Major General Plan Amendment. Project Narrative GPA NEC Signal Butte and Ocotillo Roads

Transcription

1 Major General Plan Amendment Spur Cross Project Narrative GPA NEC Signal Butte and Ocotillo Roads Submitted to: TOWN OF QUEEN CREEK PLANNING DEPARTMENT South Ellsworth Road Queen Creek, AZ Submitted on Behalf of: MERIDIAN ESTATES, LLC 8501 North Scottsdale Road, Suite 120 Scottsdale, AZ Prepared by: IPLAN CONSULTING 3317 S. Higley Road, Suite Gilbert, AZ Prepared: March 2016

2 DEVELOPMENT ADVISORS IPLAN CONSULTING IPLAN CONSULTING Greg Davis Mario Mangiamele, AICP 3317 S. Higley Road, Suite S. Higley Road, Suite Gilbert, AZ Gilbert, AZ V: (480) V: (480) E: E: EPS GROUP, INC. APPLIED ECONOMICS F2 GROUP Daniel Auxier Sarah Murley Matt Franklin 2045 S. Vineyard Ave., Suite N. Tatum Blvd., Suite 225 PO Box Mesa, AZ Phoenix, Arizona Chandler, AZ V: (480) V: (602) V: (480) E: E: E: PREPARED FOR: EL DORADO HOLDINGS Brad Hinton 8501 N. Scottsdale Rd, Suite 120 Scottsdale, AZ V: (602) E: Spur Cross Project Narrative Major General Plan Amendment Page 2 of 19

3 SPUR CROSS MAJOR GENERAL PLAN AMENDMENT PROJECT NARRATIVE Table of Contents 1. Title Page... 1 Development Advisors... 2 Table of Contents... 3 Exhibits and Tables Request Existing Conditions Relationship to Surrounding Properties General Plan General Plan Land Use Map Amendment General Plan Goals and Policies Fiscal Analysis of Land Use Change Findings of Fact Public Utilities and Services Water Wastewater Schools Public Participation Conclusion Exhibits and Tables Site Aerial Exhibit... 4 Table 3.101: Existing Land Use Table... 5 Queen Creek General Plan Land Use Map (Existing) Queen Creek General Plan Land Use Map (Proposed Option A) Queen Creek General Plan Land Use Map (Proposed Option B) Spur Cross Project Narrative Major General Plan Amendment Page 3 of 19

4 SITE AERIAL EXHIBIT Map Source: Google Earth, 2016 Spur Cross Project Narrative Major General Plan Amendment Page 4 of 19

5 2. REQUEST Meridian Estates, LLC, is pleased to submit for your consideration a major General Plan amendment request concerning an approximate 234-acre property generally located at the northeast corner of Signal Butte and Ocotillo Roads. The property is further identified as Maricopa County Assessor Parcel Nos.: C & D. More specifically, this narrative complements a request to amend the 2008 Town of Queen Creek General Plan Land Use Map for approximately 234-acres by changing the Land Use Map classifications from Employment Type A and Neighborhood Commercial (NC) to Medium- Density Residential (MDR) (0-3 DU/AC) and Medium-High Density Residential Type A (MHDR-A) (0-5 DU/AC) to enable development of Spur Cross as more particularly described in this narrative. Forthcoming applications are anticipated to be submitted to the Town for the required review and action on rezoning and Preliminary Subdivision Plats for the anticipated project. 3. EXISTING CONDITIONS RELATIONSHIP TO SURROUNDING PROPERTIES The project is bound on the north and east by existing agricultural uses that are classified for future nonresidential uses on the General Plan Land Use Map, which properties are also subject to a major General Plan amendment request for residential use. Ocotillo Road provides for the entire southern project boundary, while the developing Church Farm master plan lies further south across Ocotillo Road. Signal Butte Road is contiguous to the entire western project boundary with developing single family uses situated across Signal Butte Road (Charleston Estates), which uses are classified as Medium Density Residential (0-3 DU/AC) on the Queen Creek General Plan Map. The General Plan land use classifications, along with the existing zoning and uses for the adjacent parcels, are listed below: TABLE 3.101: EXISTING LAND USE TABLE DIRECTION GENERAL PLAN LAND USE CATEGORY (2008) EXISTING ZONING EXISTING USE On-Site Employment Type A R1-43 Agriculture Neighborhood Commercial (NC) R1-43 Agriculture North Employment Type A 1 R1-43 Agriculture Commercial C-2; PAD Vacant South Medium Density Residential (0 3 DU/AC) Very Low Density Residential (0 1 DU/AC) R1-43 Agriculture / Office Rural-43 (Maricopa County) Single Family Residential East Employment Type A R1-43 Agriculture Spur Cross Project Narrative Major General Plan Amendment Page 5 of 19

6 TABLE 3.101: EXISTING LAND USE TABLE DIRECTION GENERAL PLAN LAND USE CATEGORY (2008) EXISTING ZONING EXISTING USE West Medium Density Residential C-1, R1-7, R1-9, (0 3 DU/AC) R1-15; PAD Single Family Residential 1 - Property is subject to a concurrent major General Plan amendment request for MHDR-A. 4. GENERAL PLAN 4.1 GENERAL PLAN LAND USE MAP AMENDMENT Queen Creek s 2008 General Plan Land Use Map classifies the properties as Employment Type A and Neighborhood Commercial, which Employment land use classification is intended to encourage a range of uses from light manufacturing to light industrial and office uses such as high-technology support industry, aerospace support industry, computer software or hardware companies and warehousing. The intent of the Neighborhood Commercial classification is to provide goods and services to the surrounding neighborhoods with uses such as general grocery, pharmacy, restaurants, personal service and financial institutions. The Employment Type A land use classification generally supports a corresponding zoning designation of EMP-A (Office/Industrial Park), whereas the Neighborhood Commercial classification generally supports the corresponding zoning designation of Neighborhood Commercial/Office or Light Commercial. While the 234-acre property has continually been farmed over the years, a variety of Town of Queen Creek General Plan land use classifications have provided long-range visions for the project area. According to Town records, General Plan land use classifications have incrementally shifted in intensity from Very Low Density Residential to Employment Type B; and, then to the existing land use classifications of Employment Type A and Neighborhood Commercial. It is largely believed this current General Plan Map land use classification of Employment was the result of Town initiated Map amendments to this area for the primary reason that the property was geographically located under the FAR Part DNL noise contours and related Airport Overflight Area (AOA) 1 designation of the Phoenix-Mesa Gateway Airport Authority (PMGAA), which current designation strongly discourages residential development. This request is, in part, a result of the PMGAA s imminent adoption of a new FAR Part 150 study which will remove this property from the AOA 1 designation. Just as the Town of Queen Creek has modified the vision for this property over the years, further visioning is pertinent to ensure compatible and fiscally responsible land use planning is realized. The impetus of the requested Medium-Density Residential (MDR) (0-3 DU/AC) and Medium-High Density Residential Type A (MHDR-A) (0-5 DU/AC) land use classifications for the property is based on the necessity to provide a more compatible land use to surrounding properties as well as to provide a desirable land use to financially support the Town Center retail core and other nonresidential uses, thus ultimately increasing the Town s long term revenue stream. Further, the requested MHDR- A land use will serve to provide more diverse housing opportunities for the current and future Town residents and using an overall blended project density, will result in a residential product that provides an appropriate transitional density and buffer from the high volume traffic of Ocotillo Road and the nonresidential uses across. Spur Cross Project Narrative Major General Plan Amendment Page 6 of 19

7 Diligent land use planning is a long-term process that typically contains multiple steps to help ensure a land use is fiscally responsible, as well as a benefit to the community in terms of sustainability and compatibility; however, responsible land use planning should also allow for flexibility in policy. Flexibility in land use planning and policy making decisions is critical to accommodate for the diverse variables that affect all of us, including changes to global, national or regional economics, as well as influences of shifting population growth areas, natural resources and environmental conditions, advancements in technology, availability of capital resources, modifications to infrastructure, change of government policies and modifications to land use patterns. As aforementioned, the primary motivation for this property to have the current employment and commercial land use it has was a reaction to the PGMAA FAR Part 105 study, but even so, a multitude of influences exist that render this geographic location unfeasible for employment and commercial related uses and the continuation of these existing land use classifications on the property will only result in an inherent disadvantage to the Town and to the region as these properties will most likely not be developed as envisioned by the Town. The request to amend the 2008 Land Use Map by changing the land use classifications of approximately 234-acres from Employment Type A and Neighborhood Commercial (NC) to Medium-Density Residential (MDR) (0-3 DU/AC) and Medium-High Density Residential Type A (MHDR-A) (0-5 DU/AC) is supported by the following findings: Employment Land Absorption: Absorption of the exiting Employment land use at this location would be significantly delayed, if ever, due to the 10,000 plus acres of more desirably positioned Employment land uses within the Town and bordering municipalities to the north and west. Infrastructure: Deficiency of a regional transportation network, specifically a freeway, within close proximity to these properties renders them as less desirable and unsustainable for Employment development. Conversely, the existing and planned roadway hierarchy will support anticipated vehicular traffic flow for the proposed Residential land use as evidenced in the corresponding Traffic Impact Analysis submitted with this request. Phoenix-Mesa Gateway Airport: Continued cessation of noise unrestricted aircraft use, combined with planned airport and regional growth, has prompted PMGAA to reevaluate land use compatibility measures, noise compatibility policies, Overflight Area (AOA) zones and Airspace Protection Policies and as a result, PMGAA is currently conducting a public process concerning potential updates to the Airport Land Use Compatibility Plan. The preliminary findings of these updates indicates the potential for a significant size reduction and relocation of both the initially established 65- and 60-DNL noise contours, which modification will completely remove these properties from both the 65- and 60-DNL contour areas and thereby allow for noise sensitive uses such as the proposed residential land use. Neighborhood Compatibility: The current Employment land use is inappropriate for this location which is entirely surrounded by low and medium density residential land uses. The traffic, noise, lights, and other nuisances associated with Employment land Spur Cross Project Narrative Major General Plan Amendment Page 7 of 19

