to: planning and zoning commission through: chris...

Requesting Department: Development Services

TO: PLANNING AND ZONING COMMISSION THROUGH: CHRIS ANARADIAN, DEVELOPMENT SERVICES DIRECTOR FROM: BRETT BURNINGHAM, PRINCIPAL PLANNER RE: PUBLIC HEARING AND POSSIBLE ACTION ON RZ14-032 “SONOQUI

CREEK VILLAGE PLANNED AREA DEVELOPMENT (PAD)”, a request by KEMF Hawes & Riggs LLC (Mr. Jeff Garrett), for rezoning approximately 124 acres from R1-35 to Planned Area Development (PAD) with underlying zoning districts of R1-35, R1-18, and RC. This project is generally located at the northwest corner of Hawes Road and Riggs Road.

DATE: AUGUST 13, 2014

STAFF RECOMMENDATION Staff recommends approval of RZ14-032 “Sonoqui Creek Village Planned Area Development (PAD),” subject to the Conditions of Approval outlined in this report.

PROPOSED MOTION Move to recommend approval of RZ14-032 Sonoqui Creek Village, rezoning approximately 124 acres from R1-35 to Planned Area Development (PAD) with underlying zoning districts of R1-35, R1-18, and RC, subject to the Conditions of Approval outlined in this report.

RELEVANT GENERAL PLAN AND COUNCIL GOALS General Plan Land Use Element Goals and Policies:

• Goal 1: Maintain the Town’s unique community character. o Policy 1a: Protect and promote the Town’s history, location, amenities

and development potential to develop a unique, attractive, desirable and economically sustainable community.

o Policy 1g: Incorporate use of the Sonoqui and Queen Creek Washes as community recreational and open space assets in development plans for both public and private projects adjacent to these washes.

• Goal 2: Effectively manage the Town’s growth. o Policy 2b: Coordinate the Town’s efforts with the private sector to provide

the additional infrastructure when and where needed to accommodate new development.

o Policy 2d: Where the public services needed to support new development are not available and cannot reasonably be provided, requests for additional development may be asked to adjust their timetables.

• Goal 3: Develop superior neighborhoods. o Policy 3b: Provide a diversity of housing opportunities within the Town

ranging from lower density residential areas in the desert foothills and equestrian neighborhoods to higher density housing in master planned communities in the Town Center and near future shopping and employment areas.

o Policy 3c: Incorporate trails and paths for pedestrian and non-motorized access providing connectivity to the Town’s residential areas and activity centers into the design and orientation of new residential neighborhoods.

o Policy 3d: Ensure compatibility between new projects and existing neighborhoods by providing appropriate transitional treatments when:

a. New residential subdivisions are adjacent to existing residential areas; and

b. New development contains lots adjacent to an open space, a non-residential land use or an arterial street.

o Policy 3e: Incorporate traffic management awareness and techniques to discourage through traffic and excessive speed into the design of new residential subdivisions.

o Policy 3f: Incorporate private parks, trails and open spaces that provide connectivity to the Town’s existing and proposed parks, trails and open space system as design elements in all new residential developments.

SUMMARY

This proposal consists of a request by KEMF Hawes & Riggs LLC (Mr. Jeff Garrett), for a rezoning from R1-35 to Planned Area Development (PAD) with underlying zoning districts of R1-35, R1-18, and RC. This project is generally located at the northwest corner of Hawes Road and Riggs Road.

HISTORY September 20, 2006: Town Council approved Ordinance 368-06 for RZ04-06 and

SD06-006 rezoning the property from R1-43 to R1-35 for Broadlands Estates at Riggs Road.

September 2, 2008: Current General Plan was adopted.

RZ14-032 – Sonoqui Creek Village August 13, 2014 Planning Commission Staff Report

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August 28, 2013: Staff conducted an Open House to receive public comments on the proposed Major General Plan amendments for 2013.

September 25, 2013: Staff conducted a second Open House to receive public

comments on the proposed Major General Plan amendments for 2013.

May 2013-June 2014: The applicant conducted 7 neighborhood meetings to

discuss the General Plan amendment request and the rezoning request.

October 15, 2013 Planning and Zoning Commission conducts the first Public

Hearing on the 2013 proposed Major General Plan amendments.

May 28, 2014 The applicant submitted a letter to the Planning Commission

and Town Council formally withdrawing the Sonoqui Creek Village Major General Plan Amendment application.

DISCUSSION

This proposal consists of a request by KEMF Hawes & Riggs LLC (Mr. Jeff Garrett), to rezoning approximately 124 acres from R1-35 to Planned Area Development (PAD) with underlying zoning districts of R1-35, R1-18, and RC to facilitate the development of a 128 lot residential development. This project is generally located at the northwest corner of Hawes Road and Riggs Road. Primary access to the southern portion of the Sonoqui Creek Village project is proposed from Riggs Road, with a secondary access point from 196th Street. Access to the northern portion of the project is proposed from Hawes Road. In response to requests by the neighboring property owners, vehicular connectivity is not being proposed to Sonoqui Creek Ranch Phases 2 and 3, as was shown on the previously approved preliminary plat. The subject property is surrounded by Phases 1, 2, and 3 of Sonoqui Creek Ranch, a community which was developed by Jack Hudson of Spyglass Development in the early 2000’s. There were originally six phases planned for Sonoqui Creek Ranch, but only three phases were developed as planned. KEMF owns the parcels which were originally contemplated to be phase 4A and 4B. KEMF’s property was not integrated into the Sonoqui Creek Ranch project through restrictive covenants. The previously approved preliminary subdivision plat for this site showed 93 lots, each of which are approximately 35,000 square feet in size (see attachment). The previously approved plan did not contain any common open space and the streets penetrated into adjacent neighborhoods at Jeanna Lane, Vallejo Street, Natalie Way and 198th Place. The previously approved plan relied on the use of septic tanks, and also required that


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considerable drainage issues be resolved at the intersection of 198th Street and Riggs Road. The following table demonstrates how the zoning districts within Sonoqui Creek Village are allocated:

Zoning District Acreage % of Subdivision

R1-35 8.84 7.1%

R1-18 52.98 42.58

RC (Recreation and Conservation) 19.31 15.52%

Other (Roads and Open Space) 43.3 34.80%

Total 124.43 100%

Sonoqui Creek Village is proposing a mix of four different lot sizes. The applicant proposes that this mixture of lot sizes meets the intent of the PAD standards outlined in the Town’s Zoning Ordinance.

