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February 28, 2023 Z2023134 Page 1 of 2 Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: February 28, 2024 Case #/Title: Z2023134 – Sun Lakes RNS Center LP Commercial Property Supervisor District: 1 Applicant/Owner: Brent Emmerton, B&R Engineering, Inc / RNS Center LP Request: Zone change from C-2 and R-5 to R-5 Site Location: Generally located about 275’ south of the SEC of Sun Lakes Blvd. and Riggs Rd. in the Sun Lakes area Site Size: Approximately 3.4 acres County Island Status: Yes (City of Chandler and Gila River Indian Community) Additional Comments: The proposed zone change will bring the subject property into unified zoning and will be an improvement to the area by complimenting current land use patterns and providing a buffer between single family residences to the south and C-2 zoning and Riggs Rd. to the north. There are no outstanding concerns from reviewing agencies. Commission Recommendation: On 1/25/24, the Commission voted 7-0 to adopt a motion recommending the Board of Supervisors approve Z2023134 subject to conditions ‘a’ – ‘e’: a. Development of the site shall be in substantial conformance with the zoning exhibit entitled “Sun Lakes RNS Center LP Commercial Property “, consisting of 1 full-size sheets, dated September 1, 2023 and stamped received November 11, 2023, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Sun Lakes RNS Center LP Commercial Property Zone Change Application”, consisting of 4 pages, dated December 15, 2023, and stamped received December 19, 2023, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. Any new site improvements will require a plan of development and traffic impact study. February 28, 2023 Z2023134 Page 2 of 2 2. Any additional dedication and offsite improvement requirements will be determined by MCDOT Traffic and MCDOT Permits based on the submittal of a TIA/TIS. 3. This project is located within or adjacent to a programmed MCDOT Transportation Improvement (TIP) Project TT0733 – Riggs Road from I-10 to Dobson Road. Please coordinate with the assigned MCDOT Project Manager, Shonnell Gibbs, Shonnell.Gibbs@Maricopa.gov or 302-506-8647. This may include the necessity of an In-Lieu process for cost share of project. 4. Without the submittal of a plan of development, no development approval will be inferred by the engineering 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. 5. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Ordinance; Drainage Policies and Standards; Flood plain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. d. Documentation from Arizona Fire and Medical Authority documenting satisfaction with the site design and layout shall be provided prior to approval of a Plan of Development on site. e. 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: Joseph Mueller, Planner Reviewed by: Darren Gérard, AICP, Planning Manager Attachment: 1/25/24 P&Z Packet (22 pages) Note: 1/25/24Draft P&Z Minutes are not available as of the writing of this report, but can be provided upon request later when available. Z2023134 Page 1 of 6 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2023134 – Sun Lakes RNS Center LP Commercial Property Hearing Date: January 25, 2024 Supervisor District: 1 Applicant: Brent Emmerton, B&R Engineering, Inc Owner: RNS Center LP Request: Zone change from C-2 and R-5 to R-5 Site Location: Generally located about 275’ south of the SEC of Sun Lakes Blvd. and Riggs Rd. in the Sun Lakes area Site Size: Approximately 3.4 acres Density: N/A County Island: Yes (City of Chandler and Gila River Indian Community) County Plan: Rural Development Area Municipal Plan: N/A Municipal Comments: None received to date Support/Opposition: One Email of opposition Recommendation: Approve with conditions Z2023134 Page 2 of 6 Project Summary: 1. The subject property is currently split-zoned with R-5 zoning on the eastern portion of the property and C-2 zoning on the western portion. The property has an existing apartment complex on the R-5 zoned portion of the property. The applicant’s narrative states a desire to expand the apartment complex into the C-2 zoned portion of the property. While multi-family residential is an allowed use within the C-2 zoning district the intention of the requested zone change is to bring the property under unified zoning. The elimination of the zoning district boundary line currently bisecting the parcel will ease site design constraints. Staff notes that the applicant has not submitted a concurrent plan of development (POD). Conceptual Site Plan 2. There was no relevant recent history on the subject parcel prior to the current proposal. There was a preapplication meeting, PA2023114, held on July 25, 2023. Formal submittal for the zone change request was on November 3, 2023 and the Technical Advisory Committee meeting