Planning Commission - Regular Meeting

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the planning and zoning commission meeting to order on Monday, May 12th, 2025 at 6 p.m. Uh we will first have the invocation by Commissioner Yokum, followed by the pledge of allegiance by Vice Chair Wars. Please stand if you're able to. Heavenly Father, we come before you today to give honor and praise. You are the source of all that is good. You are the source of all of our blessings. Thank you for every gift that we have been given. We thank you for the opportunity to come together this evening. We ask for your hand of blessing on this meeting as well as looking after our troops around the world. We ask that you would guide and direct our meetings so that it is full of wisdom, productivity, and respect for one another. Thank you for helping us to accomplish our work and our goals this day. In your name we pray. Amen. Amen. Please follow me to the pledge of allegiance. I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Thank you. That'll take us to roll call, please. Commissioner Brens, here. Commissioner Robertson, here. Vice Chair Waters, here. Chair Singleton here. Commissioner Yokum here. Commissioner Clo here. And Commissioner Thomas here. We do have a quorum. Thank you. That'll take us to the call to the public. If you wish to speak, please complete a speaker card and submit it to the chairman prior to the start of the meeting. The procedures to follow if you address the commission are commission requests that you express your ideas in three minutes or less and refrain from any personal attacks or derogatory statements about any city employee, a fellow citizen or anyone else whether in the audience or not. The

chairman will limit discussion whenever he deems such an action appropriate to the proper conduct of the meeting. I do not have any speaker cards, but is there anybody that would like to come to call the public? Seeing none, I will close the call to the public. That'll take us to agenda item 4.1, minutes. Commission, any comments on it? Can I have a motion? I move that the minutes be approved as presented. Motion by Commissioner Thomas. Do I have a second? Second. Second by Commissioner Club. All in favor say I. I. All opposed. That passes. That takes us to agenda item 5.1, GPA23-05. This is a public hearing. The planning and zoning commission is held to discuss and take action on a request for a minor general plan amendment on approximately 184 acres effectively changing the future land use designation for commercial medium density residential and master plan community to mixed use. The site is generally located at the southwest corner of West Frell Road and North John Parkway in the city of Maricopa. This is for discussion and action. Take it away, Derek. Thank you, Chairman Singleton. Uh members of the commission, Derek Sheer with the um planning division of development services department for the city here to present the next item. Uh agenda items 5.1 and 5.2. I have grouped both of these together as a single presentation. They are companion requests uh and are dependent on one another. Um the applicant here is Rose Law Group on behalf of SP Dunna Auction LLC uh for property located at the southeast corner of West Farrell Road and North John Wayne Parkway and approximately 184 acres uh indicated on the site plan there in yellow. Uh this is a request for a minor general planned amendment and a reszone from the Avala planned area development to the Maricopa Town Center planned area development for the 184 acres of vacant

agricultural land for the development of various commercial and residential uses. Uh the minor general plan amendment uh over the 184 acres uh seeks to change the current designation of commercial, medium density residential and master plan community to mixed use as we see on the screen above. The reszone request is to reszone from the Avala P A uh which was uh placed before the city was incorporated while uh still under the jurisdiction of Panol County. Uh the site has sat dormant for a while. Uh the applicant is coming in to reszone it. Uh it'll be in the new zoning ordinance. It'll be a planned area development P A uh going to the mixed use as a base zone in that PA AD. So, we're going from the CB1 local business and uh TR transitional to mixed use. Uh these requests are in anticipation of the commercial and residential development. The minor general plan amendment is necessary for the companion reszone request. The reasoning cannot be approved without the GPA being approved. Uh the Maricopa Town Center has request to focus on a flexible uh land use pattern to allow for a variety of horizontal or vertical mixed uses. Um request to permit a spreading or clustering of residential uses with a u maximum residential count of 2,113 residential units or a maximum uh overall uh density of 11.48 dwelling units per acre. And what that means is you can see on that bubble chart there that it's providing for flexibility where it isn't very area specific on the exact use that there may be some overlap, there may be some carryover. The overall uh maximum residential units are 2113. The applicant will either has the ability to cluster those into uh higher density

multif family unit areas or spread single family. And it's also with that the commercial mixed in with it. Whether it's mixed use being horizontal mixeduse, mixeduse being vertical mixed use or straight commercial. uh this p a allows a flexibility for uh evolving u market conditions so that this area can be developed. Uh again for the PA this example I have up here this is single family detach product that uh is proposed in the pad. On the right hand side, we'll see uh illustrative product diagrams for your traditional single family, but then also other non-traditional atypical single family like cluster development, uh autoc court housing, alley loaded housing. Um a lot of the housing that we don't see here, but you'll see in the valley. Um that it's been traditionally used, it just hasn't developed here yet. Um, as you can see in the single family detached, we have a variety of uh lot sizes going from about 2500 square feet for a small lot to 25 to 7 and then 7,000 plus. So, we can fit in a variety of different housing choices depending on the market conditions and how this will develop. Um, with the P A deviating from the established mixeduse zoning based zone district, um, in the PADS, we're required uh, applicants to have a design elements table. We have it in our zoning ordinance and every P A depending on the variations from the base code that uh, are being applied, you have to meet a certain number criteria for those design elements for this development, which is unique compared to others. We've had a couple flexible come in, but this one uh is a bit more unique uh with the uh types of uses and everything. So staff worked with the applicant uh over a