Lot Size Lot Size Zoning Category

Number of Lots

% of Development

200’ x 170 35,000 R1-35 11 8% 130’ x 170’ 22,100 R1-18 33 26% 120’ x 165’ 19,800 R1-18 34 27% 120’ x 150’ 18,120 R1-18 50 39%

Total 128 100% The applicant has calculated that when the proposed setbacks are applied to the four different lot sizes, the building envelopes vary from approximately 9,600 to 15,077 square feet, and are generous enough to accommodate a variety of home floor plans. Planned Area Development (PAD) The applicant proposes that this application will have both immediate and long-term benefits to the Town of Queen Creek and the surrounding property owners by achieving the following:

• Dedicating the Sonoqui Creek Wash to the Town of Queen Creek. • Providing a well-designed single-family subdivision with high quality development

standards that can be absorbed in a reasonable period of time. • Completing the sewer system from Sossaman Road to 198th Street and

eliminating septic tanks which are currently proposed for use on this property.


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• Eliminating the planned roadway at 198th Street. • Providing a single family subdivision with 4 unique lot sizes: 35,057 square feet,

22,100 square feet, 19,800 square feet, and 18,000 square feet. • Providing drainage solutions which address drainage needs both on-site and on

adjacent properties. • Providing generous landscape buffers between the project site and adjacent

subdivisions. • Maintaining equestrian access for those neighbors who have horses and desire

access to the Queen Creek Equestrian Center. • Maintaining view corridors though a single-story limitation on all homes within

Sonoqui Creek Village. • Providing conveniently located active amenity areas, a rarity in subdivisions with

lots this large. • Providing an abundance of open space.

Proposed Lot Development Standards The development standards proposed for Sonoqui Creek Village meet or exceed all of the development standards in the underlying R1-35 and R1-18 Zoning Districts. The applicant is proposing to voluntarily impose the following conditions in both the R1-35 and R1-18 Zoning Districts:

• Minimum ground floor livable square footage of 2,500 square feet (basements are allowed).

• A maximum building height of 28 feet. • A single-story limitation on all of the homes in the development.

It is anticipated that Sonoqui Creek Village will be developed in three different phases. Phase 1 will consist of the area between Hawes Road and Sonoqui Creek Ranch Phase II, south of the Sonoqui Creek Wash. Phase 2 will consist of the lots north of the Sonoqui Creek Wash, and Phase 3 will be the area north of Sonoqui Creek Ranch Phase 2, south of the Sonoqui Creek Wash. This PAD is proposing that out-of-sequence phasing, or the creation of sub-phases, may be administratively approved by the Town staff if the changes meet the Town’s minimum access, utility, health and safety requirements. The purpose of the Planned Area Development Overlay District (PAD) is to provide for the orderly development of land consistent with the Town of Queen Creek General Plan and Zoning Ordinance while permitting flexibility in the design, construction and processing of residential, commercial and/or industrial developments of a quality which could not be achieved by traditional lot by lot development under conventional zoning concepts. While the conventional zoning districts and the requirements of those districts set forth in the Town of Queen Creek Zoning Ordinance are reasonable, there may be circumstances in which it is in the Town’s best interests to allow unique and/or creative designs and techniques that:


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1. Promote the most appropriate use of a parcel; 2. Allow diversification of use; 3. Allow economic development; 4. Facilitate the adequate and economical provision of streets, parks, open space,

schools, storm drainage and sewer and water utilities; 5. Preserve and utilize open space; 6. Offer recreational opportunities close to residential uses; 7. Enhance the neighborhood’s appearance; 8. Counteract adverse effects of urbanization; and 9. Provide for the unified control of land development.

The PAD is designed to encourage these purposes while implementing the goals and policies of the Town of Queen Creek General Plan. In order to grant the PAD Overlay Zoning District, the following findings of fact must be made:

a. That the requested modifications to the requirements of the Zoning Ordinance and the underlying Zoning Districts are in the best interests of the Town and are beneficial to the Town in that a higher quality or more appropriate design, or economic benefits (such as employment) can be achieved by not requiring strict adherence to the terms and regulations of the zoning ordinance;

b. That strict adherence to the requirements of the Zoning Ordinance is not required in order to ensure the health, safety and welfare of the future occupants of the proposed development;

c. That strict adherence to the requirements of the Zoning Ordinance is not required in order to ensure that property values of adjacent properties will not be reduced;

d. That the proposed development is consistent with the goals, objectives and policies of the General Plan.

The applicant proposes that where a modification is requested for the Sonoqui Creek Village PAD, it is to the benefit of the Town—larger lots, with a single-story limitation and a maximum building height of 28 feet throughout the development. These deviations are being proposed in an effort to bring about a high quality, subdivision which:

1) Promotes appropriate residential uses for this parcel;, 2) Provides for an abundance of open space; 3) Preserves the Sonoqui Creek Wash; 4) Provides comprehensive solutions to sewer and drainage issues on the parcel; 5) Enhances the neighborhood appearance; and, 6) Is superior to the plan which is currently approved for this site.

The applicant has noted that the development plan associated with this PAD request is the result of numerous meetings with Town staff, interested neighbors and property owners. This collaborative effort has produced a plan which is compatible with the vision, goals and policies of Queen Creek and which will be a point of pride at this important intersection in the Town of Queen Creek.


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ANALYSIS

Sonoqui Creek Village PAD

Project Information Project Name Sonoqui Creek Village Site Location

Northwest corner of Riggs Road and Hawes Road

Current Zoning R1-35

Proposed Zoning PAD with underlying zoning districts of R1-35, R1-18, and RC

General Plan Designations

Very Low Density Residential (VLDR) 0-1 dwelling unit per acre; Low Density Residential (LDR) 0-2 dwelling units per acre; and Open Space

Surrounding Zoning:

North

Sonoqui Creek Ranch Phase 3 subdivision, zoned R1-35; 2 existing homes zoned R1-43; and, and Town of Queen Creek property zoned RC

South Unincorporated lots, zoned RU-43

East Hawes Road; the Pecans Phase 3 subdivision, zoned R1-18; and former landfill site, zoned R1-43

West Sonoqui Creek Ranch Phase 1 and 2 subdivisions, zoned R1-35

Gross Acreage +/-124 Acres Total Lots/Units 128 Proposed Density North of the wash Southern parcel and wash Overall

1.23 dwelling units per acre 0.995 dwelling units per acre 1.03 dwelling units per acre