8 use would negatively impact the adjacent areas and surrounding properties. The proposed Residential land uses are much more appropriate and compatible with all of the adjacent properties and surrounding area. Economic Impact: Even though the Town desires employment development in the Town, the above discussed challenges to employment development at this location would keep this property in agricultural use for many decades. Even if eventually the property would develop in an employment use, it would likely be developed by a tertiary user that had no need for efficient transportation (freeway) access such as warehousing which offers little economic benefit to the Town in terms of employment or tax revenue. In contrast, if the subject property is developed as proposed in a residential use, the nearby Queen Creek downtown retail uses will substantially benefit which will result in sales tax dollars for the Town. Neighborhood Commercial - Location: While the Town s General Plan Land Use Map identifies an approximate 22-acre Neighborhood Commercial parcel at the immediate northeast corner of the intersection, the ownership group has conducted significant due diligence with retail trade groups and industry experts which has resulted in findings that the overabundance of, and more desirable locations for, existing commercial classified land uses (Neighborhood Commercial, Community Commercial and Commercial) within close proximity to the property significantly impacts absorption of Neighborhood Commercial at this location. The other three corners of this section of land all are proposed to develop as commercial and are in better position to attract quality commercial users than the subject property s corner. If we are required to retain some commercial land use here, we believe it will only attract secondary and tertiary users which may not be compatible with the high quality neighborhood we are proposing to develop. Significant commercial areas along Ellsworth Loop Road are vibrant and still contain additional retail and related vacant properties that can be utilized within the trade area. On this basis, the market industry experts do not believe there will be meaningful demand for potential commercial uses on this property. Additionally, since Signal Butte dead-ends ½-mile to the south, this property lacks sufficient vehicular traffic volumes that commercial users demand to sustain economic viability and vitality. According to market industry experts, Ironwood Road and Ellsworth Loop Road are the desired north-south roadways that commercial users will be targeting as the area matures. In response however to staff s preliminary review comments and contrary to the property owner s requested General Plan amendment, an Option B - General Plan Land Use Map exhibit is incorporated herein, which identifies inclusion of an approximate 15-acre Neighborhood Commercial land use classification for the immediate northeast corner of Signal Butte and Ocotillo Roads (Parcel C). We do not believe the inclusion of any amount of commercial land use benefits the project or the Town, but do recognize Staff s desire to retain a viably sized site for it. Spur Cross Project Narrative Major General Plan Amendment Page 8 of 19

9 Land Use Patterns: o While growth slowed over a number of years due to various economic factors, population growth is again increasing in the area as Queen Creek has become a unique and desirable community to reside; however, the historic relatively low residential densities of the Town have a tendency to place fiscal constraints on the Town for desired municipal services. Inclusion of Medium and Medium High Density Residential uses will provide a greater mix of residential densities in the Town; will serve to provide a cross-section of housing opportunities to accommodate an expanded local and regional employment base within closer proximity to employment centers; and to capture necessary tax revenues for the long term economic vitality of the Town. Economic viability of this residential land use is also supported by the findings of the multiple economic analyses referenced in the North Specific Area Plan, as well as the Fiscal Impact Analysis submitted concurrently with this request. o Location of the Medium High Density Residential land use area has been responsibly located to not only be compatible with adjacent land uses, but also to provide additional housing opportunities to support the anticipated needs of the Town of Queen Creek. This MHDR-A residential land use has been systematically located to be physically separated from the lower intensity residential uses northwest and southeast of the property, while the Abel-Moody transmission line corridor contiguous to the western project boundary will provide appropriate and sufficient buffering from the developing Charleston Estates residential neighborhood across Signal Butte Road to the west. As a result of these findings, the ownership group and their development advisors has been diligently analyzing the property location in effort to determine the most compatible and sustainable land use for the Town and region as a whole. Although a multitude of different land uses have been analyzed to responsibly plan this property for the long term, we believe that the most compatible and sustainable use for this property is Medium-Density Residential (0-3 DU/AC) and Medium-High Density Residential Type A (0-5 DU/AC). These findings are effectively based on: a) the need to provide an appropriate land use to meet the community s needs with significant consideration given to compatibility within this geographical area; b) prevailing land use patterns of the area and the corresponding need to ensure compatibility; c) the need for additional population growth to fiscally support existing and anticipated Town services and infrastructure; d) the need for additional population growth to sustain the existing and planned commercial uses for the trade area; and, e) the necessity to supplement the population growth in effort to attract desired employment related uses in the Town. The requested General Plan Amendment will substantially increase the opportunity for private infrastructure investment by supporting desirable, sustainable, and marketable land uses. 4.2 GENERAL PLAN GOALS AND POLICIES The proposed General Plan Land Use Plan amendment contains several notable features that respond to the overall policy direction and vision of the 2008 Queen Creek General Plan: Spur Cross Project Narrative Major General Plan Amendment Page 9 of 19

10 Maintaining the Town s unique character by: o Protecting the Town s development potential and enhancing economic sustainability by providing appropriate land uses and residential densities that reduce the ratio of public service costs to revenue generation, while also providing desirable land uses to financially support the Town Center and other nonresidential uses, thus ultimately increasing the Town s long term revenue stream. 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 PAD rezoning for the property {Land Use Element Goals and Policies: Goal 1, Policy 1a}. Effectively managing the Town s growth by: o Facilitating private capital investment for roadway and other infrastructure improvements that will significantly benefit the area as a whole. Dedication and improvement of Signal Butte and Ocotillo Roads, as well as provision of necessary water and sewer infrastructure in the immediate area will serve as a catalyst for development of other, adjacent properties. As the project develops, necessary and required dedications and infrastructure improvements will benefit the Town as a whole. The net effects to the Town are lower direct costs, dramatically improved services, and increased tax revenues. {Land Use Element Goals and Policies: Goal 2, Policy 2b}. Developing superior residential neighborhoods by: o o o Providing a diversity of housing opportunities within the Town through incorporation of various lot sizes and corresponding home sizes {Land Use Element Goals and Policies: Goal 3, Policy 3b}. Providing compatible land use relationships with the surrounding area by incorporating appropriate transition treatments such as larger lots and open space buffer areas {Land Use Element Goals and Policies: Goal 3, Policy 3d}. Incorporating traffic calming techniques into the collector level street that discourage through traffic and reduced vehicular speed. Systematically integrating short, looped local level street systems further supplement desired traffic calming measures for the proposed neighborhood {Land Use Element Goals and Policies: Goal 3, Policy 3e}. Supplementing the Town s comprehensive park system by: o Developing neighborhood parks, trails, and other recreational amenities for maintenance by a Homeowner s Associations {Parks, Trails, and Open Space Element: Goal 1, Policy 1h}. Providing neighborhood design, which encourages pedestrian and non-vehicular linkages with other areas by: Spur Cross Project Narrative Major General Plan Amendment Page 10 of 19

11 o Providing safe pedestrian linkages between neighborhoods, open spaces and recreational opportunities in the design and development of the new residential neighborhood {Parks, Trails, and Open Space Element: Goal 6, Policy 6b}. Promoting environmental sensitivity in the built environment by: o o Providing low-level, internal open space and trail lighting that fosters the dark sky philosophy {Environmental Planning Element: Goal 1, Policy 1b}. Promoting xeriscape landscaping design through use of carefully selected indigenous drought-tolerant plant material {Environmental Planning Element: Goal 4, Policy 4c}. 4.3 FISCAL ANALYSIS OF LAND USE CHANGE The total fiscal impact from development of Spur Cross under the proposed General Plan amendment is estimated at $2.7 million in revenue over a ten-year period, with the Town collecting nearly $1.2 million in tax revenue from construction and construction related activity from the project. At complete build out of the project, it is estimated that the Town of Queen Creek will collect greater than $1.8 million in ongoing tax revenue. These annual fiscal impacts have the most direct affect on the Town, as these anticipated revenues ensure financial health of the Town through capture of continual sales tax, lease tax, and property tax. [Remainder of Page Intentionally Left Blank] Spur Cross Project Narrative Major General Plan Amendment Page 11 of 19