course of several meetings developing their own design elements table to satisfy the offsets for these variations for going smaller on the lots, going smaller some places for the setbacks and then what the community gets in return for those variations from that base zoning. Um the proposed general plan future land use map designation of mixed use will be consistent with the Maricopa center uh Maricopa Town Center Pad zoning uh with use of the mixu zoning district as a basis for the site the general plan objectives. Uh I've listed one that up here that uh the applicant meets with this. However, in the narrative, uh the applicant has listed out uh quite a bit more for our general plan that why the general plan amendment is appropriate for this area and then why the zoning change is appropriate in accordance with that GPA change. Uh conformance with the zoning ordinance um with the approval or recommendation for approval of the minor GPA amendment. Uh the reason would be consistent with the general plan and the PAD. Uh any changes to district boundaries um necessary to achieve the balance of land use is desired by the city are consistent with the general plan and the amendment will promote growth uh in the city in an orderly manner. Public outreach uh for this application on March 26, first letter of notification, site posting a neighborhood meeting was held on April 10th. Um the summary of the uh citizen participation is in the uh commissioner's packet summarizing the attendance and some of the questions that uh were presenting at the neighborhood meeting. Uh this application was uh posted in the newspaper. A second notification went out to um neighbors in the area 600 foot vicinity and now we have the planning and zoning commission. And then on June 17th, the city council

meeting staff is recommending approval of uh minor general plan amendment case number GPA23-05 and the reszone map amendment case P A23-04. The applicants and their consultants are here in attendance. Uh they have a presentation should the commission wish to uh see it and I'm happy to answer any questions that the commissioners may have. Thank you, Derek. Uh guess we can take the presentation if you guys want to present it. Uh before we ask questions, Chair Singleton, members of the commission, my name is John Gillespie. I'm a land use attorney with the Rose Law Group, 7144 East Stson. Really uh pleased to be here on behalf of Vestar. Vestar is um a nationwide commercial developer. Really top of the game uh in the country and headquartered right out here in Arizona. U Mr. Ryan Ash is a VP with Vasar who's here here with us today. Um, it's really been a pleasure to work uh with your staff to go through a robust process um on design elements and guidelines that really make this PAD something that the city's going to be really proud of, attract really great um commercial projects here to the city at this location that in 2006 it was zoned for for commercial um and for transitional uses including residential. Um since 2006 there's been a few changes. The octin has has expanded its operations at the governmental center there. Really good things happening there. Um and then the one of the other big things, the Sonor and Desert Parkway. Um we uh we provided that land to complete that that parkway connection

right through the middle of this parcel. Um so it changes uh kind of the vision of what can be done here and it really is bringing to life that an excellent commercial development can can be done here. So, um, we're really excited about those aspects. And, uh, I'm I'm happy to go through my full slides if you'd like, Chair Singleton, or, um, if you, uh, if you prefer to ask questions that you might have, I defer to you. I think maybe just go through the slide just in case it answers any questions commissioners might have. Yeah, absolutely. So, again, when you think of Vestar, um, think of Tempe Marketplace, uh, Desert Ridge Marketplace in Phoenix. Uh these are the these are the high quality developments that Vesar is doing here in our state. Um Twin Creek, Tempe, Chandler, Phoenix, and now we're excited to see a good project come here to Maricopa. As you can see here, this is the Avala Pad and overall design that was put in in 2006. Um at uh coming on your screen here, you'll see how it was kind of planned initially to have uh commercial to the west and commercial and residential to the east. Uh with the desert snoring parkway now coming through the site, uh changes in in modern design, we really think this is the opportunity to create more of a mixeduse product and opportunities here at this location. So this just kind of shows here the the growth of the action the bisecting of the site that now has occurred with Snor and Desert Parkway. And then one of the great um opportunities with a nice development like this is is further public improvements to be made to to the area and um and benefit the the city as a whole. So the purpose of this this P A is to enhance the design guidelines to provide more opportunities to provide more um direction to commercial developers to come in and to know what their expectations are with development

standards and design elements and all of that's been elevated above what the Avala PD kind of conceived in 2006. Um, this uh is also just integrating with the surrounding properties that have developed around us and and that will in the future be developed and then as well accounting for the Snor Desert uh Parkway. Some uh pretty pictures just kind of show what's in our our design elements to to give an idea of of the elevated architecture and and really the beautiful opportunities that can be made to to bring people uh together into the Maropa Town Center. Um, and uh, you know, keep keep those jobs and keep those those commercial opportunities here in Maricopa as opposed to having to go up to to Tempe Marketplace and and to uh to the north for commercial. And then again, the elevated design standards with landscaping and and the residential element and and the streetscape is included. Not too not too much there, not too too difficult, but really just wanted to introduce that is u we're really excited to have Vestar investing in in Maricopa and providing a really nice uh commercial development. This sets the stage for really good things for the future and and we're appreciative of of your support and um and I'll take any questions that you might have about it. Thank you. Commissioners, questions. Commissioner Club. John, thanks for your presentation. Um, couple things that I have. One of my challenges with projects as they come through this process is the vagueness of the some of some some of the submittals. And normally, I would say I'd probably beat you up a little bit harder. However, I know Vestar. I know the product that they bring. I know the quality that they that they are known for. So, that gives me much less pause.