General Plan Review: The Sonoqui Wash is located in the Open Space land use designation of the General Plan. North of the Sonoqui Wash this project is located in the Low Density Residential (LDR) (0-2 dwellings unit per acre) land use designation. South of the wash the property is designated as Very Low Density Residential (VLDR) 0-1 dwelling unit per acre. This project proposes a density of 1.23 dwelling units per acre north of the wash, and a density of 0.995 dwelling unit per acre south of the wash (including the wash. The total project density is 1.03 dwelling units per acre. The proposal is consistent with the General Plan. Zoning Review: The property is currently zoned R1-35 (Suburban Residential Type A) single family residential and the applicant is requesting a zoning change to PAD with underlying zoning districts of R1-35, R1-18 and RC. Based on the findings of fact in the PAD ordinance, the proposed dedication of the Sonoqui Wash property to the Town,


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and the applicant meeting the design amenities in the PAD ordinance, staff is recommending approval of this application. Staff has reviewed this proposal and believes that the overall quality of the request merits favorable consideration of this application. The proposed lot development standards in the Sonoqui Creek Village PAD are more restrictive than the Town’s typical development regulations. Proposed lot standards include wider, deeper lots in addition to a single-story limitation and a maximum 28 foot building height restriction. In addition, the proposed project contains 32.9% of open space which greatly exceeds the amount of required open space. Adequate Public Facilities: In accordance with Article 5.1 (Adequate Public Facilities) provision of the zoning ordinance, the applicant has provided information regarding the project’s potential impact on public facilities. Staff review of those reports indicates that adequate public facilities will be provided by the project. Appropriate internal street cross sections and improvements to the existing arterial and mid section collector streets are provided. The Town of Queen Creek will be the potable water provider and waste water service provider for the property. The applicant will also participate in the cost of providing a traffic signal in the appropriate location when warranted. The Adequate Public Facilities Ordinance also requires that school district requirements for capacity must be met for each development. The Queen Creek Unified School District has reviewed this proposal and has reported that they can accommodate the need of the future residents utilizing their existing facilities. The applicants have stated that they are working with the Queen Creek Unified School District (Ms. Candy Cooley, Director of Facilities) to ensure that their responsibilities for adequate educational facilities are attended to. The Queen Creek Unified School District (QCUSD) indicated that the previous developer of this property agreed to donate $1,000 per dwelling unit to QCUSD to offset the impact the proposed development would have on the ability of the school district to provide adequate public facilities. The current property owner, KEMF Hawes & Riggs, LLC is committed to honoring this previous $1,000.00 per-lot obligation. Engineering Review: The project has been reviewed by the Engineering Division. The Conditions of Approval have been added to address the Engineering stipulations for this proposed development. A Traffic Impact Analysis has been provided as part of this application. This analysis indicates that the development of a 128 lot subdivision will not have an adverse impact on the Hawes Road and Riggs Road arterial roadways. Open Space: The current zoning designation of R1-35 requires 5% of the property to be designated as open space. In an R1-18 subdivision the Queen Creek Subdivision Ordinance requires 7.5% of open space. As shown on the Conceptual Open Space Plan, the Sonoqui Creek Village plan is providing 32.9% of open space (which includes the Sonoqui Wash). The active open space is proposed to be furnished with ramadas, benches, playground equipment and trails, as shown on the Ranch Park Illustrative Plan.


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Landscape Plan: The Landscape Plan has been designed in accordance with the requirements outlined in the Town of Queen Creek Subdivision and Zoning Ordinances. The trail system proposed for Sonoqui Creek Village provides both pedestrian and equestrian access from the surrounding neighborhoods to the Sonoqui Creek Wash and the Horseshoe Park and Equestrian Center. The property owner has agreed to provide equestrian access through this proposed project so that those neighbors with horses can maintain their access to and from the nearby Horseshoe Park and Equestrian Center. This proposal conforms to the guidelines established in the Town of Queen Creek’s Parks, Trails and Open Space Master Plan guidelines. Fencing Plan: The Conceptual Wall Plan attached depicts the location of each of the community wall types and monuments designed for Sonoqui Creek Village. The primary entrance to the community will be west of the intersection of Hawes Road and Riggs Roads. The entrance at this location has been planned with a unique entry monumentation and landscaping and is shown on the cover of the Project Narrative document. The entire perimeter of Sonoqui Creek Village will be enclosed with a combination of view walls and primary theme walls. The walls will be constructed with a combination of CMU Block, stone veneer, and a powder-coated railing. This combination of materials will provide the Sonoqui Creek Village homeowners with a measure of privacy, while retaining the equestrian character of the surrounding properties. While Section 5.2 of the Town’s Zoning Ordinance requires that “Fences adjacent to a community open space system or trail located in tracts containing a minimum of 10’ shall be partial view fencing (4’ solid- 2’ view), there are certain locations in Sonoqui Creek Village where noise mitigation and the privacy of the existing adjacent homeowners has been given priority over the view fencing requirement. In these locations, primary theme walls have been substituted for view fencing. This was done at the request of Town staff, in response to several neighbors that attending the neighborhood meetings. For this reason the applicant is asking for a deviation from the view fencing requirement in certain locations. This deviation will apply to less than 15% of the lots within Sonoqui Creek Village. Building Elevation Review: No building elevations were submitted with this application(s). Although a homebuilder has not yet been selected for the homes in Sonoqui Creek Village, any prospective builder will be required to comply with the Architectural Design and Improvement Standards found in Article 5 of the Town of Queen Creek Zoning Ordinance as well as the required Design Elements and Amenities for a PAD outlined in Table 4.10-4. These include standards pertaining to landscaping, fencing, building materials, architectural variety, building materials, garage articulation and building elevation details. Public Participation: The applicant and adjacent property owners have held seven neighborhood meetings regarding the development of this property. While most the meetings were held in connection with the General Plan Amendment request (Application GP13-030), the result of those meetings is the proposed development plan which is the basis for this PAD rezoning request. The proposed development at this site has evolved from a 198-lot development to a 128-lot development. Additionally, after


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each neighborhood meeting the proposed lot sizes increased, landscape buffers were revised, and the overall project density was reduced. The property owner has also worked with the adjacent neighbors who expressed a desire to have adequate buffering between their properties and Sonoqui Creek Village. The neighboring community of Sonoqui Creek Ranch Phase 2 is buffered with landscape tracts which range in depth from 40 feet to 113 feet. Additionally, and also at the request of the neighbors, the lots on this boundary of the property are 35,000 square feet. This lot size is similar to the lots within Sonoqui Creek Ranch Phase 2. Additionally, the proposed wall design adjacent to Sonoqui Creek Ranch Phase 2 is proposed to be a primary theme wall, rather than view fencing, at the request of the adjacent neighbors. As a result of the neighborhood meetings held in connection with the Major General Plan Amendment effort, the Property Owner and neighbors entered into a Major General Plan Amendment and Rezoning Agreement (see Project Narrative, Exhibit J). In this agreement, the Property Owner agreed to record a Declaration of Restrictive Covenants on the property which memorializes the agreements made between the Property Owner and the Neighbors. The terms of the agreement can only be changed with the consent of the “benefitted property” owners and is an expression of the details outlined within this PAD zoning application. The property owner remains committed to recording the agreement.