12 QUEEN CREEK GENERAL PLAN LAND USE MAP (EXISTING) Spur Cross Project Narrative Major General Plan Amendment Page 12 of 19

13 QUEEN CREEK GENERAL PLAN LAND USE MAP (PROPOSED OPTION A) Spur Cross Project Narrative Major General Plan Amendment Page 13 of 19

14 QUEEN CREEK GENERAL PLAN LAND USE MAP (PROPOSED OPTION B) Spur Cross Project Narrative Major General Plan Amendment Page 14 of 19

15 5. FINDINGS OF FACT The following are responses to the four required Findings of Fact identified in the Town s General Plan application. Per the suggested format, the required Findings of Fact are listed below with a response for each: A. Whether the development pattern contained in the Land Use Plan provides appropriate optional sites for the use proposed in the amendment. The Town s General Plan Land Use Map may contain other sites for the residential densities proposed; however, the impetus of this request is to re-purpose the property for a viable and sustainable land use through establishment of a compatible use and appropriate intensity of use for the area. Although location of the existing Employment Type A and Neighborhood Commercial land use classifications for the property may be consistent with the established vision of the 2008 Queen Creek General Plan, a multitude of influences such as shifting population growth areas, lack of regional infrastructure (Santan Freeway (202L), future State Route 24, and the Union Pacific Railroad) within close proximity to the site, and modifications to land use patterns, contribute to the unrealistic Employment and Commercial use of the property. Additionally, the Town s General Plan does not provide for sufficient cross-section of attainable housing to accommodate the anticipated local and regional employment base. Excluding higher residential densities permitted in the Regional Commercial land use classifications, the Town has only allocated less than 2% of the Town s overall 43,700 acre planning area as permitting residential densities greater than 3 dwelling units per acre. In an effort to promote the General Plan vision concerning housing diversity and higher residential densities within proximity to employment and commercial areas, the Medium- Density Residential (0-3 DU/AC) and Medium-High Density Residential Type A (0-5 DU/AC) land use classifications are proposed. These proposed residential land use classifications provide for appropriate land uses to meet the community s needs with significant consideration given to compatibility with prevailing land use patterns within this geographical area. While the surrounding properties are largely classified as Employment or Residential, it is understood that the Employment properties to the north and east may also be requesting General Plan Land Use Map amendments as part of the 2016 major General Plan amendment process to request similar residential densities. B. That the amendment constitutes 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. The proposed amendment does not exclusively benefit a particular landowner at a particular point in time, but conversely constitutes an overall improvement to the Queen Creek General Plan as it will incorporate additional locations for the Medium-Density Residential (0-3 DU/AC) and Medium-High Density Residential Type A (0-5 DU/AC) land uses for the geographical area; and provide an improved balance of viable and sustainable land uses for the Town. Additionally, the proposed Land Use Map amendment, when Spur Cross Project Narrative Major General Plan Amendment Page 15 of 19

16 implemented, will facilitate private capital investment for roadway and other infrastructure improvements that will significantly benefit the area as a whole. Maintaining the existing Employment Type A land use classification does not benefit the Queen Creek community or geographical area as the property has been deemed undesirable due primarily to the relatively large distance separation from major transportation corridors such as the Santan Freeway (202L), future State Route 24 and the Union Pacific Railroad. Additionally, suitability of this property for employment type land uses, now or in the distant future, has been compounded through the realization that the City of Mesa has continually amended its General Plan to include over 5,000 acres of industrial / employment classified land in between the Phoenix-Mesa Airport and this property. Lastly, the proposed land use amendment will ultimately assist in alleviating vehicular traffic congestion in other parts of the Town and region by facilitating private improvements to adjacent roadways, which will enable more efficient transportation corridors for use by all residents of the community and surrounding areas. C. That the amendment will not adversely impact the community as a whole or a portion of the community by: 1. Significantly altering acceptable existing land use patterns. The proposed Land Use Plan amendment will not adversely affect the community as a whole by significantly altering land use patterns. The proposed amendment adheres to the goals and policies specified in the Queen Creek General Plan by: providing compatible land use relationships with the surrounding area; protecting residential neighborhoods from intrusion of more intensive land uses through appropriate buffering; incorporating transition of land uses to ensure compatibility; providing a diversity of housing opportunities within the Town; and encouraging master planned communities that provide a mixture of housing types, lot sizes, and open space and trails. 2. Requiring larger and more expensive improvements to roads, sewer or water systems than are needed to support the prevailing land uses and which, therefore may negatively impact development of other lands. The proposed amendment will not have an adverse impact on the Town s infrastructure; conversely, it will facilitate the dedication and improvement of Signal Butte and Ocotillo Roads, and it will provide necessary water and sewer infrastructure in the immediate area to serve as a catalyst for development of other, adjacent properties. As the project develops, necessary and required dedications and infrastructure improvements will benefit the Town as a whole. The net effects to the Town are lower direct costs, dramatically improved services, and increased tax revenues. 3. Adversely impacting existing uses due to increased traffic on existing systems. The proposed amendment will not have an adverse impact on the Town s existing land uses, as development of the site will facilitate adjacent roadway dedications and improvements resulting in improved vehicular circulation for the area. As identified in Spur Cross Project Narrative Major General Plan Amendment Page 16 of 19

17 the corresponding Traffic Impact Statement, Signal Butte and Ocotillo Roads are the primary, adjacent streets serving Spur Cross. The current land use for the project area is anticipated to generate approximately 42,541 vehicles per weekday, based on development of the site at its highest intensity of use; whereas the proposed land uses are anticipated to generate approximately 8,206 vehicles per weekday at the highest intensity of use. The proposed land use amendment will minimize potential traffic congestion as a result of reduced vehicle trips and will ultimately assist in alleviating vehicular traffic congestion in other parts of the Town and region by facilitating private improvements to adjacent roadways, which will enable more efficient transportation corridors for use by all residents of the community and surrounding areas. The planned arterial level street system will adequately serve to accommodate the projected traffic volumes. 4. Affecting the livability of the area or the health and safety of the residents. The proposed residential use of the property will not adversely affect the livability of the area or affect the health or safety of the residents. Conversely, provision of residential development in this area, including its associated trails, parks, and open space areas, will provide the means to help promote healthy lifestyles for the residents of the development, as well as maintain a healthy sustainable community. Provision of residential land uses within close proximity to employment and commercial areas will also serve to substantially increase the livability of the area for Queen Creek residents by possibly reducing automobile emissions due to shorter travel distances. Livability of the area will further be increased through, at a minimum, development of the site in compliance with the Town s livability test of aesthetics and low light impact guidelines. While the properties are located within the AOA 3 zone and the corresponding 55- to 60-DNL overflight contours generated by PMGAA, the airport authority is currently conducting a public process concerning potential updates to the Airport Land Use Compatibility Plan. Proposed modifications to this plan include complete removal of the 60-DNL contour area and thereby allowing for noise sensitive uses such as residential. The properties do however appear to remain within the proposed AOA 3 zone, which zone is designated as compatible for residential development and subject to appropriate noise disclosures. D. Amendment is consistent with the overall intent of the General Plan. The proposed General Plan amendment to the Queen Creek Land Use Plan is consistent with the vision and fosters the overall intent, goals and policies of the General Plan as it: provides a greater balance of land uses in appropriate locations to assist in diversifying and creating a more sustainable economy for the Town and resultant increase in tax base; provides compatible land use relationships with the surrounding area; provides opportunities for attainable housing for certain sectors of the market; provides opportunities for connections to parks, trails, and open spaces; and, will not be detrimental to public health, safety, and general welfare of persons living or working in the surrounding area or to the general welfare of the Town as a whole. Spur Cross Project Narrative Major General Plan Amendment Page 17 of 19

