PLANNING AND ZONING COMMISSION
12425 W. BELL ROAD, SUITE D-100
* MINUTES *
September 21, 2004
Call to Order:
Chairman Ken Senft called the Regular Planning
and Zoning Commission Meeting to order at 6:05 p.m. at the Surprise City
Hall – 12425 West Bell Road, Suite D-100, Surprise, Arizona, 85374, on Tuesday,
September 21, 2004.
Also in attendance with Chairman Senft were: Vice Chairman Jan Blair and Commissioners
Robert Gonzalez, Skip Hall, Randy Nachtigall, and Daniel Morris. Commissioner Antonio Segarra Daniel Morris
City Attorney, Jeff Blilie; Assistant to the City
Manager, Michael Shrock; Acting Community and Economic Development Director,
LaTonya Finch; Planner, Andy Jochums; Planner Stephanie Wilson; Planner, James
Atkins; Planning Department Intern, Adam Copeland; Director of Transportation,
Randy Overmyer; Planning Department Secretary (temporary), Linda Hilton.
Council Members Present:
Approval of Planning and Zoning Meeting minutes
of August 17, 2004
moved to approve minutes as corrected, changing “$150,00” on page 10 to
“$150,000.” Hall seconded the
motion. 5 yes votes. 1-absent (Segarra). 1-abstained (Morris). Motion carried. Minutes approved as corrected.
City Attorney Blilie – We
don’t require realtors to sign, but we have a standard letter. It is part of the packet, and the property
is in the vicinity box. You get that
map. The city doesn’t have anything that the realtor has to sign, just says
they have to have a map showing the noise contours. This piece of property would be well outside the Luke noise
contours, probably closer to the Aux 1 contours.
Commissioner Morris: On Special Stipulation H, is there a home
owners’ association being formed to maintain the private roads?
Mr. Corry: There are no private roads.
Planner Wilson: There will be a maintenance agreement.
private roads within the subdivision.
Confusion caused by lines on map; only actual private roadways will be
initiated discussion concerning flood zone designation. Property is not in flood zone; FEMA
designation “Flood Zone X” designates “500-year Flood Zone”, effectively not in
flood zone. Maybe in areas not
surveyed, but not likely to be flooded.
Mr. Corry: You can see by aerial map that water goes
all around the area, not through it.
Blilie: Flood Zone X basically includes
the entire city; this is Flood Zone X, except for the channels and washes.
Fox, 30809 N. 171st Ave., Surprise.
I’m just north of this property.
I have a few questions. Maybe I misunderstood, I thought it was said it
was going to be ten residential lots, and then one and a half per acre.
City Attorney Blilie: One
per one and a half acres.
Ms. Fox: Is there a decision that has to be made
based on whether he’s going to build or sell vacant lots before an approval is
Chairman Senft: No, he’s just asking to subdivide this
property into these different parcels.
Ms. Fox: And those roads if anything in there are
only chipped and tarred, not paved.
about paved, chipped sealed, and dust-free compaction to private roads. Chip sealed exceeds stipulation for
dust-free and compacted. Discussion and
clarification regarding lines on map.
Ms. Fox: Who will take accountability for funds to
Mr. Corry explained that
he would act as manager of the funds until such time as sufficient properties
are sold for other owners to vote on management of funds.
Further questions from
Ms. Fox regarding water facilities from Saguaro Acres, whether owners in
Alexandra Pointe would be required to connect to city supplies, and whether
City of Surprise will acquire Saguaro Acres water system. Discussion followed.
Don Cox, 17737 N. Beck
Lane, Surprise: On this road here, is it dedicated on each side to the city?
Planner Wilson: Currently at this time we will be dedicating
along 165th. Right now the
existing roadway that you see there are public roadways. We’re asking for a dedication on 165th.
We’re asking for the 25 feet of actual dedication of right away. On 166th the easement already
Mr. Cox initiated
additional discussion regarding forcing property owners to connect to city
water and sewer services. Waiver of
such requirement for Paradise Acres was discussed. Community Development Director Finch explained there is
anticipation of City acquiring Saguaro Acres water facility. City Attorney Blilie commented that under
city ordinance, requiring connection to city water and sewer is a condition of
splitting the property. Finch commented
that the impact fees and requirements are for future capacity. Blilie replied that the fee and requirement
are on every building permit.