was held on December 5, 2023. Z2023134 Page 3 of 6 2023 aerial photo of subject site and surrounding environs Zoning Exhibit Z2023134 Page 4 of 6 Existing On-Site and Adjacent Zoning / Land Use: 3. On-site: C-2 and R-5 / vacant and multifamily residential North: C-2 / medical offices, then Riggs Rd. then R1-6 / single-family residential South: Fairway Blvd. then C-1 / Fire Station, and R1-6 / single-family residential East: R1-6 / single-family residential West: R1-6 / single-family residential Utilities and Services: 4. Water: Pima Utility Company Wastewater: Pima Utility Company School District: Chandler Unified School District Fire: Arizona Fire and Medical Authority Police: Maricopa County Sheriff’s Office Right-of-Way: 5. The following table includes existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification Riggs Rd. 55’ 65’ Principal Arterial Sun Lakes Blvd. 40’ 30’ Minor Collector Adopted Plans: 6. Vision 2030 Maricopa County Comprehensive Plan: The entire site is designated as Rural Development Area (RDA). The RDA land use designation is for residential densities of 0-1 du/ac. It encourages low-density rural residential and agricultural uses. Staff notes that while the subject site is not within an area plan it is within the Sun Lakes development master plan and is surrounded by existing urban land uses. Public Participation Summary: 7. The applicant completed required public participation measures by placing two compliant site postings on the subject property and alerting all property owners within 300’ of the site via USPS. In addition to the minimum outreach requirements, the applicant went door to door to discuss the request with adjacent neighbors and provided staff with detailed notes of those in-person conversations. Per the applicant’s notes these conversations seemed to be generally positive in nature with residents expressing gratitude that the now vacant lot might be developed. Staff did receive one email in opposition. The opposition email stated general opposition to expansion of multi-family residential on site. Staff notes that the current C-2 zoning includes multi-family as an allowed use. Outstanding Concerns from Reviewing Agencies: Z2023134 Page 5 of 6 8. The Arizona Fire and Medical Authority (AMFA) has no concern with the proposed zone change, but did express concern over the eventual site design for an expansion of the apartments on site. As such, staff is recommending a condition that the applicant works with AMFA on site design and provides staff with documentation that AMFA approves of the site design prior to POD approval. Note that AMFA as the South County Fire District is the regulatory fire district that separately reviews construction for compliance with their fire code. Staff Analysis: 9. The requested zone change constitutes a down-zoning of the subject site and will result in a reduction of over-all uses rather than an increase as is typical with most zone change requests. The area is surrounded by single-family residences as well as multi-family and medical offices. Staff feels bringing the subject property into unified zoning is an appropriate step to allow for expansion of the existing apartment complex on site without the design constraint of a zoning district boundary line bisecting the site. The proposed multi-family residential is appropriate for the site, consistent with surrounding land use and development patterns, and a transition from commercial corners along the collector to west and single-family residential to the east. 10. Staff recommends the Commission adopt a motion recommending that the Board of Supervisors approve Z2023134 subject to the following conditions ‘a’ – ‘e’: a. Development of the site shall be in substantial conformance with the zoning exhibit entitled “Sun Lakes RNS Center LP Commercial Property “, consisting of 1 full-size sheets, dated September 1, 2023 and stamped received November 11, 2023, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “Sun Lakes RNS Center LP Commercial Property Zone Change Application”, consisting of 4 pages, dated December 15, 2023, and stamped received December 19, 2023, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. Any new site improvements will require a plan of development and traffic impact study. 2. Any additional dedication and offsite improvement requirements will be determined by MCDOT Traffic and MCDOT Permits based on the submittal of a TIA/TIS. 3. This project is located within or adjacent to a programmed MCDOT Transportation Improvement (TIP) Project TT0733 – Riggs Road from I-10 to Dobson Road. Please coordinate with the assigned MCDOT Project Manager, Shonnell Gibbs, Shonnell.Gibbs@Maricopa.gov or 302-506-8647. This may include the necessity of an In- Lieu process for cost share of project. 