18 6. PUBLIC UTILITIES AND SERVICES Utilities and services will be provided as follows: Water: Town of Queen Creek Sewer: Town of Queen Creek Electric: Salt River Project Gas: City of Mesa Telecommunications: Cox Communications; CenturyLink Police: Maricopa County Sheriff Fire: Town of Queen Creek School: Queen Creek Unified School District 6.1 WATER Potable water is to be provided by the Town of Queen Creek. Preliminary discussions with the Town indicate that existing water lines near the project boundaries can be extended with the development to serve the project adequately. Preliminary analysis has also been performed to determine the net resulting change in water demand from the existing land use on the General Plan Land Use Plan to that of the proposed General Plan amendment. The anticipated gross decrease in water demand with the proposed General Plan Amendment is MGD (million gallons per day), based on the average day water demand (based on 125 Gallons per Capita per Day). The proposed water system improvements will be designed and developed in accordance with Town of Queen Creek and Maricopa County Environmental Services Department requirements. 6.2 WASTEWATER Existing off-site infrastructure is adequate to serve the proposed wastewater flows. According to preliminary indications from the Town of Queen Creek, the sewer method for Spur Cross will be dependent upon the time of project development. Currently, existing and planned wastewater lines have been designed to handle the anticipated peak flows as a result of the proposed amendment. It also appears from preliminary research that the Greenfield Water Reclamation Plant will also be able to handle anticipated flows generated from the proposed land use changes. Additionally, treatment capacity efforts will be coordinated by the Town of Queen Creek in the future to ensure adequate capacity. Anticipated gross increase in wastewater generation with the proposed General Plan amendment is MGD average day demand (average daily flow plus Dry Weather Peaked Flow) (based on 75 Gallons per Capita per Day, a 2.7 Dry Weather Peaking Factor). The project will install utility improvements to adequately connect to existing infrastructure improvements. Spur Cross is committed to working with the Town to determine the overall system needs to provide sewer service for this proposed General Plan Amendment. Spur Cross Project Narrative Major General Plan Amendment Page 18 of 19

19 6.3 SCHOOLS We have been in communication with the Queen Creek Unified School District throughout the entitlement processes to ensure that adequate educational facilities are provided for. 7. PUBLIC PARTICIPATION Two neighborhood meetings were conducted prior to Planning and Zoning Commission consideration of this request in which adjacent property owners and owner s association representatives within at least 1,200-feet of the property were notified. This citizen participation effort adheres to provisions required by the Town of Queen Creek and any provisions set forth in Arizona Revised Statutes. The development team for Spur Cross is committed to continuing public outreach throughout the entitlement process for the project. 8. CONCLUSION Given the anticipated change in the FAR Part 150 study by the PGMAA, the property no longer needs to endure as a incompatible and non-viable Employment land use. The opportunity is now to re-classify the property into residential land uses that are clearly more viable, more sustainable, and more compatible with the adjacent land uses. Furthermore, the Spur Cross development offers the Town the benefit of more housing diversity, more infrastructure improvments, and more rooftops to help sustain the Town retail core.. Therefore, we respectfully request approval of the General Plan amendment request as proposed. Spur Cross Project Narrative Major General Plan Amendment Page 19 of 19

20 PAD DEVELOPMENT PLAN FOR Spur Cross NEC OF SIGNAL BUTTE AND OCOTILLO ROADS RZ Submitted to: TOWN OF QUEEN CREEK PLANNING DEPARTMENT South Ellsworth Road Queen Creek, AZ Submitted on Behalf of: MERIDIAN ESTATES, LLC 8501 North Scottsdale Road, Suite 120 Scottsdale, AZ Prepared by: IPLAN CONSULTING 3317 S. Higley Road, Suite Gilbert, AZ Prepared: June 2016

21 DEVELOPMENT ADVISORS IPLAN CONSULTING IPLAN CONSULTING Greg Davis Mario Mangiamele, AICP 3317 S. Higley Road, Suite S. Higley Road, Suite Gilbert, AZ Gilbert, AZ V: (480) V: (480) E: E: EPS GROUP, INC. F2 GROUP Daniel Auxier Matt Franklin 2045 S. Vineyard Ave., Suite 101 PO Box Mesa, AZ Chandler, AZ V: (480) V: (480) E: E: PREPARED FOR: EL DORADO HOLDINGS Brad Hinton 8501 N. Scottsdale Rd, Suite 120 Scottsdale, AZ V: (602) E: Spur Cross PAD Development Plan Page 2 of 43

22 SPUR CROSS PAD DEVELOPMENT PLAN Table of Contents 1. Title Page... 1 Development Advisors... 2 Table of Contents... 3 Exhibits, Tables & Appendices Request Existing Conditions Relationship to Surrounding Properties Overview Description of Proposal General Plan General Plan Land Use Map Amendment (GPA16-025) General Plan Goals and Policies Zoning Planned Area Development Development Plan Exhibit Circulation Land Use Regulations Accessory Buildings and Uses Amended Development Standards Table Open Space Landscape Amenities Ownership and Control Design Guidelines Medium-High Density Development Phasing Public Utilities and Services Water Wastewater Schools Public Participation Conclusion Spur Cross PAD Development Plan Page 3 of 43

23 Exhibits and Tables Site Aerial Exhibit... 5 Table 3.101: Existing Land Use Table... 6 Table 6.101: Quantitative Development Table Table 6.501: Lot Development Standards Setbacks, Building Height, Lot Coverage Conceptual Development Plan Exhibit (Option A) Conceptual Development Plan Exhibit (Option B) Existing Zoning Exhibit Proposed Zoning Exhibit (Option A) Proposed Zoning Exhibit (Option B) Conceptual Landscape Plan Exhibit Conceptual Master Wall Plan Exhibit Conceptual Entry / Wall Elevations Exhibit Conceptual Entry Perspectives Exhibit Conceptual Entry Plan Exhibit Conceptual Neighborhood Park Exhibit Conceptual Recreation Areas Exhibit Conceptual Pedestrian & Bicycle Master Plan Exhibit Conceptual Phasing Plan Exhibit Appendices Appendix A: MHDR Parcel Design Guidelines Spur Cross PAD Development Plan Page 4 of 43

24 SITE AERIAL EXHIBIT Map Source: Google Earth, 2016 Spur Cross PAD Development Plan Page 5 of 43

25 2. REQUEST Meridian Estates, LLC, is pleased to submit for your consideration a request for Planned Area Development (PAD) zoning concerning an approximate 234-acre property generally located at the northeast corner of Signal Butte and Ocotillo Roads. The property is further identified as Maricopa County Assessor Parcel Nos.: C & D. The vacant property is currently zoned R1-43 (Rural Estate District), and maintains General Plan land use classifications of Employment Type A and Neighborhood Commercial (NC) but subject to a concurrent General Plan amendment request for residential uses. More specifically, this PAD Development Plan narrative complements a request to rezone approximately 234-acres by changing the existing zoning designation from R1-43 to PAD with the base zoning designations of R1-4: Urban Development District (up to 8 dwelling units per acre), R1-5: Urban Development District (up to 5 dwelling units per acre), R1-7: Urban Development Type A District (7,000 square feet per dwelling unit), and R1-9: Urban Development Type A District (9,000 square feet per dwelling unit). This rezoning request complements a General Plan amendment request filed with the Town on April 04, Preliminary subdivision plat documents and exhibits have been submitted to the Town for the required review and action on the property subdivision for single family residential lots. 3. EXISTING CONDITIONS RELATIONSHIP TO SURROUNDING PROPERTIES The project is bound on the north and east by existing agricultural uses that are classified for future nonresidential uses on the General Plan Land Use Map, which properties are however subject to a major General Plan amendment request for medium-high density single family residential uses. Ocotillo Road provides for the entire southern project boundary, while the developing Church Farm master plan lies further south across Ocotillo Road. Signal Butte Road is contiguous to the entire western project boundary with developing single family uses situated across Signal Butte Road (Charleston Estates), which uses are classified as Medium Density Residential (0-3 DU/AC) on the Queen Creek General Plan Map. The General Plan land use classifications, along with the existing zoning and uses for the adjacent parcels, are listed below: TABLE 3.101: EXISTING LAND USE TABLE DIRECTION On-Site GENERAL PLAN LAND USE CATEGORY (2008) EXISTING ZONING EXISTING USE Employment Type A R1-43 Agriculture Neighborhood Commercial (NC) R1-43 Agriculture North Employment Type A 1 R1-43 Agriculture South Commercial C-2; PAD Vacant Medium Density Residential (0 3 DU/AC) R1-43 Agriculture / Office Spur Cross PAD Development Plan Page 6 of 43