Um, you know, I I think this is a very viable, much needed center at this location. I think it'll be very su successful. I'm familiar with Vestar's, you know, numerous other developments throughout the valley and and their successes. Uh, really don't know many failures. So, I mean, that's they they've done a really good job. Um, I also think capitalizing this, I've seen some some challenges on online about the location and, you know, being right across from the the casino. Uh, recently just found out that the casino is getting ready to go through a huge expansion. Um, and their entertainment aspect and district that they're going to be creating, um, I think complements what we're trying to do here. So I I think overall this is a uh this is a great thing. The only critique that I have um if I don't know if we can go back to the staff's uh presentation there there was a matrix on setbacks and and square footage areas and if we can pull that up real quick. No problem. And this is kind of a question that goes to both the applicant uh yeah this one here. So as a design professional myself coming into projects 10 15 uh and I'm saying something to the Rose Law Group that they've heard me say before uh at other uh uh zoning hearings. Um, whenever I see a setback of anything less than 5T, it gives me headaches because in 10, 15, 20 years when someone

wants to add something to their home, they want and in this case, granted, it's just an accessory structure. Uh, it's it's minor in the big picture of things. We have that as a as a 4 foot uh to side and rear lot lines. where that causes issues for me is the building code says anything less than five feet has to be fire rated. So then I become the bad guy 10 15 20 years down the road saying your structure now has to become you know 30 40% more expensive and fire rated we can't put windows in and all these other restrictions that that kick in. If we can keep these setbacks to five feet, it makes my life so much easier. And it and I'll tell you, and it makes the the these these homeowners much happier down the road. Um they're not necessarily losing anything, but I think they're gaining a lot of advantages that they don't know, you know, these cases exist. And I see everything else has a five foot minimum. I think they're a little bit tight, but I think for cluster housing that they're trying to trying to occur here, I think is appropriate. But that's the one that that does give me some some pause and I I would really like to see that changed. Commissioner Clo, that's a an excellent comment. We appreciate that um direction and and we'll take that. Um one of the great things that that you pointed out here is that there's a variety of different housing options that that this gives flexibility to development to come in and create that mixeduse environment. What's not being showed on the screen is kind of the the design element standards where um developers are going be required to hit above and beyond this to to make to justify really you know if they're asking for for that smaller setback between homes well then they got to provide elevated open space elsewhere th those type of aspects that we'll be working with your staff to to really dig into and make sure these are really uh excellent product which is what what you're looking for and I think um what we're we're hearing from you there. Um,

so thank you for that that comment and we'll we'll absolutely take that that direction. Thank you, Commissioner Thomas. Uh, thank you. Kind of to piggyback off of what Commissioner just talked about, but uh with less much less detail. I um I heard earlier about the PA AD is coming to the realization that less lot size is desirable or is it just necessary to maximize how many houses you can get in and what was the advantages of let lot size less or smaller lot size or did I hear it uh incorrectly? Commissioner Thomas, if if I might. Um, as you can well, this this describes a single family detached uh product. We've got other residential products that that are going to be allowed and proposed and um this level of detail was not contained in the Avala Pad and now we have it to to really provide a robust development opportunities. Uh but I I um I definitely think that the concept here is yes, we were allowed a certain amount of residential during the Avala under the Avala Pad. What we want to be able to do here is is shift it around a little bit, put it maybe a little bit closer to uh you know to the the east or to the west. Um integrate uh integrate it instead of previously it was kind of this transitional looking for medical office that's really not uh up to date with what needs to be done here. So we want to be able to have different types of single family product next to each other in in separate developments but tie them together under the single PD kind of design elements. Um so in terms of the the units the proposal isn't to uh you know vastly increase the number

of residential units that we're already allowed to do at this property. but it's really to to integrate. We'll come in from separate developers, make sure that they're tying into each other so that it's it's a a synchronized overall mixeduse area. And that's that's really the the intent here, not to not to really change the mix as as much of of what's already was approved under Avalad. Okay. Thank you. Yeah. Go ahead, Commissioners. Chairman, Commissioner Thomas, if I may add, um, with those smaller lot sizes, uh, if you think of town houses or condo development, uh, townhouse, you know, the lot that it's on, uh, you own the lot, you own the house, but they're connected together. And that's why the smaller lot size is needed. If it was the larger lot size, say a 40 45 foot wide, got a 40 45 foot wide townhouse that's connected at the property line to the next one. Traditionally, they're shallower or shorter, narrower, sorry, is a word to use where they're on the property line. So, you're looking at about a 24 foot wide house. That's a townhouse, maybe two, maybe three stories. And that's where the the smaller sizes come in. It would they aren't tailored for single family development that has those regular standard setbacks on those smaller lots. Thank you. Thank you, Commissioner Hil. When when we're talking about the smaller lots, I think we've seen the general trend over the last 10 12 years that uh people are looking for the smaller lots. They want less grass or less zuroscape to take care of. They have less upkeep expenses and uh of course if with the smaller lot, the homes most likely are not going to cost as much. So I I think that that particular uh facet is staying with the times, if you will. Thank you,

Commissioner, Commissioner Robertson. Thanks, Derek and John, for your presentation. Um, in the in the staff report, it indicates that uh no negative feedback or comments were received by the city um as of tonight. However, I did attend a public meeting uh neighborhood meeting just to observe and and listen in. And then I read the cards. Um 100% of the people that did speak were in favor of the project, but they were not in favor of the multifamily aspect of it. If you read through the cards, they made notes. Everything but So, the community is uh tired of multifamily um units. Not that we have a lot of uh say so to to sway that or move it, but making sure that you're aware that the public comment is opposed to uh multifamily dwellings. So my question is um first off 2113 is the maximum residential units that would be allowed under the current plan. Of that 2113, what percentage or amount would be multifamily? Commissioner Robertson. Thank you. Um I I was at the neighborhood meeting as well. We had a really good turnout. I'm really happy with the community response that came and had robust dialogue. Um I heard similar things to you and um that's a a lot of excitement about the the commercial opportunities. Um a little bit of multif family fatigue. Um but also we in my conversations I think people are pretty excited to hear that the opportunity for town homes and and condominiums that are for sale um is is is something that that they really like. And we're excited that that because this is kind of a little bit more of a master planned type project, we think it's really going to uh attract a more higher scale um opportunity uh than maybe some of the other peacemail projects throughout the the city that that occur.