There being no further
questions or comments, Chairman Senft called for a vote on recommending
approval of RS04-135 Alexandra Pointe Rural Subdivision to the City
Council. Commissioner Morris moved for
recommendation, seconded by Commissioner Blair. The motion passed unanimously, with six yes votes; Commissioner
SP04-178 -- Consideration
and Action – Site Plan – CREDIT UNION WEST – Approximately 1.0 acres
located at the southeast corner of Bell Road and Litchfield Road
This application is a request for approval of a
site plan for the Credit Union West, to be located along Litchfield Road south
of Bell Road, in the West Pointe Professional Plaza, and is a master site
plan. Specifically Pad B is what we’re
looking at. The 5325 square foot branch
office will include drive-thru and walk-in service, and will be built in one
phase. Access to the center will be possible by way of the West Pointe
Professional Plaza south drive entrance, also Litchfield Road as well as access
throughout the professional plaza that ultimately also has a driveway off Bell
The vehicular circulation within the site is
handled by one and two-way driveway aisles.
There are curb cuts proposed at the north and east property lines of
this parcel to gain access to the remainder of the West Pointe Professional
Plaza. The site includes parking for 28 vehicles, which does include two
standard handicapped accessible spaces and one van accessible space. The number
of parking spaces meets and exceeds the minimum parking requirements of this
ordinance, and the applicant has made attempts to secure shared parking
agreement with neighboring properties but has been unsuccessful at this
Staff recommends that parking remain at 90 degrees with
some parallel parking as shown along the drive aisle for consistency with the
master site plan and for the size of lot.
Pedestrian circulation is facilitated on site
through the use of pedestrian pathways identified with colored concrete with a
medium broomed finish to match the concrete throughout the Surprise
Marketplace. The pedestrian pathways
will be buffered with landscaping and will provide connectivity throughout the
The site proposes substantial landscaped areas that
will act to enhance the view of the site from Litchfield Road. More than 28% of the site is proposed to be
landscaped thereby meeting and exceeding the 15% required by ordinance.
The proposed building will feature an “Italian
Tuscan” design theme that will feature “EIFS” finish walls, stone veneer
accents, and terra cotta tile roof finished, and a color palette of desert
earth tones. The building features
varied rooflines and types as well as a significant entry feature. The rear elevation also utilizes varied
rooflines and wall planes to create “four sided” architecture.
This proposal will not adversely affect the public
health, safety, or welfare, and complies with the Surprise General Plan of
2020. In addition, if approved with the
recommended stipulations, this proposal will also comply with Title 17 of the
Surprise Municipal Code and the Planning and Design Guidelines. Staff is recommending approval of this
application SP04-178 with stipulations A through M.
End of presentation.
Discussion of location of project. Correction of earlier site plan showing
property on west side of Litchfield Road; correct location is on east side.
Discussion regarding number of drive-up stations
and landscaping thereof.
Compliments on architecture.
There being no further questions or comments,
Chairman Senft called for a motion recommending approval of SP04-178 Credit
Union West to the City Council.
Commissioner Morris moved for recommendation, seconded by Commissioner
Nachtigall. The motion passed
unanimously, with six yes votes; Commissioner Segarra absent.
regarding Commission-initiated parking lot specification requirements.
Presentation of data findings and staff recommendation.
Planner Atkins displayed
chart-showing comparison of parking lot dimensions in neighboring cities and states (San Diego, CA, and
Las Vegas, NV). Most drive aisles are 24’,
stalls 9 x 18. Glendale, AZ, stalls are
10’ by 20’, and that is the goal.
Atkins reported they had
conducted their tests with vehicles.
The 10’ by 20’ with 24’ drive aisle provided a good navigation
range. Door banging potential is lessened. The 20-foot length provides better
navigation, especially for longer vehicles, and prevents longer vehicle
overhang into drive aisles. They are
continuing to research the data based on Commission desire to see a change in
parking drive aisle width and stall dimensions.
Chairman Senft agreed that
the large stall dimension would probably resolve a lot of problems. Commission was looking at widening drive
aisles but enlarging stall dimensions would accomplish the same thing. Navigation in and out of parking spots is
the concern and larger stalls may be the better solution. Larger vehicles are often outside the
18-foot mark and cars have a difficult navigation to turn into those parking
Chairman Senft asked if this
is going to be the recommendation for angled parking. Atkins said this is
strictly for 90-degree parking configuration.
Senft said they didn’t think on the angled parking this was as much of a
problem. Atkins replied that angled
parking was the preferred configuration but this would provide the best and
most efficient alternative.
Nachtigall: This is exactly what I have
been talking about in my comments since I started doing this. I really appreciate this. I love it.