26 TABLE 3.101: EXISTING LAND USE TABLE DIRECTION GENERAL PLAN LAND USE CATEGORY (2008) Very Low Density Residential (0 1 DU/AC) EXISTING ZONING Rural-43 (Maricopa County) EXISTING USE East Employment Type A 1 R1-43 Agriculture Medium Density Residential C-1, R1-7, R1-9, West (0 3 DU/AC) R1-15; PAD 1 Properties are subject to a concurrent General Plan amendment for residential uses. Single Family Residential Single Family Residential 4. OVERVIEW DESCRIPTION OF PROPOSAL The Town of Queen Creek General Plan serves as a policy guide for orderly growth, land use, transportation, infrastructure, and open space in the Town, while also serving as a basis for the expenditure of municipal funds. Implementation of the General Plan is based on fostering of the overall vision, specific goals, objectives and policies adopted by the community. Zoning of real property is the legal tool frequently used to implement the General Plan vision. While conventional zoning of property is generally reasonable, this type of land use regulation can conversely provide limitations on the ability of a project to creatively promote the goals, objectives and policies of the community. To successfully and sustainably implement El Dorado Holding s vision for this property, PAD zoning is proposed. This PAD fosters many of the tenants set forth in the Town of Queen Creek Zoning Ordinance provisions and corresponding Design Standards while: still allowing creative solutions to address the desired mix of residential densities; encouraging compatible land use relationships; implementing pedestrian connectivity; greatly enhancing the community experience through a unique and elaborate open space and amenity package; and, allowing carefully crafted site development regulations to protect surrounding properties and future residents of the project area alike. While the requested PAD Overlay zoning will provide for the necessary flexibility and ensure conformance with the corresponding General Plan amendment, the PAD zoning requires underlying or base zoning districts to establish the framework for use regulations, bulk and area requirements. These requested base zoning districts are R1-4: Urban Development District (up to 8 dwelling units per acre), R1-5: Urban Development District (up to 5 dwelling units per acre), R1-7: Urban Development Type A District (7,000 square feet per dwelling unit), and R1-9: Urban Development Type A District (9,000 square feet per dwelling unit). The primary focus of this development is providing a sustainable mix of residential housing types, sizes, and prices. Inclusion of the R1-4 district is extremely important to achieve the fiscally required project density while still allowing a sufficient portion of the project to be in the relatively lower density R1-7 and R1-9 zoning districts. We believe blending a variety of densities into one neighborhood area increases the diversity, livability and sustainability of the neighborhood. 5. GENERAL PLAN 5.1 GENERAL PLAN LAND USE MAP AMENDMENT (GPA16-025): Queen Creek s 2008 General Plan Land Use Map classifies the properties as Employment Type A and Neighborhood Commercial, which Employment land use classification is intended to encourage a Spur Cross PAD Development Plan Page 7 of 43

27 range of uses from light manufacturing to light industrial and office uses such as high-technology support industry, aerospace support industry, computer software or hardware companies and warehousing. The intent of the Neighborhood Commercial classification is to provide goods and services to the surrounding neighborhoods with uses such as general grocery, pharmacy, restaurants, personal service and financial institutions. The Employment Type A land use classification generally supports a corresponding zoning designation of EMP-A (Office/Industrial Park), whereas the Neighborhood Commercial classification generally supports the corresponding zoning designation of Neighborhood Commercial/Office or Light Commercial. Even though the 234-acre property has continually been farmed over the years, a variety of Town of Queen Creek General Plan land use classifications have provided long-range visions for the project area. According to Town records, General Plan land use classifications have incrementally shifted in intensity from Very Low Density Residential to Employment Type B; and, then to the existing land use classifications of Employment Type A and Neighborhood Commercial. It is largely believed this current General Plan Map land use classification of Employment was the result of Town initiated Map amendments to this area for the primary reason that the property was geographically located under the FAR Part DNL noise contours and related Airport Overflight Area (AOA) 1 designation of the Phoenix-Mesa Gateway Airport Authority (PMGAA), which current designation strongly discourages residential development. This request is, in part, a result of the PMGAA s imminent adoption of a new FAR Part 150 study which will remove this property from the AOA 1 designation. Just as the Town of Queen Creek has modified the vision for this property over the years, further visioning is pertinent to ensure compatible and fiscally responsible land use planning is realized. The impetus of the requested Medium-Density Residential (MDR) (0-3 DU/AC) and Medium-High Density Residential Type A (MHDR-A) (0-5 DU/AC) land use classifications for the property is based on the necessity to provide a more compatible land use to surrounding properties as well as to provide a desirable land use to financially support the Town Center retail core and other nonresidential uses, thus ultimately increasing the Town s long term revenue stream. Further, the requested MHDR-A land use will serve to provide more diverse housing opportunities for the current and future Town residents and using an overall blended project density, will result in a residential product that provides an appropriate transitional density and buffer from the high volume traffic of Ocotillo Road and the nonresidential uses across. 5.2 GENERAL PLAN GOALS AND POLICIES: Additionally, the companion General Plan Land Use Plan amendment, along with this PAD rezoning request, contains several notable features that respond to the 2008 General Plan vision through: Maintaining the Town s unique character by: o 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 existing land use entitlements. The proposed rezoning will also promote the Town s high quality design standards through the increased level of quality proposed as part of the corresponding Design Guidelines and Preliminary Plat for the property {Land Use Element Goals and Policies: Goal 1, Policy 1a}. Effectively managing the Town s growth by: Spur Cross PAD Development Plan Page 8 of 43

28 o Coordinating and providing additional and needed infrastructure (i.e., water, sewer, streets) to accommodate anticipated growth in this geographical area of the Town {Land Use Element Goals and Policies: Goal 2, Policy 2b & 2e}. Developing superior residential neighborhoods by: o o o Providing a diversity of housing opportunities within the Town through incorporation of various lot sizes and corresponding home sizes {Land Use Element Goals and Policies: Goal 3, Policy 3b}. Providing compatible land use relationships with the surrounding area by providing appropriate transition treatments such as appropriate lot sizes and open space buffer areas {Land Use Element Goals and Policies: Goal 3, Policy 3d}. Incorporating traffic calming techniques that discourage through traffic by designing a curvilinear and short, looped street system. Curvilinear collector level roadways are being designed to incorporate raised landscape medians to foster traffic management principles. {Land Use Element Goals and Policies: Goal 3, Policy 3e; Transportation and Circulation Element Goals and Policies: Goal 1, Policy 1c }. Supplementing the Town s comprehensive park system by: o Developing neighborhood parks, trails, and other recreational amenities for maintenance by a Homeowner s Associations, or similar {Parks, Trails, and Open Space Element: Goal 1, Policy 1h}. Encouraging neighborhood design, which provides pedestrian and non-vehicular linkages with other areas by: o Providing safe pedestrian linkages between neighborhoods, open spaces, recreational opportunities and a potential school site in the design and development of the new residential neighborhood {Parks, Trails, and Open Space Element: Goal 6, Policy 6b}. Promoting environmental sensitivity in the built environment by: o Integrating xeriscapes and use of indigenous drought-tolerant plant materials and those compatible with them through sensible design of the project s landscape and corresponding open space areas {Environmental Planning Element: Goal 4, Policy 4c}. 6. ZONING 6.1 PLANNED AREA DEVELOPMENT DEVELOPMENT PLAN EXHIBIT: An integral part of the zoning request is the corresponding PAD conceptual Development Plan exhibit that demonstrates how the request will be implemented and if the requested zoning designations are appropriate. The conceptual Development Plan for Spur Cross illustrates a concerted effort by property ownership and the development team to integrate appropriate land use transitioning and buffering to ensure compatibility with adjacent planned uses and existing built form; to incorporate a blend of appropriate densities and corresponding mix of housing types that further goals of the Spur Cross PAD Development Plan Page 9 of 43

29 General Plan; and, to create a sense of place through quality open space design that will also promote public health and a higher quality of life for the area by providing additional active and passive recreational opportunities. Incorporating a diverse mix of residential densities accommodating a range of housing and lifestyle options is a critical component to create sustainable and desirable neighborhoods. To this end, the conceptual Development Plan illustrates several residential neighborhoods that will offer single family lots ranging from approximately 2,800 square feet (sq. ft.) to well over 15,000 sq. ft. in area. All combined, the Development Plan proposes a net project density of 3.5 dwelling units per acre (du/ac) which is compatible with adjacent densities and is in substantial conformance with proposed densities afforded by the corresponding General Plan amendment request for Medium-Density Residential (MDR) (0-3 DU/AC) and Medium-High Density Residential Type A (MHDR-A) (0-5 DU/AC). In recognition of Staff s position that the project retain at least a portion of commercial zoning, which is contrary to the property owner s PAD zoning and corresponding General Plan amendment requests, an Option B Conceptual Development Plan exhibit and Option B Proposed Zoning exhibit is incorporated herein, which exhibits identify inclusion of an approximate 15-acre Neighborhood Commercial zoning designation for the immediate northeast corner of Signal Butte and Ocotillo Roads. This Option-B obviously impacts the design of the MHDR parcel as well as Parcel 5 thus two separate conceptual Development Plans are included in this proposal. [Remainder of Page Intentionally Left Blank] Spur Cross PAD Development Plan Page 10 of 43