CONDITIONS OF APPROVAL Staff recommends approval of case RZ14-032, “Sonoqui Creek Village PAD,” subject to the following conditions:

1. This project shall be developed in accordance with the plans attached to this case.

2. The developer shall create an HOA to maintain all landscaping, open space,

common areas, recreation amenities, and all rights-of-way landscaping on all local, arterial and collector roadways.

3. Out-of-sequence phasing, or the creation of sub-phases, may be administratively

approved by the Development Services Director, or designee, if the changes meet the Town’s minimum access, utility, health and safety requirements.

4. The applicant will comply with all of the requirements of the Arizona State Historic Preservation Office (SHPO) should funerary objects or human remains be encountered at any time during the development process.

5. This project shall be developed in conformance with the Zoning Ordinance standards with the exception of the subdivision walls, which shall be constructed consistent with the Conceptual Wall Plan approved with this zoning case.


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6. This project shall be developed according to the following development standards: a. No two-story homes shall be permitted in Sonoqui Creek Village.

Basements are allowed; b. The minimum livable, ground level square footage shall be 2,500 square

feet; and, c. The maximum building height in Sonoqui Creek Village shall be 28 feet.

7. The developer shall be responsible for the dedication of right-of-way (ROW) for all

adjacent offsite improvements as outlined below: a. 55 feet of half street of ROW on Hawes Road for the entire frontage of the

property shall be required to be dedicated to the Town of Queen Creek on the Final Plat.

b. 70 feet of half street of ROW on Riggs Road for the entire frontage of the property shall be required to be dedicated to the Town of Queen Creek on the Final Plat. The Riggs Road dedication shall be coordinated with Maricopa County.

8. The developer shall be responsible for the design and construction of all adjacent

offsite improvements as outlined below: a. Half street improvements per the Town’s Detail No. R-101 including all

related sidewalk, curb and gutter, streetlights, landscaping, applicable water and sewer lines, drainage facilities, and power pole relocation shall be designed and constructed for Hawes Road for all portions of the Right-of-Way adjacent to the property frontage. Road improvements shall include all appropriate roadway tapers as required by the Town’s Traffic Department.

9. The developer shall be required to provide a traffic signal at the location outlined

below: a. Provide ¼ cost share ($75,000.00) for the future traffic signal at Hawes

Road and Riggs Road. This payment shall be deposited with the Town prior to recording of the Final Plat.

10. Federal Bureau of Reclamation and Queen Creek Irrigation District approval will be

required prior to approval of improvement plans and prior to the recording of a Final Plat.

11. Dedication of the Sonoqui Wash to the Town of Queen Creek shall be established on the Final Plat.

12. This project will be required to annex into the sewer service area prior to recording of the Final Plat.


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ATTACHMENTS

1. Aerial Photo Exhibit 2. General Plan Exhibit 3. Zoning Map Exhibit 4. Approved Plan Exhibit 5. Sonoqui Creek Village Illustrative Master Plan 6. Sonoqui Creek Village Open Space Plan 7. Sonoqui Creek Village Trail Plan 8. Sonoqui Creek Village Project Narrative


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HAWE

S RD

MEWS RD

RIGGS RD

196T

H ST

198T

H ST

195T

H ST

201S

T ST

VIA DE ARBOLESVIA DE OLIVOS

197TH PL

CLOUD RD

PECAN LN

SUNSET DR

201S

T CT

195T

H WA

Y

VIA PARK ST

196T

H PL

201ST PL

198TH PL

197T

H ST

195T

H PL

199T

H PL

197T

H WA

Y

199T

H ST

INDIANA AVE196T

H WA

Y

VIA DE PALMAS

MELISSA PL

VALLEJO ST

ELANE CIR

LAWNDALE PL

COUNTRY MEADOWS DRCOUNTRY MEADOWS DR

VIA DE ARBOLESSUNSET DR

196T

H ST

201ST PL

201S

T PL

198T

H PL

PECAN LN

SUNSET DR

198T

H PL

VIA PARK ST

199T

H ST

Project Name: Sonoqui Creek Village Aerial Photo ExhibitCase Number: RZ14-032 Planning Commission Hearing Date: August 13, 2014 ´

PECANS PHASE 3

COUNTRY PARK ESTATES SONOQUI CREEK RANCH PHASE 2

SAN MARQUI ESTATES AMD

SONOQUI CREEK RANCH PHASE 3

CREEK VIEW RANCHES

RIGGS RD

HAWE

S RD

196T

H ST

195T

H ST

198T

H ST

VIA DE ARBOLES

201S

T ST

201S

T CT

CLOUD RD VIA D

E OLIV

OS SUNSET DR

195T

H WA

Y

VIA PARK ST

198TH PL

195T

H PL

199T

H ST

INDIANA AVE

201ST PL

196T

H WA

Y

MELISSA PL

VALLEJO ST

LAWNDALE PL

COUNTRY MEADOWS DR

VIA PARK ST

SUNSET DR

201ST CT

MELISSA PL

198T

H PL

201ST

PL

Project Name: Sonooqui Creek Village General Plan Land Use ExhibitCase Number: RZ14-032Hearing Date: August 13, 2014 ´

General Plan Land UseVery Low Density Residential (0-1 DU/AC)Low Density Residential (0-2 DU/AC)Medium Density Residential (0-3 DU/AC)Medium High Density Residential Type A (0-5 DU/AC)Multi-FamilyMaster Planned Community (0-1.8 DU/AC)

Mixed UseNeighborhood CommercialCommunity CommercialOffice/ServicesCommercialRegional Commercial Center

