CHRIS ANARADIAN, DEVELOPMENT SERVICES DIRECTOR BRETT BURNINGHAM, PLANNING ADMINISTRATOR; SIDNEY URIAS, PLANNER II

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1 Requesting Department: Development Services TO: THROUGH: FROM: RE: PLANNING AND ZONING COMMISSION CHRIS ANARADIAN, DEVELOPMENT SERVICES DIRECTOR BRETT BURNINGHAM, PLANNING ADMINISTRATOR; SIDNEY URIAS, PLANNER II Introduction and Public Hearing on GPA Meridian Ranch Major General Plan Amendment (Resolution ), a request by W Holdings and Langley Properties, for a Major General Plan Amendment of 377 acres from Employment Type-A to Medium-High Density Residential (0-5 DU/AC). This project is generally located at the southeast corner of Signal Butte Road and Queen Creek Road. DATE: AUGUST 31, 2016 STAFF RECOMMENDATION Staff recommends continuing GPA Meridian Ranch Major General Plan Amendment to the Sept. 14, 2016 Planning Commission meeting. PROPOSED MOTION Move to continue GPA Meridian Ranch Major General Plan Amendment to the Sept. 14, 2016 Planning Commission meeting. RELEVANT COUNCIL GOAL Secure Future Effective Government SUMMARY The proposal consists of a request by W Holdings and Langley Properties for a Major General Plan Amendment of 377 acres from Employment Type-A to Medium-High

2 Density Residential (0-5 DU/AC). This application involves six property owners working collectively to develop the 377 acre site. Staff is appreciative of the property owners working collectively as a team to provide an unfragmented development between ownership lines. This project is generally located at the southeast corner of Signal Butte Road and Queen Creek Road HISTORY In June 2016, Phoenix Mesa Gateway Airport approved an Intent to Approve the Airport Land Use Compatibility Plan, which includes the reduction in the 65- and 60- DNL noise contours. The reduction in the overflight areas opens up the opportunity to develop residential lots on the subject property and as a result, the applicant is requesting to amend the existing land use designation to Medium High-Density Residential. No development history is available for the subject property. The subject property has historically been used for agricultural uses and is currently zoned R1-43. PROJECT INFORMATION Meridian Ranch Project Information Project Name Meridian Ranch Major G.P.A. This project is generally located at the southeast corner Site Location of Signal Butte Road and Queen Creek Road. Current Zoning R1-43 General Plan Designation Employment Type - A Proposed General Plan Medium-High Density Residential (0-5 DU/AC) Designation Surrounding Zoning Designations: North Emp-A and R1-5 South RU-43 (County Island) East Ironwood Crossing (Pinal County) West RU-43 Residential lots and Dairy Farm (County Island) Gross Acreage 377 Acres Proposed Density 3.48 dwelling units per acre DISCUSSION This project is generally located at the southeast corner of Signal Butte Road and Queen Creek Road. This site is composed of seven parcels; b, 002C, 002D, 002E, 001D, 003P, 003M and 003N. Adjacent users to the site consist of agricultural uses to the north zoned R1-5 and Emp-A (Industrial). To the west of the proposed amendment site is a dairy farm and residential acre lots zoned RU-43 located in a GPA Meridian Ranch August 31, 2016 Planning Commission Staff Report Page 2 of 8