So um I would say the multif family aspect is is important to us and and one of the main things being as we heard with the ochin expanding and with commercial opportunities um what a great opportunity to provide um residents uh to work really work live and play in the in the same vicinity and walk to work and and support that growing commercial. I think that's um one of the aspects that's really important that we preserve that and have it as part of it. In terms of the overall mix um we I can't I don't have the crystal ball on that. But the great thing is that the way this is set up is really let the market determine what happens there. And so um I I really expect we're going to get a lot of interest from single family developers. Um and then things are going to kind of uh fall in line with with that. Uh but we don't know can't I can't have the crystal ball of of really what the mix is going to be exactly today. But we do have a lot of good flexibility uh with the PD to let the market decide that and and fall in line first of getting getting that commercial developer in and following from that. Okay. And um I I I saw a note in the in the slide that um what they call it's uses a term that I wasn't familiar with public improvement of 347. Um what what are we talking about there? Is that a developer improvement of 347 or is that city improvement of 347 to make it the best it can be for this development? Yeah, Commissioner Robertson, that's a that's a tie that will be to this development and to the developers. So, as it comes in, um we're anticipating an additional lane being added along with sidewalk and landscaping. Um and then, you know, turn into the site as well. So, um that's that's going to be included in the first phase of of the major commercial development. Very good. Thank you, Chairman. Commissioner Robertson, if I may add, uh 347 adjacent to the site, not 347 north of the city.

Commissioner Brims, thank you. Um I a a question I had is and this is maybe more on Derek's side is obviously we looked at this and city looked at it as a as a minor amendment but I mean really giving 184 acres shift to mixed use and those 40 acres from the medium density. I'm just kind of curious as to why that didn't trigger a major amendment scrutiny versus going down the road that we win. Chairman, Commissioner BMS. Yes, we uh analyzed it. Um at first flush, we had thought that it was going to be a major and then when looking in our general plan and um the guidance that we get from it on the total acreages that trigger for a major or a minor amendment, none of those were met. So, it's a minor amendment. Thank you, Vice Chair Wars. Uh I just have a few questions here. Um you may not be able to give me answers on them but just looking at the size of the development have we received any letters to serve from the local utilities for example like ED3 um global water etc. Chairman, uh, Commissioner Wars. Uh, staff has not received u any information from any of the utilities that uh objects to this. Uh, it was a standard you're in our service area. Uh, contact us and when developments come online or come in as proposals, they'll be required to get will serve letters from ED3, the electric district, uh, the sewer and water providers. Um, and if there are off-site upgrades that are needed, they'll be noted at that time and have to be developed at that time for that specific section of development that's being proposed. Okay. Thank you. Uh, the other question I had is u when we talk about mixed juice, we're looking at different types of commercial. What what examples would you I'm not going to pin you down for what kinds of stores or

other developments are going to come in there, but what what caught my attention here is that and I'm not sure if I heard right, but that in exchange for some of the commercial, you're putting residential in it. Am I correct there? Uh, Vice Chair Huarez. So, the uh really the impetus for this PD update is the Vestar wants to talk to developers and developers or projects are saying, "Hey, we we need to know what are your development standards. What are what are the elements? what do we what's going to be around us? How are you, you know, updating things for us? And and um they didn't feel like the Avala Pad provided the certainty that they needed. And so, um starting, you know, after council is really when we can get real interest on specifics of, hey, here's the sit down restaurant, here's the the big box anchor retail store. Um but those those are the type of things that we're we're expecting uh to come in uh first is is um those type of uses. We're not intending to uh change kind of what commercially we could do in the past and employment um at the location. Uh we want to still have the flexibility to to do the long list of commercial opportunities. Um and uh and the intent is not to substitute residential for commercial at all, but to provide the flexibility on where it's located and and how it's and implemented. Uh so it's really um I I don't see any substitution, but but you're right, vice chair, that that the intent here is to update it, give us commercial opportunities, and give the give the town f the city flexibility on on how we can make this into a great center uh for um for commercial opportunities. Okay. So, I understand then that you uh typically Vestar has typical anchor stores or big boxes that come in and then you'll have behind them typical

stores or or restaurants that follow them around is that's kind of what the um the plan is with with this. Yeah, without without saying any names, but that's that's exactly it. A lot of times it's the big box anchor. That's that's the key aspect. And then you know smaller retail opportunities that kind of support that with uh you know restaurants along the street and um you know pad sites develops with with different you know office or or um you know other retail opportunities. Do we have any time frame when this project is actually going to start? You start uh moving the dirt and starting the project. Um, I I don't know if Ryan's got a a perfect time on that because like I said, we need to get through the PAD process to really get deeper into those conversations with um with tenants and and the development team. Um, but I will say that everything will be in place with this to to be able to have quick movement. Those processes obviously take multiple years to, you know, to get uh, you know, under contract and and do the the infrastructure improvements and design and all that. Um, so it could be as close as two years, it could be, you know, depending on market conditions, somewhere around that. Okay. And my final question, because we're in close proximity to the um auction nation, has there been any consideration given to having uh artifact monitors like somebody on site to um monitor the process as they're excavating and they find uh say native artifacts or any other type of artifacts, they stop the construction at that time. They make the proper notifications. Has that been put into the plan as well? Vice Mayor, that's a great question and um I might have to defer to Derek a little bit on what the city's process is for um that construction level uh detail, but um absolutely I know that there's standards in place for as you're developing a site if you just like when the the you know Snoring Desert Parkway went through they