Commissioner Hall asked if a
comparison had been made with existing parking lots to determine how many
spaces would have been lost if this configuration had been used. Atkins responded that it was a valid
research question and they had not examined it. They did, however, have an exhibit showing the difference in
square footage used. Discussion ensued
regarding how developers would have to calculate space needed to comply with
parking requirements. Atkins observed that
most exceed the requirements anyway.
Commissioner Morris observed
that a wider stall reduces maintenance on vehicles. Parking in Sun City’s developments includes 10-foot wide
stalls. Calculated a loss of parking
capacity of approximately 16% with the larger stall size.
Intern Copeland reported he
went to Wal-Mart and did some field study there. With the 18-foot depth there, the main problem with congestion
was that cars were pulling in too close and hanging out. Cars were often
pulling in too far, within a foot of the end of the stall. People were turning
exaggeratedly around the vehicles that were sticking out, creating a hazard not
only to pedestrians, but to through traffic.
Chairman Senft asked if
Copeland had approached Wal-Mart about correcting that problem, to general
laughter. Senft expressed additional
compliments on the work done.
Atkins asked for direction
from the Commission on the creation of a Zoning Text Amendment to incorporate
this change. Commissioners agreed. Senft opened the discussion for public
Paula Forster, 16333 W.
Escondido Court, Surprise: Commented
that it’s not the size of the space, but the layout of the parking lots,
especially Wal-Mart. Some have traffic
coming in from three different directions, which is a tremendous hazard. That
needs to be fixed; it’s a disaster area.
Also needed is extra room for wheelchairs that hang off the back. She suggested that maybe in the future
planners make scale models and direct traffic through them. Cited the specific example that at Macayo’s
you have a lane that goes nowhere. You
park there but can’t get out; you have to back-up and go out. The other night during the rain, I was
amazed no one got killed. It’s the closest parking area to Bell Road and it
needs to be fixed. Something needs to
Discussion followed on the
specific example of the parking at Macayo’s.
Senft called for a motion. Commissioner
Nachtigall moved that staff compose a Zoning Text Amendment regarding the 10’
by 20’ dimensions. Commissioner Blair
motion passed unanimously, with six yes votes; Commissioner Segarra absent.
Regular Agenda Items Requiring A Public Hearing:
PAD04-124 – Consideration
And Action – ASANTE PLANNED AREA DEVELOPMENT – approximately 1508.1
acres located at the northwest corner of Grand Avenue and 163rd
Avenue, formerly known as the Ni Property.
commented that the Commission had hoped all PAD’s would come to a workshop
session, and not come for consideration.
Suggested this project go back for workshop first.
Planner Andy Jochums pointed
out that this project had been scheduled for a workshop session on September 7,
2004, and that meeting had been cancelled due to lack of quorum. At that time, this project had already been
scheduled for public hearing tonight.
Staff opted to move the project forward without a second workshop. If the Commission desires, they do not need
to move the project forward. They can use tonight’s session as a workshop. Since it was advertised, we would like to
move forward with a public hearing, but the Commission does not need to move
forward at this time if they aren’t comfortable.
Chairman Senft replied that
they should express concerns and if they don’t’ feel confident, they should
bring it back. They should use tonight
as a workshop.
Planner Andy Jochums presented
an overview of the Planned Area Development known as Asante, located at the
northwest corner of Grand Avenue and 163rd Avenue, commonly known as
the Ni property. The applicant has
provided a document that includes the development standards, guidelines and
general characteristics to be proposed within this master planned community.
The project of approximately
1500 acres and will have several different land uses in accordance with the
general plan designation of “mixed use – gateway” and “low density
residential.” The mixed-use portion,
approximately 230 acres, is located at the intersection of Grand Avenue and 163rd. It will consist of commercial and high- to
medium-density residential as well as school and park. The rest of the development will be
low-density residential, as well as a community park, school site, and fire
The property falls within
the Luke Air Force Base Auxiliary Airfield #1 graduated density concept, with
maximum residential density of six DU per acre. With maximum density of 4.4 DU per acre, the project falls within
the guidelines and LAFB has submitted a letter of support.
The low-density portion of
the Asante project is required to comply with the City of Surprise
Single-Family Residential Design Guidelines, which encourages a variety of lot
sizes within any development. As part
of the development, the applicant has provided lot sizes of 60, 70, and 80 feet
in width. These large lots, when
combined with the smaller lot sizes in the medium and high-density areas of the
project, will offer the variety of lot sizes and housing products encouraged by
the Planning and Design Guidelines.
