st.
I could possibly support the Residential Development of this Tract should the density of homes be reduced
approximately 15%.
Dave Ewing
1
Martin Martell (PND)
From:
t.martin1@comcast.net
Sent:
Friday, February 2, 2024 12:58 PM
To:
Martin Martell (PND)
Cc:
Clint Hickman (BOS)
Subject:
Case # CPA2019009 & Z2019082
This Message Is From an Untrusted Sender
You have not previously corresponded with this sender. Please use caution when you receive messages from new senders.
Always validate the sender first.
Dear Mr. Martell,
My name is Tim Martin and my wife is Tetyana Martin and we live in Russell Ranch 2 (17933 W San Juan
Ave). Over the last 7 years that we have lived here we have witnessed a lot of changes concerning nearby
properties. As far as we're concerned change is ok and many times an improvement. However, we must speak
out against the proposal of changing the zoning for the property at the corner of Citrus and Bethany Homes
Road to a higher density (R1-10 RUPD). Like I stated, we're not against change/progress, but this is not
progress, it's a regression of living standards. Please don't let that happen to us. This area's infrastructure
cannot adequately support increasing the density of the current zoning.
Thank you for your time and consideration,
Tim & Tetyana
DATE:
February 8, 2024
TO:
Planning & Zoning Commission
From:
Darren Gérard, AICP Planning Manager
SUBJECT:
CPA2019009 & Z2019082 – Village at Waddell
Agenda Items: #1 and 2
Since the publishing of the staff report, staff received two attached opposition letters. The
residents have concerns that the concern by the residents is that the increased traffic on Bethany
Home Rd. will impact the 181st Ave. within the Russell Ranch community. The resident also has
concerns that this development will not provide enough usable open space and concerns that
this public hearing was not properly vetted with the area.
Attachments:
2-7-24 Opposition Letter (1 page)
To: Martin Martell, Maricopa County Planning and Zoning Commission
cc: Supervisor Clint Hickman
Regarding: Case # CPA2019009 & Z2019082
January 31, 2024
My name is Terrence (Terry) Damron. I am a resident of Russell Ranch, a community which sits
just across Bethany Home Road from the southern boundary of the property in question (83 acre
parcel @ NW corner of Bethany Home Rd. and Citrus Rd.). I have worked on several zoning
issues in the area and have helped coordinate the efforts of the residents of several nearby
communities (Cottonwood Estates, Savannah, Clearwater Farms III-VII, Montana Farms I & II,
Russell Ranch, Citrus Glen, and Tara Estates) who wish to have their concerns heard as part of
the rezoning of R-43 properties in the Citrus Park-Waddell region of Maricopa County.
I have coordinated two meetings between representatives of the owners of the aforementioned
property and the four largest adjacent communities as plans have evolved regarding the rezoning
and the proposed community plan for the Village at Waddell (to be developed after the zoning
change).
There are several issues which the nearby residents have with the rezoning and proposed
development. First, the owners have not had a public meeting in the community where residents
can express their feelings and have them reflected in the proposed community plan. Paul Gilbert,
of Beus, Gilbert, McGroder (a new firm, Gilbert Blilie, has followed as representative of the
owner, Miedema Produce) met with our small group and took our input, some of which is
reflected in the revised site plan.
With such short notice of the hearing (I heard at the end of last week), a hearing location miles
away in downtown Phoenix, a hearing time that makes it very difficult for working people to
participate, and little advertisement of the actual post-rezoning plan… it seems that public input
is being limited, if not by design, then by consequence.
While my community is most concerned with the impact of the traffic (vehicular and foot) along
181st Ave. and our ungated common areas adjacent to this street, we share many of the same
concerns that have been raised by residents throughout the area:
• Traffic:traffic bottlenecks at Bethany Home and Citrus create disruptive traffic flow.
• Congestion: increased vehicular and foot traffic are affecting adjacent areas.
• Design limitations: of the 83 acres, it appears that less than 2 acres could be considered
open and accessible for recreation within the proposed Village at Waddell.