30 TABLE 6.101: QUANTITATIVE DEVELOPMENT TABLE SPUR CROSS DESCRIPTION ACREAGE (AC.) PERCENTAGE OF GROSS AREA Total Area (gross): +/ % Arterial & Collector Roadways: +/ % Total Area (net excludes arterial & collector level rightof-ways;): +/ % School Site: +/ % Single Family Residential +/ % OPEN SPACE SUMMARY ACREAGE (AC.) PERCENTAGE OF NET AREA Total Area - Open Space (net - excludes Parcel 1 & potential school site): +/ % Total Area Active Open Space (% of total): +/ % Total Number of Lots +/- 766 Overall Density (gross): Overall Density (net): 3.27 DU/AC 3.5 DU/AC (1) Per Code, up to 10-percent of the total dwelling units within a given parcel or base zoning district may be transferred throughout the PAD (into or out of a parcel) so long as the maximum lot count for the entire PAD is not exceeded. (2) Per Code, individual parcels may contain less than the Town of Queen Creek required 20% open space area insofar as open space location and area is in general conformance with the PAD for the property. 6.2 CIRCULATION: Street design continues the overall project theme by respecting the land use and circulation characteristics to the area while also providing safe vehicular and pedestrian circulation. One public, collector level street is planned to feed vehicular traffic off Signal Butte and Ocotillo Roads, which collector street will loop through the project for adequate traffic distribution to the local level streets. Local level streets are planned for the residential neighborhoods, which streets are proposed as both public and private. As currently envisioned, Parcels 1, 4, 7 and 8 are anticipated to provide limited access through use of gated entries and corresponding private street roadways. Design of both public and private roadway cross-sections will ensure sufficient pavement widths for on-street vehicular parking while also maintaining sufficient access for refuse collection and emergency apparatus. Spur Cross PAD Development Plan Page 11 of 43

31 6.3 LAND USE REGULATIONS: Use of the residential zoned properties within Spur Cross shall be consistent with use regulations set forth for the respective residential districts, which uses are outlined in Table 4.6-1: Permitted Uses of the Queen Creek Zoning Ordinance, dated March ACCESSORY BUILDING AND USES: Accessory building and uses of the residential zoned properties within Spur Cross shall be consistent with the provisions set forth for in Section 6.1 Accessory Buildings and Uses of the Queen Creek Zoning Ordinance, dated March Parking and storage of recreational vehicles shall be consistent with the provisions set forth in Section 5.6A.19: Parking or Storage of Recreational Vehicles and Section 5.6A.20: Parking or Storage of Boats or Trailers of the Queen Creek Zoning Ordinance, dated March [Remainder of Page Intentionally Left Blank] Spur Cross PAD Development Plan Page 12 of 43

32 6.5 AMENDED DEVELOPMENT STANDARDS TABLE: Inclusion of Development Standards within the Spur Cross PAD Development Plan protects not only the adjacent property owners, but also the future property owners within the boundaries of the PAD. These standards permit greater flexibility in the development of a higher quality living environment, while preserving the public health, safety and welfare of Queen Creek citizens. The standards contained herein pertain to lot areas, setbacks, building height and lot coverage. They also promote an appropriate transition and compatible land use relationships with the adjacent properties. The following table is a comparison of the residential lot development standards proposed to those identified as minimum requirements in Queen Creek Zoning Ordinance (QCZO) for the primary dwelling unit. Deviations which are less than the minimum dimensional standard set forth in the QCZO are indicated in bold typeface. TABLE 6.501: LOT DEVELOPMENT STANDARDS SETBACKS, BUILDING HEIGHT, LOT COVERAGE SPUR CROSS STANDARD COURTYARD (PARCEL: 1) R1-4 (PROPOSED) COURTYARD (PARCEL: 1) R1-4 (QCZO) PASEO (PARCEL: 1) R1-4 (PROPOSED) PASEO (PARCEL: 1) R1-4 (QCZO) AUTO COURT (PARCEL: 1) R1-4 (PROPOSED) AUTO COURT (PARCEL: 1) R1-4 (QCZO) 50 X X120 (PARCELS: 2,3,5,6) R1-5 (PROPOSED) 50 X70 (PARCELS: 2,3,5,6) R1-5 (QCZO) 70 X X139 (PARCELS: 4,7) R1-7 (PROPOSED) 70 X100 (PARCELS: 4,7) R1-7 (QCZO) 100 X154 (PARCEL: 8) R1-9 (PROPOSED) 90 X100 (PARCEL: 8) R1-9 (QCZO) Minimum Lot Area (sq. ft.): 3, ,000 3, ,000 2, ,000 5, ,000 9, ,000 15, ,000 Minimum Lot Width (ft.): Minimum Lot Depth (ft.): Maximum Height (ft.) Minimum Building Setbacks (ft.) Front (Front Facing Garage): Front (Side Entry Garage/Porch/Livable Area): Side: Minimum Distance between Main Buildings: Rear (Dwelling Unit): Rear (Covered Patio): Buildable Area (Maximum Lot Coverage): 1-Story (%): Story (%): Except to accommodate cul-de-sacs, knuckles, and other street designs that encroach into the typical lot depth feet to front of garage (front entry)/10-feet to front of garage (side entry) and living area/10-feet to covered front porch. 3. Side yard setbacks may be 0-feet for attached housing products feet for two-story homes/10-feet for single-story homes and / or covered patios. 5. Single-story homes and / or covered patios 6. Adjoining lots shall have a minimum spacing of fifteen feet (15-feet) between buildings. 7. Lot coverage may increase up to five-percent (5%) for houses that provide front porches that meet the design criteria stated in Town of Queen Creek Design Standards. Spur Cross PAD Development Plan Page 13 of 43

33 SPUR CROSS CONCEPTUAL DEVELOPMENT PLAN EXHIBIT (OPTION A) Spur Cross PAD Development Plan Page 14 of 43

34 SPUR CROSS CONCEPTUAL DEVELOPMENT PLAN EXHIBIT (OPTION B) Spur Cross PAD Development Plan Page 15 of 43

35 SPUR CROSS EXISTING ZONING EXHIBIT Spur Cross PAD Development Plan Page 16 of 43

36 SPUR CROSS PROPOSED ZONING EXHIBIT (OPTION A) Spur Cross PAD Development Plan Page 17 of 43

37 SPUR CROSS PROPOSED ZONING EXHIBIT (OPTION B) Spur Cross PAD Development Plan Page 18 of 43

38 7. OPEN SPACE LANDSCAPE AMENITIES Responsible open space and landscape design focuses on understanding the regional climatic and resource conditions, place-making design principles, environmental sensitivity, context and sustainability. Fostering these principles, Spur Cross is carefully designed around a system of parks, trails, and open space providing a wide variety of recreational experiences and connectivity for the residents. Improvement of these spaces are to include limited turf areas for recreational purposes; active and passive recreational amenities to cultivate development of healthy communities and to encourage genuine interaction between the residents; multiple trails to link the neighborhood thus creating a greater sense of connectedness; maintenance of existing and establishment of new view corridors; and, to address hydrological needs. Additionally, incorporation of these design principles into the open space framework inspires and fosters residents to be part of their community and to connect with others while enjoying the unique lifestyle the project offers. As currently envisioned, a significant active open space area is methodically located central to the project area for all future Spur Cross residents to enjoy. While open space programming is continuous for this primary focal point, significant amenities are anticipated to enhance the living environment for the project area and Town as a whole. Overall, the community includes at least 8 separate neighborhood park areas with a complementary trails system providing easy accessibility and supporting connectivity throughout the community. Amenities provided in the parks may allow for both structured and interpretive activity and is intended to enhance the overall character. Each park may provide a backdrop for different experiences, and caters to those desiring sociability as well as those searching for a secluded, quite space in which to immerse themselves. Highly visible active play areas within the active parks are large enough for children to toss a baseball around and for a parent to practice kick ball with their toddler, or utilize more structure recreational amenities. Park areas may also provide ramadas for group gatherings while the centrally located community center has been programmed for all age groups and various activities including areas that can host an outdoor movie night experience, large and small birthday parties, Homeowners Association events, or possibly a farmer s market. During the hot summer days, residents will also be able to cool off in the anticipated aquatics area. Streetscape Landscape assists in establishing the property s character from public view and from adjacent properties, as well as provides for a sense of edge to demarcate property boundaries, and buffering residential dwelling units from adjacent arterial streets. An appropriate mix of canopy trees, shrubs, accent plants and groundcover materials are provided between street curb and the property line to create an attractive environment while also providing shade for sidewalks. Undulating landforms are used in conjunction with vegetation to provide visual interest. Overall, the open space is designed to deepen the more classic, rural feel of the community. Natural materials weave their way throughout expressing a more simplified character while making a more profound statement. Low water use trees are used to provide shaded walkways, adding depths of color while maintaining organic patterns. Trail corridors are easily accessible for pedestrian access, while the trail system provides clear, discernible routes throughout the neighborhood. While conceptual open space and landscape design is in conformance with the Queen Creek Zoning Ordinance and Design Standards, open space design and recreation programming will be finalized and submitted for Town approval as part of the Preliminary Subdivision Plat process. Spur Cross PAD Development Plan Page 19 of 43