The proposal does not appear
to adversely affect the public health, safety, and welfare. In addition, the applicant will make all necessary
infrastructure improvements in order to accommodate the development.
As such, staff recommends
that the Planning and Zoning Commission recommend approval of the zoning change
to Planned Area Development for the Asante project, PAD04-124. Is subject to
stipulations A through K. (Staff report
in packet only included Stipulations A through I; J and K are presented at the
hearing and included herewith.
Stipulation J refers to lighting requirements, K to use of reclaimed
water for irrigation and water features.)
All mention of lakes and landscape irrigation in PAD document shall
indicate all reclaimed water must be used if available. Applicant shall
acknowledge they will comply with most current version of the State integrated
water master plan requirement.
That statement is from our
cities water services statement and is the most recent water safety plan, which
states that well water and reclaimed water lines will be placed in houses to be
used. This is something the applicant
will have to comply with any way and are aware when land in included in the
I am going to close my
presentation; as we discussed I would like to any comments the Commissioners
may have. I am aware that there are
going to comments regarding the transportation and circulation area. Randy
Overmyer is the planner and is here tonight and will be able to answer your
questions, I’ll turn the meeting over to him.
The applicant is also here tonight with their staff and will be able to
answer any questions.
Planner Randy Overmyer:
Thank you very much, Are there any comments? Commissioner Blair, I’ll begin
with you. Any comments?
Indicated that a workshop should have been conducted.
Planner Randy Overmyer: Well we are going to use this as a workshop
so they at least have knowledge of what our concerns are. Commissioner Morris any questions?
Commissioner Morris: express
concerns about 6000 population anticipated here is going to work with the
traffic flow onto Grand and the 303 as such, there’s reference to something
kind in the wind or up in the air and there is no answer or indication of how
this will be solved and again we are adding houses and there is no added roads
so circulation is needed and that was what I was asking during this workshop so
we can understand it. Are there any
Planner Andy Jochums: City
Transportation Planner Randy Overmyer is here and can provide some general
clarification if the Commission wants to get started.
Chairman Senft: Well since
the transportation planner is here Randy Overmyer come forth and answer
questions for us. I have the same concerns, because of the size of this
Planner Randy Overmyer: take
a moment to explain a few general plans.
163rd Ave has been identified as a special roadway corridor
that is a major arterial road with other setbacks and other
considerations. In terms of North,
South roadways Dove Valley to the North head down to the South has been
classified as a parkway, which is an enhanced arterial roadway, designed to
facilitate regional thru traffic. Jomax
road has been classified as a parkway and to the south Deer Valley and US-60
Grand Ave has been classified as a Parkway.
The railroad runs parallel
with Grand Ave, the railroad will not grant additional crossings. Ultimately
Dove Valley Road as well as Jomax Road will both require great separations at
Grand Ave. Maricopa County Department
of Transportation has completed what they call a candidate assessment report on
163rd Ave from Grand Ave 60 to the south up to State Highway – 74 to
Carefree highway to the North.
Planner Andy Jochums is
asked to present slides.
Planner Randy Overmyer: State route 74, Arizona Department of
Transportation has shown an access plane on State route 74, from Grand Ave past
Lake Pleasant and over to I-17. They
plan to transition that road to a fully controlled access road in the future
and they want to protect their ability by limiting all future access to that
roadway to a number of pre-selected location.
The locations include 243rd Ave, 211th Ave, 187th
Ave and 163rd Ave. These
four corridors will be handling all of the traffic from between state route 74
and Grand Ave. The projection is that
by 2030 traffic volumes at 163rd will be quite high as well as
traffic at Deer Valley Road. Regional
Traffic coming out of the town of Buckeye to our west along the corridors of
Dove Valley, Jomax, Deer Valley and further south on Sun Valley parkway. There should be an re-alignment of Deer
Valley and 163rd Ave. in the future these two roadways can connect
at Grand Ave.
There are two T
intersections approximately 5/8 of a mile apart. Neither one of them have the ability to handle thru traffic. Deer Valley road does not have a crossing. There is a traffic signal at 163rd
Ave but does not connect to the west.
Two alternatives where addressed.
move 163rd ave to the North to meet Deer Valley in the current Deer
move Deer Valley Rd south and align up with 163rd at its current
connection at Grand Ave.
On the graphic, the roadway
geometric out there is Grand Ave left and right, Deer Valley, and 163rd
Ave with current signal and a bridge on the 303 interim facilities with exit
ramp, over to Grand Ave to the south.