• Density: Surrounded by properties which are predominantly zoned RU-43 (Russell Ranch
is an exception, being zoned at R1-18), allowing 75% of the parcels within the
development to be less than 8,000 sq ft hardly qualifies as a “transitional” zoning as most
County long-range plans call for.
• Glendale annexed Allen Ranches (SE corner of Cirus and Bethany Home), then
transferred all of the emergency response (police and fire) to agencies not paid for by the
residents of Glendale.
DATE:
February 8, 2024
TO:
Planning & Zoning Commission
From:
Darren Gérard, AICP Planning Manager
SUBJECT:
CPA2019009 & Z2019082 – Village at Waddell
Agenda Items: #1 and 2
See the attached CPA land use exhibit and narrative missing from the published staff report.
Attachments:
CPA Land Use Exhibit (1 page)
CPA Narrative Report (11 pages)
Rural
Densities
(0-1 du/ac)
Large Lot
Residential
(1-2 du/ac)
Large Lot
Residential
(1-2 du/ac)
Large Lot
Residential
(1-2 du/ac)
Large Lot
Residential
(1-2 du/ac)
Large Lot
Residential
(1-2 du/ac)
Large Lot
Residential
(1-2 du/ac)
Current Land Use Designation: Large Lot Residential
Proposed Land Use Designation: Single-Family Suburban (2-3 du/ac)
Bethany Home Rd
Claremont St
183rd Ave
181st Ave
181st Ave
Citrus Rd
Bethany Home Rd
Claremont St
183rd Ave
181st Ave
181st Ave
Citrus Rd
Rural Densities (0-1 du/ac))
Large Lot Residential (1-2 du/ac)
Single-Family Suburban (2-3 du/ac)
White Tank/Grand Ave Area Plan
Land Use Designation
APN:
Gross Area:
Net Area:
502-24-050C, 502-24-053N
85.8 Acres
77.3 Acres
Date Modified: November 16, 2023
Comprehensive Plan Amendment Exhibit
NWC Citrus Rd and Bethany Home Rd
Case #CPA2019009
N
RECEIVED 17. NOV 23 CPA2019009
Comprehensive Plan Amendment Request from Large Lot Residential (1-2
du/ac) to Single Family - Suburban (2-3 du/ac)
Narrative
for
Village @ Waddell
Northwest corner of Citrus Road and
Bethany Home Road Maricopa County, Arizona.
Case # CPA2019009
Submitted: August 9, 2019
Revised: December 20, 2019
Revised: April 15, 2021
Revised: September 24, 2021
Revised: November 16, 2023
OWNER / DEVELOPER
ATTORNEY
CONSULTANT
Miedema Produce, Inc
Beus Gilbert McGroder
RKAA Architects
5005 40th Avenue
701 44th St
2233 E Thomas Rd
Hudsonville, MI 41426
Phoenix, AZ 85008
480.429-3002
Contact: Paul E. Gilbert
Phoenix, AZ 85016
Tel: 602.955.3900
Contact: Neil Feaser
RECIEVED 13.DEC 23
CPA2019009
2
Table of Contents
1.
Executive Summary................................................................................................................................. 3
a.
On-Site and Regional Location ................................................................................................... 3
b.
CPA Size and Description of Land-Use Types by Acreages ........................................................... 4
c.
Road/Transportation Systems Serving the Proposed project ...................................................... 4
d.
Suitability with the Surrounding Land Uses ................................................................................ 4
2.
Description of Proposal ............................................................................................................................ 5
3.
Public Utilities and Services .................................................................................................................. 10
a.
Water ..................................................................................................................................... 10
b.
Sewer ..................................................................................................................................... 10
c.
Drainage/Flood Zone .............................................................................................................. 10
4.
Conclusion ............................................................................................................................................. 11
3
1. Executive Summary
The owner/developer, Miedema Produce, Inc, desire to develop Village @ Waddell, a single-family
residential subdivision located on the northwest corner of the intersection of Citrus Road and
Bethany Home Road within unincorporated Maricopa County. To facilitate the development of the
property, this application seeks to amend the Comprehensive Plan land use designation from Large
Lot Residential (1-2 du/ac) to Single Family – Suburban (3-5 du/ac).
project Data
A.P.N.