Employment Type AEmployment Type BPublic/Quasi-PublicOpen Space

R1-35

R1-43

R1-18RC

R-4

PECANS PHASE 3

COUNTRY PARK ESTATES SONOQUI CREEK RANCH PHASE 2

SAN MARQUI ESTATES AMD

SONOQUI CREEK RANCH PHASE 3

CREEK VIEW RANCHES

RIGGS RD HAWE

S RD

196T

H ST

195T

H ST

198T

H ST

VIA DE ARBOLES

VIA DE OLIVOS

CLOUD RD

201S

T ST

SUNSET DR

201S

T CT

195T

H WA

Y

VIA PARK ST

201ST PL

198TH PL

195T

H PL

199T

H ST

INDIANA AVE196T

H WA

Y

VIA DE PALMAS

MELISSA PL

VALLEJO ST

COUNTRY MEADOWS DR

VIA PARK ST

198T

H PL

MELISSA PL

201S

T CT

SUNSET DR

201S

T PL

Project Name: Sonoqui Creek Village Zoning ExihibitCase Number: RZ14-032 Hearing Date: August 13, 2014 ´

Zoning DistrictsC-1, CommercialC-2, CommercialTC, CommercialI-1, IndustrialI-2, Industrial

PQP, Public/Quasi-PublicRC, Recreation/ConservationR-2, ResidentialR-3, ResidentialR-4, Residential

R1-4, ResidentialR1-5, ResidentialR1-6, ResidentialR1-7, ResidentialR1-8, Residential

R1-9, ResidentialR1-10, ResidentialR1-12, ResidentialR1-15, ResidentialR1-18, Residential

R1-35, ResidentialR1-43, ResidentialR1-54, ResidentialR1-190, Residential

Development Team

Property Owner/Developer: KEMF Hawes & Riggs, LLC Garrett Development Corp. Mr. Jeff Garrett

2001 E. Colter Street Phoenix, AZ 85016 Applicant: Pew & Lake, PLC W. Ralph Pew

1744 South Val Vista Drive, Suite 217

Mesa, AZ 85204 (480)461-4670 [email protected] Engineers: EPS Group, Inc. Mr. Bryan Kitchen Mr. Josh Hannon Mr. Eric Maceyko 2045 South Vineyard, Suite 101 Mesa, AZ 85210 (480)503-2258

1

mailto:[email protected]

1. Introduction

Pew & Lake, PLC, on behalf of KEMF Hawes & Riggs, LLC (“Owner”) is pleased to submit this application for Rezoning and a Planned Area Development (the “Application”), for approximately 124.43 gross acres located at the northwest corner of Hawes and Riggs Roads, to be developed as a planned area development known as Sonoqui Creek Village. The land is identified on the Maricopa County Assessor’s map with 15 different parcel numbers and is shown in the aerial map below and in Exhibit A of this narrative.

2. Site Description/ Background The acreage of the vacant site is broken down in the following table. These calculations are worth noting since this parcel is uniquely configured. It is unique in that it is one of the few parcels in the Town of Queen Creek, under single ownership, which spans the Sonoqui Creek Wash. The wash and existing drainage culverts on the property pose constraints which make typical development on this property difficult to achieve, yet the size of this parcel is sufficient to allow for the development of a creative and quality subdivision.

Area Acreage Parcel North of the Wash (gross) 16.99

Sonoqui Creek Wash (gross) and Parcel South of Wash

107.44

Total Gross Acreage 124.43 Open Space Acreage (including wash) 40.94

Right-of-Way Acreage 5.83 Net Acreage (gross minus right-of way) 118.6

2

There are also significant drainage issues which exist both on and off the premises. To address these issues in comprehensive manner, sophisticated engineering solutions are required. Additionally, as shown in Exhibit B, this property is surrounded by Phases 1, 2 and 3 of Sonoqui Creek Ranch, a community which was developed by Jack Hudson of Spyglass Development in the early 2000’s. There were originally six phases planned for Sonoqui Creek Ranch, but only three phases were developed as planned. KEMF owns the parcels which were originally contemplated to be phase 4A and 4B. KEMF’s property was not integrated into the Sonoqui Creek Ranch project through restrictive covenants. Relationship to Surrounding Properties The property is bound by residential properties on the north, south and west, and on the east by Hawes Road, the Horseshoe Park & Equestrian Centre, and the now decommissioned landfill.

Adjacent Land Uses Direction General Plan

Designation Existing Zoning

Designation Existing Use

North LDR R1-43 and R1-35 Residential South VLDR (County) RU-43 Residential East Recreation/Office/Services R1-43 Horseshoe Park and

Equestrian Centre; former landfill

West VLDR R1-35 Residential Subject Parcel VLDR and LDR R1-35 Vacant

Impact on Surrounding Properties The applicant and property owner believe that this application will have immediate and long-term benefits to the Town of Queen Creek and the surrounding property owners by:

1) Dedicating the Sonoqui Creek Wash to the Town of Queen Creek. 2) Providing a well-designed single-family subdivision with high quality development

standards that can be absorbed in a reasonable period of time. 3) Completing the sewer system from Sossaman Road to 198th Street. 4) Eliminating the planned roadway at 198th Street. 5) Providing a single family subdivision with four unique lot sizes: 35,057 sq. ft., 22,100 sq.

ft., 19,800 sq. ft. and 18,000 square feet 6) Providing drainage solutions which address drainage needs both on-site and on adjacent

properties. 7) Providing generous landscape buffers between the project site and adjacent subdivisions. 8) Maintaining equestrian access for those neighbors who have horses and require access to

the Queen Creek Equestrian Center. 9) Maintaining view corridors though a single-story limitation on all homes within Sonoqui

Creek Village. 10) Providing conveniently located active amenity areas, a rarity in subdivisions with lots this

large. 11) Providing an abundance of open space. 12) Eliminating the septic tanks which are currently proposed for use on this property.

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Approved Plan The development plan which is currently approved for this site is shown as Exhibit C of this narrative. The plan shows 93 lots, each of which are approximately 35,000 square feet. There is no common open space, and the streets penetrate into adjacent neighborhoods at Jeanna Lane, Vallejo Street, Natalie Way and 198th Place. The primary entrance to the development is shown at 198th Street, which is proposed to be built immediately adjacent to homes in Sonoqui Creek Ranch Phase 2. The approved plan also relies on the use of septic tanks. Development according to the approved plan also requires that significant drainage issues be resolved at the intersection of 198th Street and Riggs Road. 3. Request Specifically, our request is to rezone the property from R1-35 to Planned Area Development (PAD) with an underlying zoning of R1-35, R1-18 and RC (Recreation and Conservation). This request will accommodate the development of a 128 lot, single family home subdivision as shown on the Illustrative Master Plan, Exhibit D, of this narrative. As discussed in the Town of Queen Creek Zoning Ordinance, the PAD development tool is designed to encourage the purposes below while implementing the goals and policies of the Queen Creek General Plan. Through the use of the PAD development tool, a property owner is encouraged to bring forth a creative subdivision design which will:

1) Promote the most appropriate use of the parcel, 2) Facilitate the adequate and economical provision of streets, parks, open space, storm

drainage and sewer utilities, 3) Preserve and utilize open space, and 4) Enhance the neighborhood’s appearance.