The distance between 163rf and the 303 is closer than it looks on the
illustration. Task Engineering, working
for the applicant, looked at the concept of relocating Deer Valley Road to the
163rd Ave alignment. In that
concept they looked at phased construction of they looked at phased construction
of the improvements:
the construction of the new interchange at the US-60 Grand Ave and the
303. The original design showed all the
ramps on the southwest side of Grand Ave has currently been scrapped. There will be what’s known as a single point
urban interchange the US-60 and the 303 that urban signal point will actually
be three levels. There will be one
level above grade, one level at grade and one level below grade. Here’s the light at 163Rd ave
with the Deer Valley Rd realignment to that current traffic control signal.
That single could remain in the interim short term.
we would like to move beyond that design concept to a full implementation,
which would remove the signal at 163rd Ave, build an overpass over
Grand Ave here at the combined 163rd Deer Valley. There would be ramps from Grand Ave coming
up over this interchange and those ramps would continue up to the ramps for
state route 303 using what engineers refer to as collective distributor lanes,
which means fancy frontage roads.
Unlike the frontage roads along I-17 these frontage will be controlled
access. So the traffic generated from
Deer Valley Road and 163rd Ave on the other side of Grand would have the
opportunity to use these collective distributor lanes to access the ramps at
State 303 without having to enter Grand Ave re-enters, we’ve left or right as
the case may be and we could exit the 303 at the Grand Ave interchange.
This does two things that
would be a considerable improvement over realignment further north at the
current Deer Valley location. 1. The traffic volumes at 163rd and
Deer Valley that want to get on the 303 have the opportunity to do that without
contributing to congestion at Grand Ave.
That’s a major improvement. 2. The other thing it does, it takes out the
light at 163rd Ave the initial design concept report for state route
303 has observed that in the design year that freeway year 2030, they predict
that the AM peak hour when the traffic is inbound regionally, the traffic on
Grand Ave might actually cue up trying to enter the 303 ramps thru the light at
163rd, which would create congestion at 163rd and traffic
is then unable to enter Grand Ave during the green phase to further to get down
to the 303.
So we think this does a
couple of things; one to solve not only the traffic circulation issues, the
Asante project, but also addresses some regional concerns at those two parkways
and the state route 303 and Grand Ave.
The projections in our model at 163rd shows that in the year
of 2030 there will be a range of 60, 000 vehicles a day at the southern
extremity with the awareness that roadway will extend north all the way to the
state route 74. So traffic would be at it’s most intense approaching that we
have on Bell road today.
Going west on the Deer
Valley Rd, our model predicts that in the 35 to 45,000 range and we think that
may be a conservative number. This give
up the phasing option to use the existing traffic control device that is in place
to date. There is no great crossing at Deer Valley today, so can realign those
roadways so that they meet at Deer Valley we would have to immediately
construct the separation and this would give us the opportunity to phase this
in. Weather it would be needed in 2008
to 20015 is open for debate but we feel the appropriate time to separate is
concurrent with the 303 system freeway at Grand.
Both those projects could be
built concurrently the mobilization the work relation with the material out
there could give us better value on both those projects. We are going to pursue some regional share
for those improvements because we think it addresses some of the concerns and
identifies some of the design for both the 303 and Grand Ave.
I’ll take any questions at
Chairman Senft: This is a
proposed plan in the long-term plan and I think it’s good for us. Some of the concerns being expressed are
that 1,500-acre development going in and I’m not sure how many residents, but I
expecting this population to be Andy?
Planner Andy: I don’t know
what the set number is.
Questions, how many homes are we putting in?
Planner Randy Overmyer: 6000
Chairman Senft: 1500 acres, 6000 homes so that would be
around 18,000 residents so we can expect at least 12, 000 cars. How are we going to control 12,000 cars plus
additional vehicles when this project is built out? When do you plan on having the project built out?
Planner Randy Overmyer
believes if approval is given in the next 4 or 5 months, then commencement is
about a year away and it is about a eight year build.
Chairman Senft: Can we
anticipate this project to built in phases?
Developer: It’s about an 8-year build out.
Applicant Stephen Earl: This
is a problem we took on at our level because we recognize the need to deal with
the issue of transportation at 163rd and Grand and the 303 all
coming together at the same place at the Deer Valley offset, so we hired Cast
engineering to figure out a long term plan.
There are expensive improvements.