502-24-050C & 502-24-053N
Current Land Use
Vacant/Undeveloped
Existing Area Plan Land Use Designation
Large Lot Residential (1-2 du/ac)
Proposed Area Plan Land Use Designation
Single Family - Suburban (2-3 du/ac)
Current Zoning District
RU-43
Proposed Zoning District (Z2019082)
R1-10 RUPD
Gross Site Area
77.3 Acres
Area Plan
White Tank/Grand Ave
Supervisorial District
Supervisorial District 4 – Clint Hickman
School District
Agua Fria Union School Dist. #216
Litchfield Elementary School District
a. On-Site and Regional Location
The site is identified as Maricopa County Assessor Parcel Numbers (APNs) 502-24-050C and
502-24- 053N. The site is approximately 77.3 gross acres of undeveloped land and is currently zoned
Rural-43 (RU-43).
1. Wireless Communication Facility (WCF)
A portion of the project includes a cell tower site, which serves this area. This Wireless
Communication Facility (WCF) was approved per Special Use Permit case# Z2015076 and will remain
in place. The legal description will exempt this portion of the site, excluding it from this request. A
separate parcel will be created for this portion of the site at the time of Final Plat.
2. Luke Air Force Base
Approximately 2.5 miles east of the Property, along W. Bethany Home Rd., is the southwest boundary
of Luke Air Force Base (Luke AFB). The Property is located within the “Territory in the vicinity of a
military airport” outside of the 65 Day-Night Average Sound Level (Ldn) noise contour, and within the
“Graduated Density Concept” (GDC) zone for Luke AFB with a maximum density of 4.0 to 6 du/ac.
The overall project density of 2.78 du/ac conforms to the maximum 4.0 du/ac GDC zone. The density
is appropriate for the area and follows the GDC policies to protect the mission of Luke AFB.
3. Schools
This site resides within multiple school districts, such as the Western Maricopa Education Center
(MEC) Technical School District, the Agua Fria Union High School District, and the Litchfield
Elementary School District. Canyon View High School is located 1-mile away from the site and an
elementary school is planned nearby within the Sedella Subdivision 1-mile south.
4
b. CPA Size and Description of Land-Use Types by Acreages
Village @ Waddell is currently designated as Large Lot Residential (1-2 Du/Acre) under the Maricopa
County White Tank/Grand Avenue Plan (WTGA). As outlined above, the requested Comprehensive
Plan Amendment (CPA) is to develop the 77.3 acres that comprise the project into a single-family
residential subdivision. Village @ Waddell is a proposed 221 lot Single-Family Residential Community
at a density of approximately 2.85 du/ac. The CPA request is to amend the WTGA land use
designation to Single Family – Suburban (2-3 du/ac). Village @ Waddell proposed density is well
within in the range of the proposed general plan designation. The proposed land use for the 77.3
acres will remain residential, which is consistent with the land use pattern of the area.
c. Road/Transportation Systems Serving the Proposed project
1.
Access & Circulation
The existing circulation system of the area supports the proposed single-family residential
development at this location. Existing arterial streets are in place, so no additional infrastructure,
outside of the project requirements, will need to be constructed to support the project. The project
will improve the existing perimeter streets of Bethany Home Rd. and Citrus Rd. benefitting all
adjacent properties with improved roadways. A Traffic Impact Study was included previously with
this application.
The proposed development will be gated to the public, the private internal streets will be provided
access via Bethany Home Road and Citrus Road. The west half-width right-of-way for Citrus Road will
be 55 feet and the north half width right-of-way for Bethany Home Road will be 55-feet-wide. This is
consistent with the dedications provided by the Russel Ranch neighborhood directly south of Bethany
Home Road and the Allen Ranches community east of Citrus Road, as well as the Montana Farms
community north along Citrus Road. This additional 22-feet of right-of-way along Bethany Home and
Citrus Roads will be dedicated at the time of Final Plat in order to meet the required 55-foot-wide
half-street right-of-way width.
2.