4. Without the submittal of a plan of development, no development approval will be inferred by the engineering 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. 5. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Ordinance; Drainage Policies and Standards; Flood plain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. Z2023134 Page 6 of 6 d. Documentation from Arizona Fire and Medical Authority documenting satisfaction with the site design and layout shall be provided prior to approval of a Plan of Development on site. e. 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: Joseph Mueller, Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Zoning Exhibit (reduced 8.5”x11”, 1 page) Narrative Report (4 pages) MCESD comments (1 page) DPR comments (4 pages) AFMA (2 pages) Sun Lakes Country Club comment (1 Page) opposition (2 pages) Δ VICINITY MAP RIGGS ROAD SUN LAKES BLVD. FAIRWAY BLVD. OHIO AVE. G:\Admin\SL\Apartments Riggs & SL Blvd\Sun Lakes Apartments Project Narrative - Straight Zoning - Revised 12-15-23.doc Project Narrative Sun Lakes RNS Center LP Commercial Property Zone Change Application Submitted to: Maricopa County Planning & Development Department 301 W. Jefferson St, Suite 170 Phoenix, Arizona 85003 Prepared for: RNS Center LP 9532 East Riggs Road Sun Lakes, Arizona 85248 Prepared by: B&R Engineering, Inc. 9666 East Riggs Road, Suite 118 Sun Lakes, Arizona 85248 Telephone: (480) 895-0799 December 15, 2023 G:\Admin\SL\Apartments Riggs & SL Blvd\Sun Lakes Apartments Project Narrative - Straight Zoning - Revised 12-15-23.doc A. Title Page Sun Lakes RNS Center LP Commercial Property is generally located on the southeast corner of Riggs Road and Sun Lakes Blvd south of the existing commercial building and west of an existing apartment complex (Lakeside Apartments). B. Purpose of Request The purpose of this request is to change a portion of Parcel 303-65-386C from C-2 to R-5 for future residential purposes. Refer to the next page for an exhibit. Since this zoning request changes an existing commercial zone to a residential zone, the result is a down zone for the property. This zone change to R-5 will expand and encompass the existing residential uses currently within the eastern portion of the property. In addition, this zone change request may act as a buffer, once developed, between the existing single family residents along portions of Fairway Blvd and Sun Lakes Blvd and the existing commercial building. G:\Admin\SL\Apartments Riggs & SL Blvd\Sun Lakes Apartments Project Narrative - Straight Zoning - Revised 12-15-23.doc C. Description of Proposal This is a zoning only request to change the property from C-2 to R-5. D. Relationship to Surrounding Properties Changing the zoning from C-2 to R-5 will allow the developer to provide new, quality housing units to Sun Lakes. Sun Lakes is largely comprised of single-family housing and this zone change will provide an opportunity to add a diverse housing type to the community. The current zoning for this property is C-2 and consists of an empty lot that includes decomposed granite and paving remaining from the previous use. To the north, an existing two story commercial building is located with zone C-2. To the east, Lakeside apartments is zoned R5. Refer to the preliminary site plan for additional information. E. Location and Accessibility Ingress and Egress is provided via Sun Lakes Blvd and Fairway Blvd. G:\Admin\SL\Apartments Riggs & SL Blvd\Sun Lakes Apartments Project Narrative - Straight Zoning - Revised 12-15-23.doc F. Circulation System No improvements are proposed with this application. G. Development Schedule None. H. Community Facilities and Services Community facilities and services within the vicinity of the proposed development include a golf course, walking paths and open space around lakes, a country club which includes tennis and pickleball courts. I. Public Utilities and Services Public utilities and services are currently provided to the surrounding properties. Service Provider Refuse Republic Services Sewer Pima Utility Company Water Pima Utility Company Police Maricopa County Sherriff Fire Sun Lakes Fire J. UPD’s Not applicable. K. Compliance with City/Town General Plan This project is located within an unincorporated area identified in the Maricopa County Comprehensive Plan. The subject site is not within a County Area Plan or Municipal (City of Chandler closest City) planning boundary. L. Renderings None. Page | 1 Subdivision Infrastructure & Planning Program 301 W. Jefferson St. Phoenix, AZ 85003 S u b d i vi s io n @ m a ri co p a .go v e s d .m a r i c o pa .g o v The Maricopa County Environmental Services Department (MCESD) has completed review for the Sun Lakes RNS Center LP Commercial Property, the purpose of this request is to change a portion of Parcel 303-65-386C from C-2 to R-5 for future residential purposes planning case(s). Please