39 SPUR CROSS CONCEPTUAL LANDSCAPE PLAN EXHIBIT Spur Cross PAD Development Plan Page 20 of 43

40 SPUR CROSS CONCEPTUAL MASTER WALL PLAN EXHIBIT Spur Cross PAD Development Plan Page 21 of 43

41 SPUR CROSS CONCEPTUAL ENTRY / WALL ELEVATIONS EXHIBIT Spur Cross PAD Development Plan Page 22 of 43

42 SPUR CROSS CONCEPTUAL ENTRY PERSPECTIVES EXHIBIT Spur Cross PAD Development Plan Page 23 of 43

43 SPUR CROSS CONCEPTUAL ENTRY PLAN EXHIBIT Spur Cross PAD Development Plan Page 24 of 43

44 SPUR CROSS CONCEPTUAL NEIGHBORHOOD PARK EXHIBIT Spur Cross PAD Development Plan Page 25 of 43

45 SPUR CROSS CONCEPTUAL RECREATION AREAS EXHIBIT Spur Cross PAD Development Plan Page 26 of 43

46 SPUR CROSS CONCEPTUAL PEDESTRIAN & BICYCLE MASTER PLAN EXHIBIT Spur Cross PAD Development Plan Page 27 of 43

47 8. OWNERSHIP AND CONTROL Offsite and adjacent public roadways and utilities will continue to be maintained by the Town of Queen Creek and the corresponding utility provider, respectively. Common areas and private onsite improvements will be dedicated to a Homeowners Association (HOA), or similar, concerning preservation, ownership and maintenance. 9. DESIGN GUIDELINES MEDIUM-HIGH DENSITY The purpose of Spur Cross MHDR Design Guidelines, included herein as Appendix A, are to provide additional details as to our intent for Parcel 1. Because we are very preliminary in our planning efforts, we do not know which specific product type will resonate with the market when the project is ready for development. As such, it is important for us to define which alternative single family housing products are appropriate for the Spur Cross development. Furthermore, to help resolve the ambiguity of an undefined project layout, we have provided detailed information as to how each product type is lotted and how it will live for the residents. These guidelines are also intended to define the architectural expectations of the MHDR parcel to be in character of the Spur Cross neighborhood. Although the MHDR parcel is subject to provisions set forth in the Queen Creek Design Standards, dated January 2016, inclusion of corresponding Design Guidelines are also intended to provide the framework to ensure that architectural character provides for varied building massing, rooflines, proportion, façade articulation, style appropriate detailing, colors and materials to promote design diversity, while also respecting the architectural character of the surrounding built form. The goal of these Guidelines is not to dictate or direct architectural style, but to achieve harmony in the built environment. 10. DEVELOPMENT PHASING Due to the size of the project, development phasing of on- and off-site improvements is proposed in the corresponding Preliminary Subdivision Plat, and illustrated herein. Project phasing has been designed to ensure each phase provides for adequate vehicular circulation, appropriate drainage and retention, a mix of lot and housing sizes, as well as ample open space. Phasing design additionally takes in account efficient progression of infrastructure extension between community phases. Physical development of Spur Cross is dependent upon market conditions; however, it is anticipated that Phase 1 may be developed within 5-years following corresponding land use entitlements and Final Plat approval by the Town. Similar to Phase 1, development of Phase 2 is entirely dependent upon future market conditions. [Remainder of Page Intentionally Left Blank] Spur Cross PAD Development Plan Page 28 of 43

48 SPUR CROSS CONCEPTUAL PHASING PLAN EXHIBIT Spur Cross PAD Development Plan Page 29 of 43

49 11. PUBLIC UTILITIES AND SERVICES Utilities and services will be provided as follows: Water: Town of Queen Creek Sewer: Town of Queen Creek Electric: Salt River Project Gas: City of Mesa Telecommunications: Cox Communications; CenturyLink Police: Maricopa County Sheriff Fire: Town of Queen Creek School: Queen Creek Unified School District 11.1 WATER: Potable water is to be provided by the Town of Queen Creek. Preliminary discussions with the Town indicate that existing water lines near the project boundaries can be extended with the development to serve the project adequately. Preliminary analysis has also been performed to determine the net resulting change in water demand from the existing land use on the General Plan Land Use Plan to that of the corresponding and proposed General Plan amendment. The anticipated gross decrease in water demand with the proposed General Plan Amendment is MGD (million gallons per day), based on the average day water demand (based on 125 Gallons per Capita per Day). The proposed water system improvements will be designed and developed in accordance with Town of Queen Creek and Maricopa County Environmental Services Department requirements WASTEWATER: Existing off-site infrastructure is adequate to serve the proposed wastewater flows. According to preliminary indications from the Town of Queen Creek, the sewer method for Spur Cross will be dependent upon the time of project development. Currently, existing and planned wastewater lines have been designed to handle the anticipated peak flows as a result of the proposed amendment. It also appears from preliminary research that the Greenfield Water Reclamation Plant will also be able to handle anticipated flows generated from the proposed land use changes. Additionally, treatment capacity efforts will be coordinated by the Town of Queen Creek in the future to ensure adequate capacity. Anticipated gross increase in wastewater generation with the corresponding and proposed General Plan amendment is MGD average day demand (average daily flow plus Dry Weather Peaked Flow) (based on 75 Gallons per Capita per Day, a 2.7 Dry Weather Peaking Factor). The project will install utility improvements to adequately connect to existing infrastructure improvements. Spur Cross is committed to working with the Town to determine the overall system needs to provide sewer service for this proposed PAD. Spur Cross PAD Development Plan Page 30 of 43

50 11.3 SCHOOLS: Efforts are ongoing with the Queen Creek Unified School District and adjacent property owners throughout the entitlement processes to ensure that adequate educational facilities are provided for. Dedication of an approximate 6-acre parcel to the Queen Creek Unified School District for future use by the District of an elementary level school is anticipated, which, in conjunction with the similar dedication from our northern neighbor meets the districts needs for a future school site. Should the District no longer need the identified property, single family residential lots will be permitted within Parcel 6, as illustrated in the corresponding conceptual Development Plan exhibit. 12. PUBLIC PARTICIPATION Two separate neighborhood meetings were conducted on June 21, 2016 and July 26, 2016 concerning both this PAD request and the corresponding major General Plan amendment request. In addition to the posting of four - 32 square foot Notice of Neighborhood Meeting signs on the property, adjacent property owners and owner s association representatives within at least 1,200-feet of the property were notified, via first class mail, for both meetings. Meeting summaries for both meetings are on file with the Town. This citizen participation effort adheres to provisions required by the Town of Queen Creek and any provisions set forth in Arizona Revised Statutes. The development team for Spur Cross is committed to continuing public outreach throughout the entitlement process for the project. 13. CONCLUSION Spur Cross offers the unique opportunity to infuse a viable and compatible land use for the area, while also establishing the necessary framework to facilitate desirable infrastructure improvements. This PAD requests ensures compatibility with surrounding land use patterns and built form, while also continuing to foster the overall vision, goals and policies of the Queen Creek General Plan and Zoning Ordinance. We respectfully request approval of the PAD request as proposed. Spur Cross PAD Development Plan Page 31 of 43