they have to follow procedures for if something's discovered, report it and um the uh the state uh cultural office would you know review it and and have the jurisdiction to decide the value of it kind of process it needs to go through. Anything to add to that, Derek? Yes, Chairman Singleton, uh, Vice Chair Warz, the city has a intergovernmental agreement with the auction nation uh, for that. Um, and also in our zoning ordinance, we have that codified that it is required that um, there is a phase one environmental assessment that includes uh, cultural resources uh, research on it. If anything is found during uh the research uh during development of the site uh there are certain state protocols that need to be followed for reporting and then escalating from there if needed. Okay. And my final question um regarding Ferrell Road, I noticed that it's going to remain blocked off at the end on the um let's see on the west end excuse me the east end. Uh, is there a reason why that won't connect to Sonoron Desert Parkway to give Pellea a way out? Because I know there's been comments in the public before. I don't know if they may have been made officially, but I've I've heard complaints that they only have one way out now. Chairman Simon, uh, Vice Chair Alarez. Yes. The with the dead ending of Ferrell Road, uh, that is something the city is interested in doing, uh, making a connection. We are interested in the connection. um during the construction of the east west corridor that wasn't possible because of private land holdings. Uh but the city is open to doing that at some point. Uh what level it'll be I don't know. Um and that's about all I know on that. Uh I can follow up with our city engineer to provide the commission with further details if you'd like. Okay.

Yeah. I only asked because I just wondered if that was going to be tied into this project, if the developer was going to have any part partaking in it or not. Okay. Thank you very much. Commissioner Robertson, one more question, John. Um I I know we can't nail you down on timeline. Um but can you talk to us about the phasing? What would phase one look like? What would what would be the emphasis on phase one, phase two, that type of thing? Yeah, Commissioner Robertson. Um the uh the first phase is going to be commercial. That that's the um initial phase that's tied to public improvements and to what's going to to get done on site. Um so that's that needs to come in first and then uh the other aspects I would see domino from that to really support that that that project happening initially. Um I really don't uh have a a timeline that I can that I can nail down for you like you said. Um but that's uh we when the the Snor Desert Parkway went through the site uh we we committed to a development agreement with the city uh that uh provided for that commercial development to to be um included. And so that's um that's we know that's that's going to come and then we'll let the market dictate after that. Well, uh, Commissioner Robertson stole one of my questions, but, uh, my other question just for the folks in the audience to know, how many square feet of commercial are we looking at for this location? Uh, Chair Singleton, so the minimum required is going to be 100,000 square feet of commercial development. Um, and then we expect the maximum would be a million square feet of of development for the overall side. Thank you. Uh, this is a public hearing, so I will open that up. If anybody has anything to say on this agenda item,

please step forward. Thank you. All right. Seeing none, I will close the public hearing. Commissioners, do I have a motion for GPA 23-05? I would like to move that we approve, please. I have a motion by Commissioner Yokum. Do I have a second? Second. Whoever. All right. Seconded by Vice Chair Warz. Uh, all those in favor say I. I. I. All opposed. That motion passes. That'll take us to agenda item 5.2 P A23-04. This is a public hearing. A request from Rose Law Group on behalf of property owners spun ah Ochan LLC requesting review and approval to create the Maroba Town Center planned area development P A including the creation of the development land use plan permitted uses and development standards for Maroba Town Center a proposed mixed use commercial and residential development. The property is generally located at the south southeast corner of West Ferrell Road and John Wayne Parkway. This is for discussion and action. This is the same presentation again, right Derek? Correct. Chairman, uh, I'm happy to present if the commission would like. Commission, any questions on what we just saw? Okay. This is also a public hearing, so I will open the public hearing if anybody would like to say anything on this item. Please step forward. Seeing none, I will close the public hearing. Commission, do I have a motion? Motion to approve P A23-04. I have a motion by Commissioner Robertson. Do I have a second? Second. Seconded by Commissioner Club. All in favor say I. I. I. All opposed. That motion also passes. That takes us to agenda item

5.3. This is sub25-06. A request by EPS Group, Inc. on behalf of Marbella Homes requesting approval of the Hogenous Farms phase 1 subdivision preliminary plat to accommodate 406 single family homes on approximately 98.56 gross acres. The property is generally located at the northwest corner of West McDavid Drive and North Green Road. This is for discussion and action. Derek, take it away. Thank you commissioners. Again, D here with the planning division of development services department. Here to present agenda item 5.3, Hogan Farms phase 1, subdivision preliminary plat case number SUB25-06. This is a preliminary plat application by EPS group on behalf of Marbella Homes requesting uh 46 residential lots on 98.56 gross acres for phase one of the Hoenous Farms development. Uh it is indicated on the map above uh where it says site highlighted by uh the yellow green. Uh this is over sort of on a western side of development here on McDavid uh road. Uh the phase is proposed to have a gross density of 4.1 dwelling units per acre and a variety of lot sizes all single family detached. uh three lot sizes are going to be 40 by 110, 151 are 40 by 115, 147 are 45 by 115 and 10550 by 120. Uh these varied lot sizes and specifically those three 40x 110s were permitted under a uh recent P A uh minor amendment that was approved by staff. Um, these had to be shortened up to allow for enough uh entryway space for the landscape 25 foot landscape strip that's required along collector roads.