3 County Island. To the east of the site is Ironwood Crossing which is located in Pinal County. To the south of the site is a County Island zoned RU-43. The site also shares a southern boundary with the proposed General Plan Amendment-Meridian Estates (GPA16-025). The applicant is requesting a Major General Plan Amendment for 377 acres from Employment A to Medium-High Density Residential (0-5 DU/AC). ANALYSIS General Plan Review: This project is generally located at the southeast corner of Signal Butte Road and Queen Creek Road. The project is currently designated Employment Type-A, but it is being proposed as Medium-High Density Residential (MDR) (0-5 DU/AC). The overall density for this project is 3.48 dwelling units per acre when averaged over the entire 377 acre site. The proposed density is somewhat consistent with the General Plan and surrounding development for this area. The current General Plan Map land use classification of Employment Type A was the result of Town initiated amendments to this area primary in response to the properties location in the Phoenix-Mesa Gateway Airport Authority (PMGAA) airport FAR Part DNL noise contours and related Airport Overflight Area (AOA) 1. Development of residential uses in the areas impacted by these flight designations was strongly discouraged. This General Plan Amendment request is a result of the PMGAA s imminent adoption of a new FAR Part 150 study that will remove the property from the AOA 1 designation. In June 2016, PMGA approved an Intent to Approve the Airport Land Use Compatibility Plan, which includes the reduction in the 65- and 60-DNL noise contours. The reduction in the overflight areas opens up the opportunity to develop residential lots on the subject property and as a result, the applicant is requesting to amend the existing land use designation to Medium High-Density Residential. Given the proposed revisions to the Phoenix Mesa Gateway Airpot 65 and 60-DNL overflight contours, and given that the proposed net density for the total Meridian Ranch/Malone Place PAD development is requested to be 3.48 DU/AC, staff recommends that the request to amend the General Plan land use designation for the 377 acres Employment Type A site be amended to Medium-High Density Residential. Staff concurs with the findings of fact (General Plan Amendment review criteria) provided in the staff report. Engineering Review: The project has been reviewed by the Civil Engineering and Transportation Engineering Divisions. Conditions of Approval have been added to address Engineering conditions for this project. GPA Meridian Ranch August 31, 2016 Planning Commission Staff Report Page 3 of 8

4 GENERAL PLAN AMENDMENT FINDINGS OF FACT The request to amend the General Plan Land Use Map by changing the land use classifications of approximately 377-acres from Employment Type A to Medium-High Density Residential Type A (MHDR-A) (0-5 DU/AC) is supported by the following findings: 1. Does the development pattern contained in the future land use plan provide appropriate optional sites for the use proposed in the amendment? Applicant Response: Although the land use patterns in the vicinity of this Amendment provide for Medium Density Residential within the Town s incorporated boundaries, the more significant point is that the existing land use patterns in the project area are no longer in line with the surrounding community. The existing Employment Type A is currently a large island of employment that is no longer primarily connected to the Employment area around the airport, where those uses would be focused, but surrounded by the Medium Density Residential, Commercial, Medium High Density Residential, Recreation/ Conservation, and a small area of Employment adjacent to the commercial at the northwest corner of the site. As further demonstrated during the North Specific Area Plan and through the study conducted by Applied Economics, the large collection of Employment uses in this area have no reasonable prospect of development as currently planned as it is oversaturated and development will be located closer to the airport center and freeway connections. It is substantiated by this fiscal analysis that if this 383-acre property was improved to its full potential as medium and medium high density residential with areas of sustainable commercial development, the benefit to the Town with a higher consumer and work force would be a more likely economic benefit to the Town. 2. Does the amendment constitute an overall improvement to the Queen Creek General Plan and is not solely for the good or benefit of a particular landowner or owners at a particular point in time. Applicant Response: While the Amendment presented here is beneficial to the Owner, it is not solely for the good of the Owner, rather, important planning and sustainability benefits are being made to the Town. As stated earlier, this Amendment will provide a development plan that is in line with the recently adopted North Specific Area plan just to the north of this amendment request which was adopted in September of The North Specific Area Plan review resulted in the removing of a great deal of the Employment Type B and Type A land uses and replaced it with Medium High Density Residential (0-5 DU/AC) Land use adjacent to this site. This Amendment is in line with the North Specific Area Plan and continues to provide more appropriate transitions from the Medium High Density Residential to the north, to the Medium Density Residential to the south and east and west of the site. This request further protects the existing and future residents of the surrounding Medium Density Residential land use properties from potential future incompatible uses. In addition, the town benefits with this proposal because the adjacent arterial roadways will get improved when this property develops. If GPA Meridian Ranch August 31, 2016 Planning Commission Staff Report Page 4 of 8