Roadway Easement Abandonment
A meeting was held on July 11, 2019 with Maricopa County Department of Transportation (MCDOT)
to discuss the proposed street circulation of this project. The meeting included discussions of
abandoning the existing 181st Avenue alignment roadway easements that are located on the site. In
the meeting MCDOT agreed to allow the developer to abandon the 181st Avenue alignment roadway
easements that run along the center of the project (MCR Book:19 Pg.7). The developer agreed to
conduct a Traffic Impact Analysis to demonstrate that the site has adequate traffic operation with
the two ingress/egress points provided. The Traffic Impact Analysis is included with this submittal
packet. The 181st Avenue alignment roadway easements will be abandoned though a separate
instrument.
d. Suitability with the Surrounding Land Uses
This site is located at the northwest corner of Citrus Road and Bethany Home Road and is within close
proximity to the Arizona State Route 303 freeway and Interstate 10 freeway, multiple schools, Luke
Air Force Base to the east, and various recreational sites such as the White Tank Mountain Regional
Park to the west, Wildlife World Zoo to the north, and multiple golf courses, as well as growing
employment opportunities with the mission expansion at Luke AFB, the TSMC plant in North Phoenix,
and the development of new industries and warehouses along the Loop 303.
The Maricopa County Vision 2030 Comprehensive Plan designates this site and surrounding land
uses for mix of residential uses, including Small Lot Residential, Large Lot Residential, and Rural
5
Densities. As such, the Village @ Waddell development will feature lot sizes and densities similar to
and compatible with the below listed existing surrounding developments, which are in immediate
proximity to Village @ Waddell.
North:
Romola 46 Subdivision (County, RU-43)
South:
Bethany Home Road, Valk Properties V LLC (County, C-2), Russell Ranch Subdivision
(County, R1-18/R1-10), Savannah Subdivision (R1-18/R1-10)
East:
Citrus Road, White Tank Nursery (County, R1-18/R1-10), Allen Ranches Subdivision
(County, R1-10/R1-7/R1-6), Montana Farms 2 (County, RU-43)
West:
183rd Avenue (alignment), Romola 46 Subdivision (County RU-43), Windrose at Zanjero
Trails Subdivision (County, R-2/R-6)
2. Description of Proposal
The proposed community will benefit the surrounding area by providing quality new built homes to
future home buyers and employees of the many industrial developments in the West Valley and,
more specifically, along the Loop 303 corridor. Village @ Waddell will not have an adverse impact on
the natural environment or to the planned or existing uses in the area. Existing infrastructure, such
as a new freeway interchange at Bethany Home Rd and the Loop 303, has been recently constructed
to support growth in the area. As part of this development, Village @ Waddell will dedicate right of
way to both Bethany Home Road and Citrus Rd for roadway widening and installation of curb, gutter,
sidewalk and landscaping. The utilization of existing infrastructure, supporting balanced/diversity in
development patterns, and providing housing for a growing economy in the West Valley are all goals
in line with the goals put forth in the Maricopa County Vision 2030 Comprehensive Plan. The CPA for
the project will be evaluated based on the following criteria:
1. Whether the amendment constitutes an overall improvement to the Vision 2030 Comprehensive Plan
and the White Tanks and Grand Avenue Area Plan and is not solely for the good or benefit of a
particular landowner or owners at a particular point in time.
This Amendment compliments the surrounding land uses by serving as a transitional community,
bridging the nearby Large and Small Lot Residential communities in the proximate area. The Vision
2030 Comprehensive Plan’s Single Family – Suburban (2-3 du/ac) will support the companion R1-10
RUPD request and is consistent with growth and development in the area.
The project will include a variety of lot sizes and housing products to bring diversity to the area.
Additionally, the proposed land plan will feature open space and create a community appropriately
suited for this area with a lush entrance and collector streets, and centralized amenities that will
engage this future neighborhood. Moreover, the project respects the larger lots to the north and
south with with landscape setbacks and 18,000-square-foot lots long the perimeter, with the
community traffic directed to main roadways of Citrus Rd and Bethany Home Rd.