Uh, the lots before were permeating into that. They had to shorten them. Uh, rather than mess around with the drainage basins and really reconfigure the whole development pad minor amendment just to shorten those lots by five feet to make everything uh happy and work together. Uh, as we can see, development standards are being based on the RS5, uh, district, uh, which has a usual requirement of 5,000 square feet. However, with the PADs over the site, they're allowed the 4,500 square feet with a minimum 40 foot wide lot, um, except for those three lots that I just mentioned that were included in that other minor P A for landscaping open space. Uh the applicants provide preliminary landscape uh plan for this uh phase as you can see above. Uh there are three large uh open space park areas and eight open space drainage areas provided that include amenities uh for the future residents. All the residents within the phase are going to be provided with uh adequate access to open space areas as required by our subdivision ordinance uh section 17 the code. Um and with this development we're also uh anticipating and the applicant is providing uh connections to the future Hojanis farms phase two which will be to the north of the site. If I go back to the site plan what you see basically parallel with future green road there that strip going east to west that'll be the phase two that'll come in at some point later on. Uh we're anticipating as you can see the roadway connections. We also have the pedestrian connections and then there'll also be trail connections between the uh drainage corridors. Uh access and circulation for the site main access for the phase one uh is going to be via West McDavid Road along the southern boundary of the project all along that south side there. Um McDavid will be a collector road at this point with a 75 ft rightway. Uh

there are three proposed vehicular connections into phase one. Uh there's the two that are coming off of McDavid Road that you can see that go to the uh neighborhood parks and then also Green Road at the culdeac that you see on the top right there. There's going to be a um for now emergency fire access to provide uh greater accessibility in the event of an emergency uh at that site. uh in the future moving forward uh as I'll move on I'll explain uh the extension of green road and the overpass over uh the Union Pacific Railroad tracks um so conformance with the general plan the proposed development is consistent with the general plan future land use map uh designation of the area also for the zoning uh the proposal meets requirements of the planned area development the Hogenous Farms P A and the proposal meets the requirements outlined section 17 of the subdivision code section 18 of the uh zoning ordinance and there is a slide that is slipping here ah here it is sorry for the green road as this develops uh and right before the meeting I confirmed all this with the city engineer uh we anticipate green road being developed in that overpass being under construction while this development is going to going vertical uh by the time there are about 100 residences in there. Uh the overpass should be built. This is necessary for that fire access, providing those two means of uh ingress egress to this development. It is on the west side all the way at McDavid Road, but we're ensuring that this development occurs in conjunction with that green road extension and the uh overpass going over the railroad tracks. Green Road will continue all the way up to the 238. And then as uh the commission knows, there will be a bypass going from 347 uh north of Cobblestone and then

connecting here. Uh so we'll have this sort of bypass loop here uh to take this traffic and these residents from if they're heading north, they're not going to come all the way in through town, go all the way up uh the 347 through all the lights uh and at the Smith, Inc. um uh 347 intersection there. Uh staff recommends that the planning zoning commission approve uh Hojen Farms phase one preliminary plaque case number SUB25-06 subject to the conditions of approval stated in the staff report andor is amended by the commission. I'm happy to answer any questions that the commission may have. Thank you Derek. Commission. Any questions? Commissioner Robertson. Derek, is um phase two north or south of the of this proposal? Phase two will be north of the this proposal. We do have another uh P A application that's making it way through that's to the south. So the north one basically if you go two blocks up, two blocks being green sections up, that'll be phase two north of the site. Uh the other hojen is south will be that area, the square just south of it. Everything on that west side where you see the desert landscape there and then also those two very green pads that is drainage basin and uh it's still being worked out but the last I heard it was a thousand foot wide channel because there is that much flow going into this area that'll have to be bypassed and go around. So Green Green Road is going to be the primary road in and out for when this is completed. Probably it's going to it's going to be McDavid and Green. Uh it'll depend on the residents and where they're going and what they're wanting to do. Commissioner Brims, I had a couple questions. First one, just for my own edification. On the the site map in the

upper northwest corner, there's a thing that's called a lift station and I I apologize for my ignorance. What is a lift station? The lift station, uh Chairman Singleton, uh Commissioner Brooms, lift station is for sewage. Uh, so it's gravity fed, but as you slope down, you can only get so much. Then it has to be lifted back up and then gravity fed back down again. Okay, that that makes sense. Thank you. Uh, my next question that I had um with the traffic um and obviously you talked about Green Road uh being extended north with an overpass. Is there any conditions that tie any of this to that being done? I would just be concerned that this gets done and then you're having all those residents go through, you know, the north side of the high school through those traffic lights there and backing stuff up even more. Um, and I just am curious. I mean, is it just best hopes that these things are going to line up or is there any conditions that actually tie this growth with those improvements? Chairman Singleton. Uh, Commissioner BMS, yes, there are agreements between the developer and the city, city engineer, uh, with trigger points of this being developed. Right now, the plans are going uh in review for Green Road right here with the drainage along it. Uh the overpass is at 30% plans right now. Um we do have the tenative uh EPRR approval. They are working parallel together, but there are the agreements between the developer and the city that this has to go through before we're releasing certain aspects of this uh development. Okay. Thank you. That's all question Wars. Um I just said a couple questions here. One has to do with the location of this project and the possible impact by being in the flood zone. U has that already been straightened out or is was the project

going to change because of the size and the proximity to that flood plane? Chairman Singleton. Uh Vice Chair Wars. Yes. That has been an ongoing thing with this uh development. Hoganous Farms previously came in uh they obtained preliminary plat approval, final plat approval. It never got recorded because of the intricacies needed with the drainage solution in this area. Uh that is why with those expirations this pre-plat is coming back in and the final plats are coming back in. Uh the city has worked with the developer uh to satisfy those issues. There's been a Clomar for the site uh um from FEMA. Uh Alomar is anticipated shortly. Uh but of course, you know, with getting reviews and approvals from um FEMA, it does take a little while. The last comments I was told uh that were sent in uh were responses and it should be going through. Um but until that uh Lomar goes through now this will be approved but things won't develop until that's actually in hand. Okay. Two more questions. One is just basically curiosity and the other one is isn't concerned. First the curiosities is this going to be a dark sky community or are there going to be uh street lights? Morris. Um at this point I am not quite sure. Uh, no, we don't have No, it's not. Have no street lights, right? No, that's not the applicant. I thought that was the applicant there. No. Uh, in the preliminary plat, they didn't show the street lights, so I don't know until we get to the phase with the engineering plans and then we'll know. Um, quite often the street lights are just at the street corners and the intersections for uh safety. Uh, but running down the length of the blocks, I'm not sure at