Customarily, a PAD is used to implement an exchange between a property owner and a municipality, for example, granting lot size deviations from a zoning district standard in exchange for a creative, high quality development. With this PAD application, where a deviation is requested, it is to the benefit of the Town—larger lots, with a single-story limitation and height restriction. These deviations are being requested in order to bring about a high quality, subdivision which:

1) promotes appropriate residential uses for this parcel, 2) provides for an abundance of open space, 3) preserves the Sonoqui Creek Wash, 4) provides comprehensive solutions to sewer and drainage issues on the parcel, 5) enhances the neighborhood appearance, and 6) is superior to the plan which is currently approved for this site.

The subdivision proposed with this PAD request is the result of numerous meetings with Town staff, interested neighbors and property owners. This collaborative effort has produced a plan which is compatible with the vision, goals and policies of Queen Creek and which will be a point of pride at this important intersection in the Town of Queen Creek

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4. Consistency with General Plan, (GPA13-030) The proposed density of Sonoqui Creek Village is shown below: Development Area Dwelling Units GP

Designation Acreage Density

North of Sonoqui Creek Wash

21 LDR (1-2 du/ac)

16.99 1.23

Sonoqui Creek Wash and Southern Parcel

107 VLDR (0-1 du/ac)

107.44 .995

Total Project 128 124.43 1.03 In addition to being compatible with the density allowed under the General Plan Land Use designations of LDR and VLDR, the proposed PAD is consistent with the following policies, intent and goals in the Town of Queen Creek’s 2008 General Plan: Vision: Maintaining the Town’s unique character by:

• Protecting the Town’s development potential and enhancing economic sustainability by providing residential lots sizes that reduce the ratio of public service costs to revenue generation as compared to the existing lot sizes. The proposed amendment will also promote the Town’s high quality design standards through the increased level of quality proposed as part of the corresponding Rezoning/Preliminary Plat for the property. Goal 1, Policy 1a.

• Incorporating the Sonoqui Wash in private development adjacent to the wash. Goal 1, Policy 1h.

Vision: Effectively managing the Town’s growth by:

• Promoting land development in an area where infrastructure already exists. Goal 2, Policy 2b & 2d.

Vision: Developing superior residential neighborhoods by:

• Providing a diversity of housing opportunities within the Town through incorporation of various lot sizes and corresponding home sizes. Goal 3, Policy 3b.

• Incorporating trails and paths for pedestrian and non-motorized access to provide connectivity to the Town’s residential areas and activity centers. Goal 3, Policy 3c.

• Providing compatible land use relationships with the surrounding area by providing appropriate transition treatments such as larger lots and open space buffer areas. Goal 3, Policy 3d.

• Incorporating traffic calming techniques that discourage through traffic by designing a looped street system. Goal 3, Policy 3e.

• Incorporating open space adjacency and connectivity to the Sonoqui Wash as a design element. Goal 3, Policy 3f.

In summary, this rezoning proposal is consistent with the density, vision, goals and policies outlined in the General Plan.

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5. Zoning and Planned Area Development

Balance of Zoning Districts While it is not required for an applicant to demonstrate a certain percentage of zoning districts within a proposed subdivision of this size, the following graphic demonstrates how the zoning districts within Sonoqui Creek Village are allocated:

Zoning District Acreage % of Subdivision R1-35 8.84 7.1% R1-18 52.98 42.58

RC (Recreation and Conservation)

19.31 15.52%

Other (Roads and Open Space) 43.3 34.80% Total 124.43 100%

Lot Sizes As shown on the Illustrative Master Plan, Exhibit D, and in the table below, the property owner is proposing a mix of four different lot sizes. This mixture of lot sizes meets the intent of the PAD standards outlined in the Town’s Zoning Ordinance.

Lot Size Lot Size Zoning Category

Number of Lots % of Development

203’ x 172.5’ 35,017 R1-35 11 8% 130’ x 170’ 22,100 R1-18 33 26% 120’ x 165’ 19,800 R1-18 34 27% 120’ x 151’ 18,120 R1-18 50 39%

Total 128 100% Modifications to Lot Development Standards As shown in the table below, the development standards proposed for Sonoqui Creek Village meet the development standards in the underlying R1-18 zoning district. Where there is a deviation, the deviation is to the benefit of the Town—wider, deeper lots with a single story limitation and height restriction. Additionally, the applicant is proposing a minimum square footage requirement for this development. This requirement, along with the other proposed development standards will ensure that the builder that ultimately builds on this site will be required to develop a quality product within this subdivision.

R1-18 Development Standards Standard Proposed Code Requirement

Minimum Lot Area (SF) 18,000 18,000 Minimum ground floor Livable (sf)

2,500 n/a

Minimum Lot Width 120’ 120’ Minimum Lot Depth 150’ 150’ Maximum Lot Width 190’ 190’ Maximum Lot Coverage: 35%; no two-story homes 35%

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-single story -two-story

will be permitted in Sonoqui Creek Village

Maximum Height 28’ 30’ Minimum Setbacks: -front -rear -side

25’ 30’ 10’

25’ 30’ 10’

R1-35 Development Standards

Standard Proposed Code Requirement Minimum Lot Area (SF) 35,017 35,000 Minimum ground floor Livable (sf)

2,500 n/a

Minimum Lot Width 203’ 145’ Minimum Lot Depth 172.50’ None Maximum Lot Width 203’ None Maximum Lot Coverage: -single story -two-story

25%; no two-story homes will be permitted in

Sonoqui Creek Village

25%

Maximum Height 28’ 30’ Minimum Setbacks: -front -rear -side

40’’ 40’’ 20’

40’ 40’ 20’

When the proposed setbacks are applied to the four different lot sizes, the building envelopes vary from 9,600 to 15,077 sq. ft., and are generous enough to accommodate a variety of floor plans. The setbacks are shown below and in Exhibit K of this narrative.