2. Whether the amendment will adversely impact all or a portion of the planning area by:
a. Altering acceptable land use patterns to the detriment of the plan.
This request does not disturb land patterns to the detriment of the White Tank/Grand Avenue Area
Plan and Vision 2030 Comprehensive Plan. Rather, the project creates a natural transition from Large
Lot to Mid-sized Lot Residential. Additionally, the proposed density is consistent with surrounding
development patterns. The site is located within the 4 to 6 du/ac designations of Luke AFB GDC. The
proposed density falls well below the GDC guidelines and is consistent with buyer preferences and
development in the area.
6
b. Requiring public expenditures for larger and more expensive infrastructure improvements to
roads, sewer, or water systems than are needed to support the planned land uses.
No public expenditures are needed to provide the necessary infrastructure to serve the project.
EPCOR will provide water and wastewater services. Both Bethany Home Rd. and Citrus Rd. will
provide access to the project, and will be improved pursuant to MCDOT recommendations. No public
expenditures are required to meet traffic needs for the project, and internal streets, as noted, will be
private.
c. Adversely impacting planned uses because of increased traffic.
There will be no adverse impacts to the area due to increased traffic. A Traffic Impact Statement is
included with this submittal packet; however, the Community will access directly to Bethany Home
Rd., a principal arterial, which can easily accommodate the traffic generated by the project.
Moreover, the project is conveniently located approximately 1.5 miles east of Loop 303, and
approximately 4 miles north of Interstate 10, providing quick, easy, and convenient access to the
greater Phoenix metropolitan area and is consistent with planned uses and development.
d. Affecting the livability of the area or the health or safety of present and future residents.
The proposed development and CPA will have no negative effects on livability, health, or safety of
present and future residents. The project will only improve existing roadways (namely Bethany Home
Rd. and Citrus Rd.), and water and wastewater services. Moreover, the project provides for open
spaces, passive and active amenities, and varied, quality housing, creating a livable and healthy
community. Additionally, the project is only accessible on the east and south sides, with no
connections to the residential neighborhoods to the north and west.
e. Adversely impacting the natural environment or scenic quality of the area in contradiction to
the plan.
This proposal poses no adverse impact to the natural environment or scenic quality of the area. The
site is currently used agriculturally, but is completely surrounded by other residential subdivisions.
Residential development is consistent with adjacent uses and the request for Single Family –
Suburban (2-3 du/ac) is an optimal mid-sized designation to blend the small and large lot residential
subdivisions in the area. The overall scenic quality and aesthetic will be greatly improved with
landscaping along the project’s collector street and open spaces throughout the new community.
3. Whether the amendment is consistent with the overall intent of both the Vision 2030 Comprehensive
Plan and the White Tanks/Grand Avenue Area Plan.
The requested Comprehensive Plan Amendment is consistent with the overall intent of both the
Vision 2030 Comprehensive Plan and White Tank / Grand Avenue Area Plan. The WTGA seeks a
variety of housing types and mixed housing densities. The CPA will allow the Community to develop
with an underlying land use designation appropriate and compatible with surrounding
developments, but flexible enough to allow for a differing residential density.
4. The extent to which the amendment is consistent with the specific goals and policies contained within
the plan.
The CPA supports specific goals and policies for both the Vision 2030 Comprehensive Plan and the
White Tanks/Grand Avenue Area Plan as outlined below. Additionally, this particular area of the
County is guided by noise contour boundaries and GDC of Luke AFB. The southwest boundary of Luke
AFB is located approximately 2.5 miles east of the Property, along W. Bethany Home Rd. The Property
7
is located within the “Territory in the vicinity of a military airport” outside of the 65 Day-Night
Average Sound Level (Ldn) noise contour, and within the maximum 4.0 to 6 du/ac GDC zone for Luke
AFB. The overall proposed density of 2.85 is well-below the maximum densities of the applicable GDC
policies.
LAND USE
Policy #16: Maricopa County supports directing new urban development to the urban growth area
identified in this plan.