this point. Okay. And then the other one um has to do with traffic flow. Because of the size of the development and the amount of traffic that's going to come out of there, is there any consideration to signalization of the entries and the exits of this community? I don't believe there are at this time uh with the the TIA for this if it's warranted for it or if in the future uh possibly there could be, but I don't believe so at this time. Okay. Thank you, chairman. Um, I just wanted to clarify u one thing with regards to uh vice chairs war um conversation regarding the flood zone and in that talking about low mars and clomars uh I just want to make sure it's crystal clear that what we're evaluating tonight is out of the flood zone and not affected by that. Thank you. Thank you. Okay, Commissioner Club through the chair. Thank you, Derek. Thanks for your presentation. Um, concern that I have is as it relates to the development in this area, I have some firsthand professional knowledge of of kind of projects right in this corner. um and and some of the challenges and the concern is is kind of the you know as this green road gets developed and becomes the arterial thoroughfare that we want and need it to become between what's being shown here also knowing there's you know there's a drainage ditch that's just on uh just east of of kind of where the road is is shown Now, it's already kind of posed some challenges to some of the adjacent

properties uh to the east as far as access and ability to for access and then kind of compounding it with the overpass. Um and kind of how those things are going to tie back in together. Um, and so my concern is as this goes forward, having the the space that's going to be needed to accommodate that that level of traffic that I think this will this will be generating um especially on on Green Road, but also on Mc on uh McDavid, you know, you know, going the east and west um and as this develops further to the south, you know, We got hundreds I don't know the number is a thousand homes that are kind of coming into this Hognes Farms everything when it's all developed out. Add that to Maricopa Meadows and and other developments that are happening uh uh you know potentially happening north of McDavid Road to the to the east. You know there there's there's huge conflicts of traffic that's going to happen at this intersection of of McDavid and and Green Road. So, how then I'm also going to back up. There's a there's a legal aspect of this where things I think are changing and I'm not trying to go down that path yet, but it's a going to be a question down the road is as developers are or are not required to develop these roads uh in the future, you know, what guarantees do we have that these are all taken into consideration? Chairman, could you follow that? Sorry. Yeah. No, I I was trying to keep up with that. Uh yes, it is a a challenging site and that's why it's taken this long uh to get developed. Um the eastern boundary of this site is on that uh the section

line uh which is green road is a section line road. The section lines are every one mile uh and there's rightway uh reservation for that. uh that'll eventually be dedicated, but right now it's just uh portions reserved. The properties to the east there, they will connect to it. Green Road with the drainage as you can see right on on the right hand side of the site there uh where future green road dot dot dot goes down. You see all that green there? That is a drainage channel right there. It's um sort of a naturally made drainage channel right there. I I believe it is on the eastern portion of that section line. the green road because of that and the challenges with that is shifting slightly to the west. Uh so there'll be that drainage channel on that east side. Uh the properties that are east of that and connecting to uh green will uh build like box culverts or other type of mechanisms to be able to keep that drainage flow going through there but cross over with the vehicles. Um the city engineer and the engineering department are uh well tuned on this development here and are scrutinizing it for all of these trafficked issues that may or may not occur uh and analyzing that TIA and it won't be approved until it gets to the satisfaction of the city engineer and that it isn't going to cause these uh issues or burdens on any other outside developments around here. All right. Thank you. Commissioner Yokum, you know, we've had a lot of discussion about the drainage, but I think the issue was uh rather it was adequately addressed in your the staff report uh that we're sat that the engineering department is satisfied with the initial methods of retaining and maintaining drainage and the final drainage report and engineering plans will be reviewed and approved so forth and so on. So that being part of the presentation speaks for itself.

Thank you, commissioner. Yeah, my my only concern was the traffic and what every other commissioner has pretty much said is currently as it stands is McDavid's the only way out, right? Um so as there as long as there's agreements in place, uh it's fine by me. But yeah, that was my main concern. Any other comments or questions from commission? Do I have a motion? So move that we approve. Second it. Public hearing. There's no public hearing for this one. So I have a motion to approve uh SUB25-06 by Commissioner Yokum and a second by Commissioner Thomas if I heard correctly. Yes. Okay. All in favor say I. I. I. All opposed. That motion passes six to one. This will take us to agenda item 5.4 DRP25-04. This is just a planning commission update. A major development review permit case DRP25-04. A request by Gretchen Schroeder of Wwood Professional Services on behalf of Circle K for review of site landscape rendering and elevations and phototric plans for a proposed gas station with convenience store and car wash on approximately 1.83 83 acres of land within Panalo County parcel number 510-12-0360 within the city of Maricopa generally located east of the northeast corner of West Maricopa Cas Grand Highway and North Stonegate Road. This is for discussion only. Take it away Derek. Thank you chair uh chair commissioners uh again Derek Sher for the record uh planned uh division of the development services department. This is