51 APPENDICES Spur Cross PAD Development Plan Page 32 of 43

52 APPENDIX A MHDR PARCEL DESIGN GUIDELINES Spur Cross PAD Development Plan Page 33 of 43

53 SPUR CROSS MHDR DESIGN GUIDELINES Spur Cross is a Master Plan project approximately 235-acres in area and located at the northeast corner of Signal Butte and Ocotillo Roads. One of the key themes of the project is diversity. We strongly believe that for a neighborhood to be viable and sustainable long into the future, it needs to be diverse in the types of housing products offered. Queen Creek is a young community that is in transition from being an entirely low density rural town to a thriving community with a healthy mix of rural and urban densities that support a growing and unique commercial core. We recognize Queen Creek does not, and should not want to just be the next suburb of Phoenix. Queen Creek strives to be different and unique and one of the ways they can do that is to be more progressive towards alternative housing opportunities. The Phoenix Metropolitan Area is full of homogenous neighborhoods that have very little differentiation in lot size, family types, and lifestyles. Those neighborhoods certainly have their place and can be great places to live, but we believe there are not enough of neighborhoods that provide a variety of options for Queen Creek families. We regularly hear from current and want-to-be Queen Creek residents that they want more housing opportunities for them and their families whether they be down-sizing empty nesters, young couples starting their families, or local employees who don t have time to time to manage a home on acreage. The one thing all these people have in common is that they recognize Queen Creek is special and want to live here. It is because of this belief that our development is comprised of six different single family detached product types with lot sizes ranging from 2,800 square foot (sq. ft.) to over 15,000 sq. ft. utilizing the R1-9, R1-7, R1-5, and R1-4 zoning districts. The zoning districts and lot sizes transition from the smallest MHDR parcel at the southwest corner of the project east and north to the R1-9 zoned 15,000 sq. ft. lots in the northeast corner. While we employ the more traditional forward facing lot/home design for the majority of the project, we are proposing a MHDR parcel which offers smaller lots but does so by utilizing alternative lot designs that allow denser lotting in a manner that focuses on the pedestrian experience instead of vehicles and thus results in attractive streetscapes more conducive to a residential development the caliber of Spur Cross. Whether or not any commercial development occurs at the corner of Signal Butte and Ocotillo Roads, the MHDR parcel will help transition from the busy, noisy arterial intersection into the larger traditional single family lots for the rest of the project. That said, the housing types proposed in the MHDR parcel are not intended to be entry level or value based. Instead, this enclave is proposed to meet lifestyle options not current offered in Queen Creek. The housing types proposed all provide a family their own detached home, attached two-car garage, and a private outdoor space. Beyond that though, all of the exterior spaces of the neighborhood are shared community spaces maintained by their HOA. This allows families to spend zero time tending to yard and exterior home maintenance and instead do the things they enjoy such as travel, entertain friends and family, explore Queen Creek, or any other hobbies and interests they may have. Due to the preliminary nature of the Rezoning process and the fact that this lifestyle driven product can come in many different forms, we have prepared this set of Design Guidelines to describe each of the three proposed product types. It is our proposal for the Zoning approval to permit any of the three product types and be subject to the details provided in this document as well as the Development Standards provided in the PAD Narrative. Below is a description of each product type as well as several illustrations to help define how the product looks and lives. Spur Cross PAD Development Plan Page 34 of 43

54 COURTYARD HOMES LOT DESIGN: The premise of the Courtyard Home design is to enhance the look and pedestrian use of the streetscape of the neighborhood by stacking three lots back from the street. All three lots front onto a shared driveway on one side and shared courtyard on the other. Often the shared areas are mirrored with another three lots making a cluster of 6 lots that all share one driveway and one courtyard. Each home is stand alone on each lot and uses side yard easements to create a 10-foot wide by foot long private yard space. PEDESTRIAN AND VEHICULAR ACCESS: As the homes sit parallel with the street, the front doors either front onto the shared courtyard or the street (front units). A sidewalk extends from the street into each courtyard to provide pedestrian access to the front doors of the rear two homes. This design completely separates pedestrian and vehicular circulation and access, which is something not even traditional lot designs do. Opposite the courtyard is a shared driveway that provides vehicular access to all six homes. Each home includes a two-car garage and all garages are side entry so are not directly visible from the street. The garages also do not project beyond the living area of the home due to the shared driveway condition. STREET PRESENTATION: From the street, the Courtyard Home neighborhood is very unique and attractive as there appears to be only one home for every 80-feet of frontage and more importantly, only driveway every 160-feet of frontage. Furthermore, since the garages are all side loaded, the street elevation is all house and no garage which affords many opportunities for massing articulation and architectural detailing. This design also promotes that the front doors of the front lots face the street giving it a 1930s-40s feel when a home s garage, if it had one, was detached and not visible from the street. Since the driveways do not allow for parking outside of the garage, all guests parking is provided on the street and/or in dedicated off-street parking areas. However, since there is 160-feet between driveways, there is room for eight cars per six homes which exceeds the Town s guest parking requirements. ARCHITECTURE: Similar to the rest of the development, each floor plan will be offered in three distinct architectural styles, which through the use of stone veneers, trim and eave details, window recesses, varied window pane design, and multiple front wall planes, will create a high quality diverse product offering. A minimum of three (3) colors of roof materials, three (3) styles of garage doors, and three (3) exterior main body paint colors will be utilized to further promote variety. Different building details, form, massing, materials, and proportion shall be used to promote attractive and appealing architecture. Spur Cross PAD Development Plan Page 35 of 43

55 SPUR CROSS COURTYARD HOMES SITE PLAN DESIGN CHARACTER EXHIBIT Spur Cross PAD Development Plan Page 36 of 43

56 SPUR CROSS COURTYARD HOMES DESIGN CHARACTER EXHIBIT Spur Cross PAD Development Plan Page 37 of 43

57 PASEO HOMES LOT DESIGN: The premise of the Paseo Home design is to enhance the streetscape of the neighborhood by utilizing a rear alley way so all homes front onto the local street with no garage access. This provides a very pedestriancentric feel to the neighborhood. All homes feature a front door facing the street and sidewalk while all garage access is to the rear from the alleyway. Each home is stand alone on each lot and uses side yard easements to create a 10-foot wide by foot long private yard space. PEDESTRIAN AND VEHICULAR ACCESS: Since the homes are perpendicular to the street, all of the homes feature front doors facing the street. A sidewalk extends from the street detached sidewalks up to each home individually providing pedestrian access to the front doors of the homes. Vehicular access to the homes is via a shared driveway or alleyway that is typically feet wide and connects at two or more points to the local streets. Each home includes a two-car garage and all garages are rear entry so are not visible from the street. STREET PRESENTATION: From the street, the Paseo Home neighborhood is very green and pedestrian friendly as there are very few sidewalk interruptions. Since the garages are 100-percent rear loaded, the street elevation of the homes contains no garage doors. Therefore, a home that is 35-feet wide is able to be articulated and massed appropriately since 55-percent of it is NOT a garage door. The smaller width home is reminiscent of bungalow homes from the 1940s when few families had the need for a garage. Since the alleyways do not allow for parking outside of the garage, all guest parking is provided on the street and/or in dedicated offstreet parking areas. However, since there are few breaks for alleyway access along the street there is room for two cars to park per home, which exceeds the Town s guest parking requirements. ARCHITECTURE: Similar to the rest of the development, each floor plan will be offered in three distinct architectural styles, which through the use of stone veneers, trim and eave details, window recesses, varied window pane design, and multiple front wall planes, will create a high quality diverse product offering. A minimum of three (3) colors of roof materials, three (3) styles of garage doors, and three (3) exterior main body paint colors will be utilized to further promote variety. Different building details, form, massing, materials, and proportion shall be used to promote attractive and appealing architecture. Spur Cross PAD Development Plan Page 38 of 43

58 SPUR CROSS PASEO HOMES SITE PLAN DESIGN CHARACTER EXHIBIT Spur Cross PAD Development Plan Page 39 of 43

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60 AUTO COURT HOMES LOT DESIGN: The premise of the Auto Court Home design is to both enhance the streetscape of the neighborhood by utilizing shared driveways but also to maximize the amount of neighborhood open space the MHDR parcel can have by clustering the homes into a dense configuration. This provides a similar effect to the Courtyard Home but only showing two homes along the street when in fact there are six homes. Each home is stand alone on each lot and has a minimum of a 10-foot wide by foot long backyard space. PEDESTRIAN AND VEHICULAR ACCESS: The unique design feature of this product is that all six homes share an auto court driveway that features enhanced paving or pavers since it serves both the front door access as well as the garage access. The front two lots have pedestrian access directly to the street while their garage is a side entry design that accesses from the shared driveway. The rear four lots front onto the auto court which provides both their pedestrian and vehicular access. Each home includes a two-car garage and all garages are accessed from the auto court so are not highly visible from the street. STREET PRESENTATION: From the street, the Auto Court Home neighborhood is successful at minimizing driveway breaks to be a minimum of 120-feet apart and since only two homes front the street, you get an appearance of a lower density neighborhood. Furthermore, since the front two units garages are side loaded, the street elevation is mostly house, not garage, which allows more interesting architectural details to be the focus of the front elevation. Another benefit of this product type is the enhanced pavement material for the driveways. Seeing only two homes with a shared paver driveway and side entry garages certainly is a better look than any similar front facing product design. The auto courts do not permit parking outside of the garage thus all guest parking is provided on the street and/or in dedicated off-street parking areas. However, similar to the other alternative product types, with driveways only every 120-feet, you end up with room for one guest space per home which exceeds the Town s guest parking requirements. ARCHITECTURE: Similar to the rest of the development, each floor plan will be offered in three distinct architectural styles, which through the use of stone veneers, trim and eave details, window recesses, varied window pane design, and multiple front wall planes, will create a high quality diverse product offering. A minimum of three (3) colors of roof materials, three (3) styles of garage doors, and three (3) exterior main body paint colors will be utilized to further promote variety. Different building details, form, massing, materials, and proportion shall be used to promote attractive and appealing architecture. Spur Cross PAD Development Plan Page 41 of 43

61 SPUR CROSS AUTO COURT HOMES SITE PLAN DESIGN CHARACTER EXHIBIT Spur Cross PAD Development Plan Page 42 of 43

62 SPUR CROSS AUTO COURT HOMES DESIGN CHARACTER EXHIBIT Spur Cross PAD Development Plan Page 43 of 43