Response: With the project situated approximately 1.5 miles west of the Loop 303, and 2.5 miles west of Luke
AFB, it is in a prime location to service the needs of the growing and developing West Valley. The Site is also
connected to the greater Phoenix area with easy access both to the Loop 303 and also I-10 to the south.
Increased and varied housing product in this area is in demand, and the proposed density range of Single
Family – Suburban (2-3 du/ac) compliments the surrounding area and provides a transition from higher to
lower density neighborhoods.
Policy #19: Maricopa County supports mixed housing options.
Response: The lot sizes proposed for the project will create a more diverse mix of housing options within the
area proposed in this RUPD application and plans to have a variety of lot sizes in the future neighborhood.
Policy #24: Maricopa County supports land use compatibility within the High Noise of Accident
Potential Zone of Luke Air Force Base
Response: The project is located approximately 2.5 miles from Luke Air Force Base (Luke AFB). The Property
is located within the “Territory in the Vicinity of a Military Airport” outside of the 65 Day-Night Average Sound
Level (Ldn) noise contour, within the maximum 4.0 du/ac “Graduated Density Concept” (GDC) zones for Luke
AFB. The overall project density is well below the Maximum 4.0 to 6 du/ac that is permitted within GDC zone.
Additionally, the project is located outside both the Accident Potential Zones 1 and 2.
Policy #25: Maricopa County supports land use buffers and land use transitions in urban/rural
interface areas
Response: The lot sizes and density proposed are consistent with the area. With adjacent Large Lot
Residential, and Small Lot Residential to the south and other nearby communities, the project creates a
natural transition among these communities with the proposed Single Family – Suburban (2-3 du/ac).
Additionally, the project will feature neighborhood parks and ample open space, creating internal amenities.
Policy #30: To promote active and healthy lifestyles, Maricopa County supports interconnected trails,
parks, preserves, open space, recreation centers and similar features in new urban development.
Response: Landscaping, a large neighborhood park, and generous open space throughout and surrounding the
development create open space areas for future residents to enjoy, along with a circulating trail system to
encourage active and healthy lifestyles.
OPEN SPACE
Open Space Goal #4: Have quality neighborhood parks and open space with adequate and appropriate
recreation amenities in urban residential development.
8
Response: The project features a large central neighborhood park serving as a central gathering and
recreational area within the community. Additional open spaces are provided throughout and surrounding the
project with an interconnected trail leading to the centralized park.
COST OF DEVELOPMENT
Policy #2: Maricopa County supports using the preferred funding methods identified in this plan to
offset costs of new development.
Response: Infrastructure and utilities associated with the project will be dedicated or constructed by the
developer as part of the development. The north half of Bethany Home Rd and west half of Citrus Rd will be
improved with the development of this project. Utility infrastructure is available to the Property and will be
extended and sized to provide services for the project at no cost to the County or public.
TRANSPORTATION
Transportation Goal #2: Contribute to a safe, seamless and effective transportation system.
Response: Improvements to Bethany Home Rd and Citrus Rd will occur with development of the Site.
Additionally, with easy access to Loop 303 and I-10 being approximately 1.5 and 4 miles away respectively,
future homeowners can easily access the greater Phoenix area.
WHITE TANK / GRAND AVENUE AREA PLAN, adopted December 6, 2000
LAND USE
Goal L 1: Promote efficient land development that is compatible with adjacent land uses, is well
integrated with the transportation system, and is sensitive to the natural environment.
Objective L 1.2: Encourage the use of planned communities that provide a variety of land uses,
housing types, employment opportunities, and offer a safe and pleasant living and working
environment.
Policy L 1.2.3: Internal streets in residential areas shall be designed to discourage cut through traffic.
Response: The internal streets pattern for the project will provide no opportunities for cut through traffic
through other residential subdivisions.
Policy L 1.2.4: Encourage the use of flexible planning and design techniques.
Response: Through the companion RUPD application, flexible planning and design techniques will allow for
added development diversity within the area. This flexibility will still align with the overall White Tanks/Grand
Avenue and Vision 2030 Comprehensive Plan.
Goal L2: Protect the public health, safety, and welfare in areas around Luke Air Force Base and other
noise generating centers.