agenda item 5.4. uh which is DRP25-04. Uh this is an application by Gretchen Schroeder of Westward Professional Services on behalf of Circle K uh for the development of a uh gas station uh fuel service station uh with convenience store located at uh that northeast corner of Stonegate Road and West Maricopa Cas Grand Highway uh on approximately 1.89 plus or minus acre site. Um, that's interesting. Okay, let's see if I back it up and try it again. My apologies. We have a technical issue here where that uh site plan, which is the landscape plan, is not rendering. Uh, in the commissioner's packet, uh, we do have copies of the site plan, uh, elevations, everything. My apologies to the public, everyone in attendance for not being able to see this. Uh access to the site, if I can go back to the vicinity map, is going to be via uh Maricopa Cas Grand Road and Stonegate Road that you see there, uh on that north side, that's a private drive. That's a drive that goes from basically the Home Depot all the way down to the Walgreens and then over to uh the Walmart. Um this application is for the construction of a 16 pump fuel canopy uh fuel station with a canopy uh 5200 square foot con uh convenience store, parking for 24 vehicles, uh internal external uh pedestrian connections. Uh these will be from the private drive, stonegate, and then the along the south side there uh on Maricopa Cas Grand Highway, we have a large trail. They'll be providing a pedestrian connection to that trail as well. Uh the development is proposed to occur in a single phase. Um here we have architectural elevations and renderings of the building. And uh if I can just remind the commission that this is uh the first review submitt uh

comments are going out to the applicant. Um this project will not be approved until it meets all the requirements of the zoning ordinance. Um staff does have a couple of comments on the elevations and on the canopy elevations. Um one, as you can see in that rear elevation, we do not permit uh those access ladders to be external. They have to be internal uh per code. And so a bunch of other comments, but in general, uh, planning staff looking at this proposed elevation are quite pleased with it. It is a very good start for the development. Uh, we will be providing comments. There will be tweaks and again, it's not going to be approved until it meets the code. And here we have the architectural elevations of the canopy. Um, you can see with the 16 pumps, uh, staff will have some comments for this as well for the applicant. Uh, proposal is appropriate for the uh function of the site and is integrated with the existing and future development in the area. The elevations and color combinations appear well integrated and uh complimentary to each other and the proposal will meet all requirements as I said of the zoning ordinance prior to being approved by staff. Um notification letters uh for this meeting and thisformational item went out uh to owners on April 25th uh property owners within 600 ft of the site. Uh again on April 25th the site was posted advertising thisformational meeting and today we have the planning and zoning commission meeting. Staff has not received any comment from the public uh on this proposal and if commission has any questions I'll be happy to answer them and again my apologies for this not rendering. It was a very good-look landscape plan. All right. Thank you Derek. Commissioners any questions? Sure. Brim. Just a a quick question again for my out of my ignorance. Is that access road that's on the north side? Um I guess it's labeled as a private drive. Is that maintained by the property owners up

there or is that like a city-maintained one? Only asking because having driven down that many times. It it's it you know it's a roller coaster that uh chairman uh Commissioner BS that is a private drive. Uh it the pro the main property owner here is responsible for the maintenance of it. Uh city staff has engaged the property owner about uh fixing it, making it less roller coastery uh providing you know curbs and drainage along it and everything like that. Uh that will occur um as more development as you can see on the site plan above or sorry the aerial above there's a lot of uh vacant land still there. as that starts to trigger on the north side, um the city will be pushing for that to be fixed to provide safe and efficient movement of vehicles and people. Thank you. That's all I have. Commissioner Robertson, that was my same question. If there was an opportunity to get some repairs on that roller coaster during these projects, is um kind of off topic a little bit. Is Buffalo Wild Wing still an option for over here? Currently, we have an application in uh for the Buffalo Wild Wings that is still being reviewed and worked on. Not on the agenda. I'd hate to I hate to do it. I thought I'd try. Commissioner Club, this is a comment to my fellow commissioners on the end. Don't take away my fun drive. That's all I had. Thank you. And the only comments I really have is uh seeing as on social media the other day apparently the Circle K on Porter was out of gas, I'm seeing this is very much needed on this side of town. Um so I'm glad to see this, you know, start to come forward. Um, another thing I would like to potentially see on this, um, is Circle K does have their own EV charging stations and as this city grows and EV

transportation, you know, starts to become, I'll say, more mainstream in a sense, um, we have no charging infrastructure. So, seeing, you know, a new Circle K site come with that, um, you know, Morirana has one, Goodyear has one. Why not us, right? Um but glad to see another uh gas station coming to the city. Chairman, we currently don't have any regulations for commercial providing it, but is something we can definitely approach them with. Yeah. Commissioner Clint, I did notice a little housekeeping item uh on the on the proposal uh on your slide. It says uh photometric plans for a fieldhouse facility. Oh my goodness. My apologies. Don't mean to call you out but be before it goes to the next step. Absolutely. Um we do reuse slides and update it and instead of starting from scratch on everyone my apologies. Awesome. Thank you. Um that will take us to agenda item six which is reports from commission andor staff. Thank uh thank you chairman. Uh just no real uh reports to uh give you this evening. Uh we are scheduled to uh have another meeting in two weeks. We've got um quite a healthy agendas uh going for the next six weeks. Really? Oh, I'm I keep doing that. I keep thinking the next meeting's two weeks down the road. And I believe that would be uh June 12th, not two weeks down the road. Um but we'll have those uh or actually I think it's June 9th. I don't have a calendar in front of me right this moment, but uh the dates get scrambled. Um but I think we'll stay on that every other uh two meetings a month uh

schedule. Um um my feeling is probably into July and August. So just giving you a heads up. Other than that, have a great Memorial Day weekend and uh thank you all for what you do. Thank you, Rick. Um I do not see a need for e session. Um, do I have a motion to adjurnn? So moved. Do I have a second? Second. We are adjourned.