note the following MCESD requirements for site development: Subdivision and Infrastructure – An Approval to Construct application is required and must be submitted to MCESD’s Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system infrastructure. A will serve letter issued by the Utility is required and must be submitted to MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with water and/or reclaimed water by a Utility. A capacity assurance letter issued by the Utility is required to MCESD’s Subdivision & Infrastructure Program if the site/development wastewater service is being provided by a Utility. For subdivision related questions, please contact the Subdivision and Infrastructure Program at (602) 506-1058 or email subdivision@maricopa.gov. Additional Notes – Environmental Services does not require these items for condition of approval of Z2023134, however these items must be addressed with the development of the site. Environmental Services does not require additional review of this case. *It should be noted that this document does not approve the referenced project. Comments are provided for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County Planning and Development Department. Other Maricopa County agencies may have additional requirements. Final review and approval will be made through Planning and Development Department procedures. Applicant may need to submit separate applications to the Maricopa County Environmental Services Department for approval of proposed facilities regulated by the Department. Review of any such application will be based on current regulations at the time of application. Project Name: Sun Lakes RNS Center LP Commercial Property, the purpose of this request is to change a portion of Parcel 303-65-386C from C-2 to R-5 for future residential purposes Primary Contact Name: Brent Emmerton Planning Application Type: Zone Change APN(s): 303-65-386C Reviewer: Souren Naradikian, P.E. Email: Souren.Naradikian@maricopa.gov Phone: 602-372-2907 Planner Name: Joseph Mueller Planning Case #: Z2023134 Date: November 7, 2023 Water and Waste Management Division Doug Jones, P.E., CFM Planning & Development 301 W. Jefferson St., Suite 170 Phoenix, Arizona 85003 Phone: (602) 372-0790 www.maricopa.gov/planning Email address: Doug.Jones@maricopa.gov Planning & Development Engineering Plan Review Date: November 30, 2023 Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & Development Attn: Joseph Mueller, Planner, Planning & Development Services cc: Michael Norris P.E., Engineering Manager, Planning and Development Bob Fedorka, PE, Engineering Supervisor, Planning & Development From: Doug Jones, PE, CFM, Plans Examiner Engineer, Planning & Development Subject: Z2023134 – Sun Lakes RMS Center Zone Change w/out POD C-2 -> R-5 APN(s): 303-61-477X Engineering Review has reviewed the first submittal routed for review on 11/07/2023, for the subject application and has No Objections subject to the following conditions: 1. Any new site improvements will require a Plan of Development and Traffic Impact Study. 2. Any additional dedication and offsite improvement requirements will be determined by MCDOT Traffic and MCDOT Permits based on the submittal of a TIA/TIS. 3. This project is located within or adjacent to a programmed MCDOT Transportation Improvement Program (TIP) Project TT0733 – Riggs Road from I-10 to Dobson Road. Please coordinate with the assigned MCDOT Project Manager, Shonnell Gibbs, shonnell.gibbs@maricopa.gov or 602-506-8647. This may include the necessity of an In-Lieu process for cost share of project. 4. Without the submittal of a plan of development, no development approval will be inferred by the engineering 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. 5. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies Page 2 of 4 and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. All plans and reports should be developed and formatted to document that the project is designed to meet all County regulations, ordinances and design standards. It is incumbent upon the engineer to demonstrate compliance with all regulatory requirements and County design standards. Please contact me with any questions. Page 3 of 4 DRAINAGE PLAN REVIEW REFERENCES: The Drainage Regulations are listed in Section 1205 of the MCZO: https://www.maricopa.gov/documentcenter/view/272 Maricopa County Drainage Policies and Standards Manual: https://www.maricopa.gov/DocumentCenter/Home/View/2369 For Additional Information See: https://www.maricopa.gov/1635/Drainage-Review FLOOD CONTROL DISTRICT OF MARICOPA COUNTY REFERENCES: Floodplain Regulations for Maricopa County: https://www.maricopa.gov/DocumentCenter/View/630 For Additional Information See: https://www.maricopa.gov/3847/Flood-Control-District PND TRANSPORTATION REFERENCES: Residential Driveway Guidelines