5 the property stays employment, these roads will sit unimproved for several decades due to the oversupply of industrial land. 3. The degree to which the proposed amendment will impact the community as a whole or a portion of the community: Applicant Response: Approval of this Amendment will create the opportunity for residential growth in this eastern edge of the Town s incorporated boundary to add to the growing consumer base and grow the commercial market. The amendment will allow for the development process to occur and have a positive impact on existing and future land uses in the area by beginning the design and implementation of transportation corridors to provide connectivity among various properties on the east side of the Town increasing the employment and consumer base thus providing a demand for increased commercial development and tax revenue. 4. The amendment is consistent with the overall intent of the General Plan s Vision, Goals and Policies as outlined below: Applicant Response: Determining the overall intent of the Town s General Plan is arrived at by evaluating the cumulative impact of the goals and policies expressed throughout the General Plan. This amendment is consistent with various goals and policies of the General Plan as described in the section of this narrative report identified as General Plan Land Use Amendment. Land Use Element Goal 1 Maintain the Town s unique community character Applicant Response: This Amendment will protect and promote the Town s sustainable future while providing a unique, attractive, and desirable community by providing for land uses and infrastructure that provide transition from the current vision and development of the Town to the future. Goal 2 Effectively manage the Town s growth Applicant Response: This Amendment is maximizing the benefit of planning large parcels together. They will be served by the same facilities and improvements, allowing the Town to plan more cohesively for future development and infrastructure needs for future build out system capacities. Goal 3 Develop superior residential neighborhoods Applicant Response: This Amendment will provide housing opportunities within the Town for medium density residential areas near future shopping and employment areas while buffering the existing residential areas and ensuring compatibility between new projects and existing neighborhoods through appropriate transitional treatments. GPA Meridian Ranch August 31, 2016 Planning Commission Staff Report Page 5 of 8

6 Extensive buffer zones along the utility corridors and roadways provide recreational opportunities and viewsheds along roadways in excess of typical communities. The architectural quality that the town requires will also add value to this neighborhood. Parks, Trails and Open Space Element Goal 1 Develop a comprehensive park system to provide the open spaces and recreational opportunities needed to meet the Town s recreational needs. Applicant Response: Several parks are placed within the community along the proposed trail system which will provide for a variety of active community amenities which will provide recreational opportunities for the residents and connect to the perimeter regional trail system which will benefit the entire Town and increase non-vehicular connectivity. Goal 5 Complete a comprehensive trail system within the Town and within the Towns' planning area where possible. Applicant Response: The easements along Signal Butte Road and Queen Creek Road provide for a trail system which connects to the Town but also connects the interior community park system along the collector roadways and throughout the community neighborhoods within the project. Goal 6 Encourage neighborhood design and development which provides pedestrian and non-vehicular linkages with other areas in town. Applicant Response: The project provides a large 120 easement along Queen Creek Road and a 100 easement along Signal Butte Road which provide for pedestrian and non-vehicular connections within the community and to major arterials and trails within the Town. Environmental Planning Element Goal 1 Enhance the quality of life in Queen Creek by recognizing the importance of environmental stewardship. Applicant Response: The project will provide open space and landscaping consistent with the Town of Queen Creek plant pallet and existing vegetation consistent with the community. Landscape design will utilize low water use plants and minimize turf to reduce the impact of water utilization on the site while providing appealing landscaping which will be approved through the Town review processes and meet the Town requirements and standards. Goal 4 Develop programs to promote environmental sensitivity in the build environment. GPA Meridian Ranch August 31, 2016 Planning Commission Staff Report Page 6 of 8