6. Development Plan and Community Design Guidelines Open Space and Landscaping The current zoning designation of R1-35 requires 5% of the property to be designated as open space. In an R1-18 subdivision the Queen Creek Subdivision Ordinance requires 7.5% of open

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space. As shown on the Conceptual Open Space Plan, Exhibit E, Sonoqui Creek Village is providing 21.63% open space, excluding the Sonoqui Creek Wash. If the Sonoqui Creek Wash is included in the Open Space calculation, the percentage of open space in this project climbs to a generous 32.9%. The active open space is proposed to be furnished with ramadas, benches, playground equipment and trails, as shown on the Ranch Park Illustrative Plan, Exhibit F. The Landscape Plan, Exhibit E2, has been designed in accordance with the requirements outlined in the Town of Queen Creek Subdivision and Zoning Ordinances. Community Walls & Monumentation The Conceptual Wall Plan attached as Exhibit G, depicts the location of each of the community wall types and monuments designed for Sonoqui Creek Village. The primary entrance to the community will be west of the intersection of Hawes & Riggs Roads. The entrance at this location has been planned with a great deal of effort including monumentation and landscaping and is shown on the cover of this narrative. The entire perimeter of Sonoqui Creek Village will be enclosed with a combination of view walls and primary theme walls. The walls will be constructed with a combination of CMU Block, stone veneer and a powder-coated railing (as applicable), as shown below. This combination of materials will provide the Sonoqui Creek Village homeowners with a measure of privacy, while retaining the equestrian character of the surrounding properties. While Section 5.2 of the Town’s Zoning Ordinance requires that “Fences adjacent to a community open space system or trail located in tracts containing a minimum of 10’ shall be partial view fencing (4’ solid- 2’ view), there are certain locations in Sonoqui Creek Village where noise mitigation and the privacy of the homeowner has been given priority over the view fencing requirement. In these locations, primary theme walls have been substituted for view fencing. This was done at the request of Town staff, in response to neighborhood input. For this reason we are asking for a deviation from the view fencing requirement in certain locations. This deviation will apply to less than 15% of the lots within Sonoqui Creek Village.

Treatment of Edge Conditions The property owner has worked diligently with adjacent neighbors who expressed a desire to have adequate buffering between their properties and Sonoqui Creek Village. As shown below, the neighboring community of Sonoqui Creek Ranch Phase 2 is buffered with landscape tracts which range in depth from 40 feet to 113 feet. Additionally, and also at the request of the neighbors, the lots on this boundary of the property are 35,017 square feet. This size is similar to the lots within Sonoqui Creek Ranch Phase 2. Furthermore, as noted above, the fencing adjacent to Sonoqui Creek Ranch Phase 2 is proposed to be primary theme wall, rather than view fencing.

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Trails and Equestrian Access As shown on the Conceptual Trail Plan, Exhibit H, the trail system proposed for Sonoqui Creek Village provide both pedestrian and equestrian access from the surrounding neighborhoods to the Sonoqui Creek Wash and the Horseshoe Park and Equestrian Center. Despite the fact that many of the properties adjacent to this project are deed restricted against horses, the property owner has agreed to provide equestrian access through this project so that those neighbors with horses can maintain their access to and from the nearby Horseshoe Park and Equestrian Center. As illustrated below, the equestrian trails in Sonoqui Creek Village are proposed to be a combination of decomposed granite and landscaping in front of the view fencing which is proposed for the perimeter lots. This trail design will provide equestrians from nearby properties the ability to enjoy horseback rides in a pleasant, horse-friendly environment and also conforms to the guidelines established in the Town of Queen Creek’s Parks, Trails and Opens Space Master Plan guidelines.

40’ buffer

113’ buffer

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Figure 34- “Town of Queen Creek Park, Trails and Open Space Master Plan”

Architectural Design Features While a home builder has not been selected for the homes in Sonoqui Creek Village, any prospective builder will be required to comply with the Architectural Design and Improvement Standards found in Article 5 of the Town of Queen Creek Zoning Ordinance as well as the required Design Elements and Amenities for a PAD outlined in Table 4.10-4. These include standards pertaining to landscaping, fencing, building materials, architectural variety, building materials, garage articulation and elevation details. 7. Public Utilities and Services Utilities and Services will be provided as follows:

Utility/ Service Provider Water Town of Queen Creek Sewer Town of Queen Creek

Electric Salt River Project Gas Southwest Gas

Cable Cox Communication Telephone Qwest/ CenturyLink

Law Enforcement Maricopa County Sheriff Fire Town of Queen Creek

School Queen Creek Unified School District

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Water Potable water will be delivered to the property by the Town of Queen Creek. Discussions with the Town have indicated that existing water lines near the boundaries of the property can be tapped and new lines extended within and around the property to serve its potable water needs. The proposed water system improvements will be designed and developed in accordance with the Town of Queen Creek and Maricopa County Environmental Services Department (MCESD) requirements. A preliminary water report has been provided as part of this PAD application. Wastewater Sewer service for this development will be provided by the Town of Queen Creek’s sewer system. Based on discussions with Town staff, there is existing infrastructure in place at Sossaman Road which will serve this development. Sewer improvements will be constructed which will allow the property to adequately connect to existing systems and convey wastewater according to Town of Queen creek and MCESD requirements. The development of this property is not anticipated to place an undue burden on existing wastewater infrastructure. A preliminary wastewater report has been provided as part of this application. Streets/Circulation The development of Sonoqui Creek Village will facilitate half-street improvements to Hawes and Riggs Roads, along the properties eastern and southern boundaries. Primary access to the southern portion of the project will be from Riggs Road, with a secondary access point from 196th Street. Access to the northern portion of the project will be from Hawes Road. In response to requests by the neighboring property owners, vehicular connectivity is not being proposed to Sonoqui Creek Ranch Phases 2 and 3, as was shown on the approved preliminary plat. All streets in Sonoqui Creek Village will be dedicated to the Town for public use. A Traffic Impact Analysis has been provided as part of this application and indicates that the development of a 128 lot subdivision will not have an adverse impact on the Hawes and Riggs arterials. State of Arizona Air & Water Quality Standards Sonoqui Creek Village will be designed and constructed in adherence to all relevant State of Arizona air and water quality standards. During project construction, measures will be taken to control any dust generated by activities on the property and to control any unscreened storm water discharge to adjacent waterways. After the project infrastructure is completed, dust control and storm water management practice will remain in place until all lots have been developed. Schools Efforts will be coordinated with the Queen Creek Unified School District to ensure that adequate educational facilities are provided for this development and that the District is supportive of this application. In a letter to the Town dated September 18, 2006, a representative from the Queen Creek Unified School District (QCUSD) indicated that the previous developer of this property agreed to donate $1,000.00 per dwelling unit to QCUSD to offset the impact the proposed