Objective L2.2: Encourage development patterns and standards compatible with the continuing
operation of military and civilian airports, automotive proving grounds, and racetracks.
Response: The project is also located within the Luke AFB “Graduated Density Concept” area, allowing a
maximum residential density of 4 to 6 du/ac. Our projected cap of 221 residential units places the overall
9
density at 2.85, which is well under both allowances of the GDC lines. Refer to Appendix F, Luke AFB
Compatibility Exhibit for the location of the site within the GDC lines. The proposed project’s land use and
residential densities are compatible with the Luke AFB development criteria, protecting the bases’ continuing
operations.
TRANSPORTATION
Goal T1: Improve the roadway network to meet future transportation needs, promote safety, and
mitigate congestion.
Objective T1.2: Minimize traffic congestion on regional routes, state highways, and urban arterial
roads.
Response: The project is located adjacent to Bethany Home Road and Citrus Road. The project will dedicate,
widen, and improve these streets as needed to develop the project.
Objective T1.4: Encourage the coordinated and timely development of new roadways.
Response: Construction of additional major roadways is not required with the development of this project
since the roadways are already in place. Widening of these streets adjacent to the project will be constructed at
the time of project development.
ENVIRONMENT
Goal E1: Promote development that considers adverse environmental impacts on the natural and
cultural environment, preserves highly valued open space, and remediates areas contaminated with
hazardous materials.
Objective E1.1: Encourage developments that successfully coexist and are compatible with significant
natural features.
Policy E1. 1.4: Adequate control of on and off-site drainage should be required prior to development.
Response: Prior to development, on and off-site drainage control will be adequately addressed.
Policy E1. 4.3: Encourage developers to provide outdoor recreation facilities and amenities in their
projects, including linear parks which provide for the joint use of flood control facilities.
Response: Centralized open space will be provided throughout the community, including linear parks along the
perimeter of the property to create outdoor recreational facilities, walking trails, and meeting places.
10
3. Public Utilities and Services
This application request will not adversely affect municipal and private facilities and services and
will not have an adverse effect on existing or future public and private open space, recreation, schools
or library facilities. The following list identifies public and private services for the development:
•
Water – EPCOR
•
Sewer- EPCOR
•
Electric – APS
•
Natural Gas – Southwest Gas
•
Police – Maricopa County Sheriff’s Office
•
Fire – Rural Metro Fire Department
•
Telephone – CenturyLink / Cox Communications
•
Cable/Internet – CenturyLink / Cox Communications
•
Refuse – Waste Management / Republic
a. Water
The water distribution system, as proposed, will provide sufficient water and pressure to meet the
domestic and fire flow requirements of the project. There are waterlines served by EPCOR along the
western, southern, and eastern sides of the property. A 12-inch water line runs along the eastern
side of the property within Citrus Road, which is most likely the projects connection point, and a 12-
inch water line runs along the southern side of the property within Bethany Home Road. An 8-inch
water line runs along the western side of the property within 183rd Avenue. The proposed internal
waterlines are 8- inches in diameter.
b. Sewer
The project lies in the service area of EPCOR. The wastewater conveyance gravity system will consist
of 8-inch diameter PVC pipe placed at a minimum slope of 0.33% or greater. The fully built-out system
will be designed to handle the peak discharges generated by the proposed development. The
proposed sewer system will connect to an existing 8-inch sewer located at the intersection of
Bethany Home Road and 181st Ave.
c. Drainage/Flood Zone
The project is located in Zone X (Shaded) on the Federal Emergency Management Agency (“FEMA”)
Flood Designation Map number 04013C1665L for Maricopa County dated October 16, 2013. Zone X
(Shaded) is defined by FEMA as areas of moderate flood hazard from the principal source of flood in
the area, determined to be within the limits of one percent and 0.2 percent annual chance floodplain.
Insurance purchase is not required in these zones.