7 Applicant Response: As the project develops, the project will work with the Town to utilize programs in place within the Town and by the builders to provide a creative built environment that reduces the impact on the surrounding communities and provides a design which exemplifies the vision of Queen Creek and its future. FISCAL IMPACT ANALYSIS The Town of Queen Creek Finance Department has conducted an analysis on the estimated impact of the Meridian Ranch project. This analysis centers on the relationship between estimated home sale price and the corresponding household income of the purchaser. The average estimated home sale price for this study is $300K. To conduct a more conservative analysis, the home value has been reduced by 5% to $285K. This sale price correlates to an average household income of $78K. The Meridian Ranch development at full buildout is estimated to generate annual net revenues of $55K. Per residential unit (1,129 units), the average positive impact is approximately $49. Per dollar of expense incurred, the project is estimated to generate $1.03 in revenue. Primary drivers for the revenues: net increase in primary property tax as result of development; increased sales tax collection, and increased state shared revenues allocated by population. Additionally, the development is estimated to generate $33M in one-time revenues such as plan/permit review fees, development/impact fees, and construction sales tax. PUBLIC COMMENTS With the exception of the Mesa-gateway Airport, no comments were submitted during the 60-day outside agency window. The applicant conducted two Neighborhood Meetings on Tuesday, June 21, 2016 and Tuesday, July 26, On June 21, 2016 a total of eight residents attended the neighborhood meetings. Also, On July 26, 2016, a total of two residents attended the neighborhood meeting. Questions from residents consisted of the following: 1. Questions about the General Plan process; 2. Proposed density in comparison to surrounding development; 3. Changes in the Mesa-Gateway Airport contour lines; 4. Proposed school location; 5. The proposed SRP power lines along Signal Butte Road; 6. Possible equestrian trails along Signal Butte Road; 7. Road improvements along the perimeter of the development; 8. Proposed housing product throughout the project; 9. And zoning restrictions/allowances for current agricultural uses GPA Meridian Ranch August 31, 2016 Planning Commission Staff Report Page 7 of 8

8 The applicant addressed each of the above questions throughout their presentation. Residents were generally supportive of the general plan amendment request. No other concerns were expressed by local residents. Staff received an from a resident on August 19, The is included as Attachment number 9. ATTACHMENTS 1. Aerial Photo Exhibit 2. General Plan Map Exhibit 3. Proposed General Plan Map Exhibit 4. Zoning Map Exhibit 5. Proposed Zoning Map Exhibit 6. Neighborhood Meeting Minutes for June 21, Neighborhood Meeting Minutes for July 26, Letter from the Mesa-Gateway Airport 9. from the public GPA Meridian Ranch August 31, 2016 Planning Commission Staff Report Page 8 of 8

9 Project Name: Meridian Ranch MGPA/Malone Place PAD 220TH ST Case Number: GPA16-04 and RZ Barney Farms QUEEN CREEK RD County Island Proposed Meridian Ranch MGPA/Malone Place PAD PAGODA SIGNAL BUTTE RD D 2N 22 ROSA RD ST EL O RO VIA D EL V ER D EL J E 228TH ST MCCOWAN CT MCCOWAN CT SILVER CREEK LN HIL LS AR D IN DR SONOQUI BLVD STONECREST DR DESERT SPOON DR MCCOWAN DR SILVERCREEK LN SONOQUI BLVD PARKSIDE DR HAILEY LN CREOSOTE DR VIA D LENORA WAY KADEN LN E LNFarm SILVER CREEK Church DE SE BLVD SONOQUI RT MUNOZ ST 231ST WAY ER D MUNOZ ST 231ST ST EL V MUNOZ ST TIERRA GRANDE County Island 229TH ST 22 1S TP L VIA D DUNCAN ST STONECREST DR 223RD PL DR 223RD ST Ocotillo Heights HI LL S CRAPE 227TH PL CT MUNOZ CT T DE SE R BIRCH 226TH ST DUNCAN VIA D ALDER OCOTILLO RD PICKETT CT MUNOZ CT TREE IronwoodFEVER Crossing ROSEMARY DOMINGO RD ESTRELLA RD HICKORY Meridian Estates (Spur Cross) PLANE TREE LINDEN Charleston Estates SOAP BERRY O RD MERIDIAN RD MAYA RD 223RD PL QUINTE R RUSSET RD EUELL 224TH PL 220TH PL APPLEBY RD RUSSET RD 220TH ST LAYLAND ALYSSA RD