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development would have on the ability of the school district to provide adequate public facilities. The current property owner, KEMF Hawes & Riggs, LLC is committed to honoring this previous $1,000.00 per-lot obligation. Contact has been made with the Queen Creek Unified School District, but no response has been received as of this writing. 8. Development Phasing As shown in Exhibit I, it is anticipated that Sonoqui Creek Village will be developed in three different phases. Phase 1 will consist of the area between Hawes Road and Sonoqui Creek Ranch Phase II, south of the Sonoqui Creek Wash. Phase 2 will consist of the lots north of the Sonoqui Creek Wash, and Phase 3 will be the area north of Sonoqui Creek Ranch Phase 2, south of the Sonoqui Creek Wash. Out-of-sequence phasing, or the creation of sub-phases, may be administratively approved by the Town if the changes meet the Town’s minimum access, utility, health and safety requirements. 9. Public Participation

The applicant and property owner have held seven neighborhood meetings regarding the development of this property. While most the meetings were held in connection with the General Plan Amendment request (GP13-030), the result of those meetings is the site plan which is the basis for this PAD Rezoning request. As demonstrated by the matrix below, the proposed development at this site has evolved from a 198-lot development to a 128-lot development. Additionally, after each neighborhood meeting the proposed lot sizes increased, landscape buffers were revised, and the overall project density was reduced.

First Proposed

Plan

Second Proposed

Plan

Third Proposed

Plan

Fourth Proposed

Plan

Fifth Proposed

Plan

Sixth Proposed

Plan

PAD Plan

Lot Sizes (square feet)

(12,600 ) (18,000 )

(11,700 ) (14,000 ) (22,100 )

(11,700 ) (18,000 ) (22,100 )

(18,000 ) (22,100 )

(18,000 ) (22,100 )

(18,000 ) (22,100 ) (34,510 )

(18,120) (19,800) (22,100) (35,057)

Total Lots 198 185 168 144 139 135 128

Net Acreage 118.6 118.6 118.6 118.6 118.6 118.6 118.6

Net Density 1.67 1.56 1.42 1.21 1.17 1.14 1.07

Gross Acreage

124.43 124.43 124.43 124.43 124.43 124.43 124.43

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Gross Density

1.59 1.48 1.35 1.15 1.11 1.08 1.03

As a result of the neighborhood meetings held in connection with the Major General Plan Amendment effort, the Property Owner and neighbors entered into a Major General Plan Amendment and Rezoning Agreement, attached as Exhibit J. In this agreement, the Property Owner agrees to record a Declaration of Restrictive Covenants on the property which memorializes the agreements made between the Property Owner and the Neighbors. The terms of the agreement can only be changed with the consent of the “benefitted property” owners and is an expression of the details outlined within this PAD zoning application. The property owner remains committed to recording the agreement. 10. Conclusion According to Section 5.0(A) of the Town of Queen Creek Subdivision Ordinance,

“The purpose of a Planned Area Development (PAD) is to provide for the orderly development of land while permitting flexibility in the design and development of residential, commercial, and/or industrial developments of a quality which could not be achieved by traditional development within a single zoning classification. In areas of environmental sensitivity such as the San Tan foothills, Queen Creek or the Sonoqui Wash, or in an effort to preserve open space or agricultural areas free of development that may otherwise occur, a PAD is recommended. Use of a PAD or a DMP will allow development of a residential subdivisions with lots that are smaller and arranged differently than would otherwise be required by the zoning district within which the project is located (emphasis added).

For the following reasons and consistent with the environmentally sensitive area of the Sonoqui Creek Wash, this application for a PAD zoning overlay merits the support of staff, Planning and Zoning and Town Council:

A) Customarily, a PAD is used to implement an exchange between a property owner and a municipality, for example, granting lot size deviations in a zoning district in exchange for a creative, high quality development. As previously stated, with this PAD application, where a deviation from a development standard is requested, it is to the benefit of the Town—larger lots, with single-story limitations and height restrictions. These deviations are being requested in order to bring about a high quality, creative, single-family subdivision.

B) The use of the PAD development tool will facilitate the development of a high-quality,

single-family residential subdivision which promotes appropriate uses for this parcel, provides for an abundance of open space, preserves the Sonoqui Creek Wash, and enhances the neighborhood appearance. The development plan proposed with this PAD request is superior to the plan which is currently approved for this site.

C) The subdivision proposed with this PAD is the result of numerous meetings with Town

staff, Town representatives, interested neighbors and property owners. This collaborative effort has produced a plan project that is compatible with the vision, goals and policies of

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Queen Creek and which will be a point of pride at this important intersection in the Town of Queen Creek.

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SONOQUI CREEK VILLAGE

BY

KEMF HAWES & RIGGS, LLC

c/o GARRETT DEVELOPMENT CORP.

REZONING AND PLANNED AREA DEVELOPMENT

FOR 124.34 ACRES

NWC OF HAWES & RIGGS ROADS

REVISED PROJECT NARRATIVE

Submitted by: Submitted to: Pew & Lake PLC The Town of Queen Creek W. Ralph Pew 22350 South Ellsworth Road 1744 S. Val Vista Drive, Suite 217 Queen Creek, AZ 85242 Mesa, AZ 85204 July 14, 2014

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Table of Contents

Development Team 1 Introduction 2 Site Description/Background 2 Relationship to Surrounding Properties 3 Impact on Surrounding Properties 3 Approved Plan 4 Request 4 Consistency with General Plan 5 Zoning and Planned Area Development 6

Balance of Zoning Districts 6 Lot Sizes 6 Modifications to Lot Development Standards 6 Development Plan and Community Design Guidelines 7 Open Space and Landscaping 7 Community Walls & Monumentation 8 Treatment of Edge Conditions 8 Trails and Equestrian Access 9 Architectural Design Features 10 Public Utilities and Services 10 Water 11 Wastewater 11 Streets/Circulation 11 State of Arizona air & Water Quality Standards 11 Schools 11 Development Phasing 12 Public Participation 12 Conclusion 13

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List of Exhibits

A) Aerial Map

B) Sonoqui Creek Ranch Phase

C) Approved Development Plan

D) Illustrative Master Plans

E) Conceptual Open Space Plan, Illustrative Landscape Plan, Main Entry Illustrative Perspective, Typical Streetscape Illustrative Perspective

F) Ranch Park Illustrative Plan

G) Conceptual Wall Plan

H) Conceptual Trail Plan

I) Phasing Plan

J) General Plan Amendment and Rezoning Agreement

K) Lot Setback Exhibit

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to: planning and zoning commission through: chris...

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