On-Site Drainage
The site will provide sufficient retention capacity to retain, at a minimum, the 100-year, 2-hour storm
event per Maricopa County requirements. All retention basins will be designed with a maximum of
4:1 side slopes and ponding depths not to exceed 3 feet. Maricopa County standards require all
retention basins to drain their volume from the 100-year, 2-hour storm event within a 36-hour
period. The preferred draining methods are infiltration/percolation, or drywells. Less preferred
options include pumping and bleed off. Drywells will be installed according to Arizona Department of
Environmental Quality (ADEQ) guidelines of installation and will be designed and maintained in
accordance with Maricopa County’s Drywell Policy.
11
Off-Site Drainage
Off-site drainage from the frontage of Bethany Home Road and Citrus Road will be collected by
proposed scuppers and/or catch basins and retained onsite in proposed retention basins. No other
offsite flows of significance are expected to impact the site.
4. Conclusion
Miedema Produce, Inc is pleased to present what will be a vibrant residential community in a growing
area of Maricopa County. The requested Single Family – Suburban (2-3 du/ac) designation will serve
as a transition between surrounding Large Lot and Small Lot Residential zoning categories. This
project will be compatible with like uses and developments in the area, as the project is designed to
meet today’s and the near future’s residential market by providing a variety of lot sizes and home
designs around significant open space amenities. The quality of subdivision will benefit the future and
surrounding residents by creating a livable and market-ready project. The development team is
committed to ensuring the creation of a high-quality neighborhood. We look forward to working with
Maricopa County and progressing with this exciting project. The development team respectfully
requests your favorable consideration of this Comprehensive Plan Amendment request.
We have been residents of Russell Ranch for over ten years. During that time
developments have been built that do not conform with the area's lot size requirements.
We fought this battle several years ago with a compromise outcome. We weren't
satisfied but we honored the results.
We are now being asked to revisit this same issue with reduced lot sizes!! on the same
properties. Anyone driving in this area can tell you how congested the roadways have
become. There are long lines at the stop signs at Bethany Home, Citrus, Camelback
and other surface streets. The area is already overbuilt for the infrastructure to handle.
181st has become a throughfare to Camelback.
STOP using tax dollar income to justify this spread of suburban homes on SMALL
lots. Property values go down and the county appears to be offsetting this loss with
volume.
Please listen to the people you should be representing. Those of us already here who
have paid our dues.
Sincerely,
Pauline Kidwell
18148 W Marshall Court
Litchfield Park 85340
Subject: Opposition to Proposed Rezoning NW Corner Bethany @Citrus
We have been residents of Russell Ranch for over ten years. During that time
developments have been built that do not conform with the area's lot size requirements.
We fought this battle several years ago with a compromise outcome. We weren't
satisfied but we honored the results.
We are now being asked to revisit this same issue with reduced lot sizes!! on the same
properties. Anyone driving in this area can tell you how congested the roadways have
become. There are long lines at the stop signs at Bethany Home, Citrus, Camelback
and other surface streets. The area is already overbuilt for the infrastructure to handle.
181st has become a throughfare to Camelback.
STOP using tax dollar income to justify this spread of suburban homes on SMALL
lots. Property values go down and the county appears to be offsetting this loss with
volume.
Please listen to the people you should be representing. Those of us already here who
have paid our dues.
Sincerely,
John Kidwell
18148 W Marshall Court
Litchfield Park 85340
1
Martin Martell (PND)
From:
sgucciardi@gmail.com
Sent:
Friday, February 16, 2024 9:13 PM
To:
Clint Hickman (BOS); Martin Martell (PND)
Subject:
The village at Waddell- CONCERNS
This Message Is From an Untrusted Sender
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Always validate the sender first.
Hello Supervisor Hickman and Mr Martell,
As a family of five living in Russell Ranch with small children, we have serious concerns about this new
community consideration apparently called The Village at Waddell.
Our children ride the bus to Belen Soto elementary school and their bus stop is along 181st Ave. There has
already been a significant increase in traffic on this road with cars racing down this street, way over the speed
limit and some even disregarding the bus stop sign.
We are so concerned about the detrimental traffic that will come with so many residents moving into this new
community.
The members of our community are already devastated by the amount of houses built just in the last two
years.
Please reconsider this project with such small lots.
Very respectfully,
Susan and Tyler Anderson