https://www.maricopa.gov/documentcenter/view/362 Roadway Design Manual http://www.mcdot.maricopa.gov/DocumentCenter/View/24883 Maricopa County Resolution for ROW Permits https://www.maricopa.gov/documentcenter/view/364 For Additional Information See: https://www.maricopa.gov/156/MCDOT PND STORMWATER QUALITY (SWPPP) REFERENCES: Storm Water Quality Management and Discharge Control Regulation https://www.maricopa.gov/DocumentCenter/View/6577 Air Pollution Control Regulations Rule 310 https://www.maricopa.gov/DocumentCenter/View/5354 For Additional Information See: https://www.maricopa.gov/3980/Water-Sewage-Stormwater-Waste Page 4 of 4 Abbreviations Key: Drainage: DD = Department Directive (See: http://www.maricopa.gov/1911/Department- Directives) MCZO = Maricopa County Zoning Ordinance DPSM = Maricopa County Drainage Policies and Standards SSA = State Standard Attachment DDMV1= Maricopa County Drainage Design Manual – Hydrology DDMV2 = Maricopa County Drainage Design Manual – Hydraulics Flood Control: FRMC = Floodplain Regulations for Maricopa County PND Transportation: RDM = MCDOT Roadway Design Manual RDG = MCDOT Residential Design Guidelines MSRP = MCDOT Major Streets and Routes Plan PND Storm Water: SWMDCR= Maricopa County Storm Water Quality Management and Discharge Control Regulation DDMV3= Maricopa County Drainage Design Manual – Erosion Control APCR= Maricopa County Air Pollution Control Regulations – Rule 310 1 Joseph Mueller (PND) From: Robert Olmstead <Rolmstead@AFMA.Az.gov> Sent: Monday, November 13, 2023 1:52 PM To: Joseph Mueller (PND) Subject: RE: [EXTERNAL:] Z2023134 - Sun Lakes RMS Center LP Joseph, Thanks for reaching out. AFMA would like to have a dialogue about the site plan, access and egress, hydrant placement and numbers, structural separation, and other items. Thank you, Robert Olmstead From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov> Sent: Monday, November 13, 2023 10:25 AM To: derek.horn@chandleraz.gov; kevin.mayo@chandleraz.gov; david.delatorre@chandleraz.gov; ccrossman@acg.com; John Bailey (MCSO, Chief) <J_Bailey@MCSO.Maricopa.gov>; Scott Wilken <swilken@azmag.gov>; kcotner@azmag.gov; pe@azland.gov; bfenske@azdot.gov; jgarcia@azdot.gov; dkrantz@citytocitycre.com; Frank McWilliams (MCSO) <FrankMcWilliams@MCSO.maricopa.gov>; agarza@azmag.gov; tsprague@azgfd.gov; Project Evaluation Program - Game and Fish <pep@azgfd.gov>; planningdivision@pinal.gov; Robert Olmstead <Rolmstead@AFMA.Az.gov> Subject: [EXTERNAL:] Z2023134 - Sun Lakes RMS Center LP WARNING: This email originated from outside of AFMA. Do not click links or open attachments unless you recognize the sender and trust that the content is safe. Good morning, We have received a request for a zone change from C-2 to R-5 over a portion of APN 303-65-386C. The site is located about 275’ south of the SEC of Sun Lakes Blvd and Riggs Rd. in the Sun Lakes area. The request will bring the parcel into a single zoning district. 2 The TAC meeting for the request will be held on December 5. Please let me know if you have any questions, comments, or concerns. Kind regards, Joseph Mueller PLANNING & DEVELOPMENT 301 W Jefferson St Phoenix, AZ 85003 Planner O: 602-506-7629 MARICOPA.GOV Facebook | Instagram | Twitter | YouTube This message is intended only for the named recipient(s). If you are not the intended recipient(s), you are notified that the dissemination, distribution or copying of this message is strictly prohibited. If you receive this message in error, or are not the named recipient(s), please notify the sender either at the above e-mail address or telephone the Arizona Fire & Medical Authority (AFMA) at (623) 544-5400. Thank You. To ensure compliance with Arizona's open meeting laws, members of the North County, South County and/or Arizona Fire & Medical Authority's Board of Directors who have received this message may reply directly to the sender but must not correspond with or send a copy of their reply regarding this message to any other members of their respective Board(s). Recipients of this message who are not Board members must not forward this message to any of the North County, South County or AFMA Board Members. 1 Joseph Mueller (PND) From: Jerry Flannery <jflannery@slhoa1.com> Sent: Thursday, November 30, 2023 11:54 AM To: Joseph Mueller (PND) Subject: case number Z2023134 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. Mueller, It is nice to be in contact with you. I believe one of my Board members has been in contact with your office regarding the above zoning case. I woukd very much appreciate being put on an update list as things progress, if one exists. Thank you for your consideration. Jerry Flannery General Manager www.SunLakesCountryClub.com 25601 S. Sun Lakes Blvd. Sun Lakes, AZ 85248 480.895.9270 x114 To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. image