10 220TH PL 223RD PL 224TH PL 228TH ST SOAP BERRY HICKORY LINDEN JUNIPER Project Name: Meridian Ranch MGPA/Malone Place PAD Case Number: GPA and RZ EMP A 220TH ST RC MHDR MERIDIAN RD EMP A EMP B EMP A Barney Farms CS QUEEN CREEK RD CS CS CS CS 220TH PL County Island ALYSSA RD APPLEBY RD MDR RUSSET RD RUSSET RD SIGNAL BUTTE RD Proposed Meridian Ranch MGPA/Malone Place PAD EMP A PAGODA LAYLAND MDR Ironwood Crossing PLANE TREE EUELL 220TH ST MAYA RD Charleston Estates QUINTERO RD Meridian Estates (Spur Cross) LAUREL 219TH PL 222ND ST ROSA RD DOMINGO RD NC CS CS ALDER BIRCH CRAPE MDR PICKETT CT DUNCAN RD Ocotillo Heights PQ MDR 223RD ST MUNOZ CT OCOTILLO RD CS DUNCAN ST MUNOZ ST SILVER CREEK LN 226TH ST Church Farm MUNOZ ST 227TH PL MDR CS County Island VLDR MUNOZ ST SILVER CREEK LN MCCOWAN CT STONECREST DR VLDR LENORA WAY MHDR SILVERCREEK LN General Plan Land Use <all other values> Very Low Density Residential (0-1 DU/AC) Town Center Mixed Use Low Density Residential (0-2 DU/AC) Meduim Density Residential (0-3 DU/AC) Meduim High Density Residential Type A (0-5 DU/AC) Multi-Family Master Plan Community (0-1.8 DU/AC) Mixed Use Neighborhood Commercial Community Commercial Office/Services Commercial Regional Commercial Center Employment Type A Employment Type B Public/Quasi-Public Open Space

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12 223RD PL 228TH ST SOAP BERRY HICKORY UKON Project Name: Meridian Ranch MGPA/Malone Place PAD Case Number: GPA and RZ I-2 220TH ST RC I-1 Barney Farms R1-5 MERIDIAN RD QUEEN CREEK RD County Island R TH PL ALYSSA RD APPLEBY RD SIGNAL BUTTE RD Proposed Meridian Ranch MGPA/Malone Place PAD R1-43 OKAME EUELL CHARLESTON ESTATES REPLAT R1-12 R1-7 MAYA RD 219TH PL QUINTERO RD 220TH ST DUNCAN CT R1-15 Charleston Estates CHARLESTON ESTATES ESTRELLA RD 222ND ST 223RD ST C-1 PICKETT CT Ocotillo Heights OCOTILLO RD C-2 DUNCAN ST R1-4 STONECREST DR Meridian Estates (Spur Cross) 226TH ST 226TH WAY Church Farm 227TH PL MCCOWAN CT County Island MUNOZ ST MCCOWAN CT STONECREST DR Ironwood Crossing ALDER LINDEN APRICOT BIRCH CRAPE LENORA WAY MCCOWAN DR Zoning Districts C-1, Commercial PQP, Public/Quasi-Public R1-4, Residential R1-9, Residential R1-35, Residential C-2, Commercial RC, Recreation/Conservation R1-5, Residential R1-10, Residential R1-43, Residential TC, Commercial R-2, Residential R1-6, Residential R1-12, Residential R1-54, Residential I-1, Industrial R-3, Residential R1-7, Residential R1-15, Residential R1-190, Residential I-2, Industrial R-4, Residential R1-8, Residential R1-18, Residential

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