Fortunately there is funding and these are regional issues, ADOT, MCDOT,
the City, us, and other developers in the area. For the developer part of this we try and establish some type of
impact develop some sort of transportation impact fee for SPA2. As each home is built this fund is being
collected to assist in the city portion of these improvements.
So were not only tied to
163rd and figuring out a way to match up at Deer Valley, we suggest we have a
thru movement, not just two intersections, but how we get these people on to
the 303. At this point there is no
system and having to weaving action on Grand reduces the capacity of Grand, it
doesn’t allow these people to get on the 303.
This whole SPA2, this whole
area has a problem, not just this development.
It’ all these areas, so the solution had to be designed. This solution works. And it solve these
Jomax is another connecting
point that has to be figured out. That should be part of that regional
solution. Another one to the North, perhaps this transportation impact fee that
each developer contributes can handle these additional access points to ground
could be separated at this time.
Chairman Senft: Asked with
the increase of population of Asante Project begins developing, how will the
flow of traffic be covered?
Planner Randy Overmyer
covered the development of Nicho Rd known as a major collective, 163rd
Ave and Grand Ave running through the Asante Project and to the North and West,
relieving stress of the traffic which would cover the building phase of the
Asante Project, as well with what responsibilities who will be involved with
it. He also covered potential funding
prospects, through to the eight-year completion date.
Chairman Senft points to the
charts asking about a specific area at Pinnacle Road and Happy Valley Rd. as
another way to relieve traffic.
Planner Andy Jochums /
Planner Randy Overmyer explain that the Happy Valley Rd extending East and 163rd
are a limited terminus at the elbow would be very costly for structural change
because of the Macon Dam, the Flood Plain, and Beardsely Rd. In addition El Mirage will have an
interchange at the 303 and US-60 with 2 additional interchanges possibly at
Litchfield and Bullard Rd alignment.
Commissioner Senft is
concerned with the surrounding cities and their roadways matching or joining
with our part of Roads.
Planner Randy Overmyer
covers the future roads with Peoria and Maricopa County ensuring that all of
the roads will be consistent in structure.
Commissioner is concerned
about impact fees such as who will pay these impact fees.
City Attorney Jeff Blilie,
we did not adopt these impact fees because we had previewed and was ultimately
was rejected, because it wasn’t feasible, and it would be very expensive to
review and present to city council before review.
Commissioner Morris, Anthem
to the North, They build an overpass on I-17.
They funded those. This was owned by the developer, so the residents are
paying for that. How can we get some connectivity to our roads now? Can you volunteer an impact fee?
Developer Earl: I’m talking
about regional impacts? We’re in
compliance. We are part of the problem
and we will be part of the solution.
There are other developers who ought to be part of the solution.
Planner Randy Overmyer has
presented a general plan with the impact of I-17 and Grand Ave. Other Developers will also contribute to the
impact of I-17 and Grand Ave.
Commissioner – Need to meet
the needs so future traffic at 303 and Grand Ave West. How do we achieve this?
Planner Randy Overmyer - a
Prop 400 bill will be presented in November, which is a 20-year transportation
tax. To be spread out on arterial improvements and freeways including the 303.
Chairman Senft: Our concerns
are what we can do short term to relieve problems.
Developer Earl: There are
plans to bring some of the road development through the rest of the Ni
Planner Randy Overmyer- We
can connect Jomax to Grand would work for now and could be a short-term
solution. That should be part of the
We do not have access at
Burlington and the railroad, as they will not give access at this juncture.
Commissioner Gonzales- would
like to see the joining Deer Valley & 163rd over all long term
to I-17, we need a solution soon. We
will have an overburden with the new development going in at this time. We need an immediate solution for this area
expresses concerns about the excessive traffic and is interested why the 303
have been scrapped.
Planner Randy Overmyer
explains that the original design of the 303 has not been scrapped; only the
geometric design is being changed. The original design had all of the ramps on
the south side of the railroad and was a partial cloverleaf. They would not support traffic in the
future. Now they have the full point
and provide full access and all directional turns.
Developer Earl -This design
has greater capacity then the old one.
Commissioner Nachtigall- Is
this like the 101 to the 10?
Planner Randy Overmyer –
there are no examples in Maricopa County, We didn’t want to stack 70 feet in
the air. Some will be 30 feet below
Grand Ave. to prevent sound penetration in the residential areas. The Developer is building 163rd
and Nicho to specification as part of the first phase.
Commissioner Hall is the
plan on Highway 93 going up to highway 40, is the plan to make that a four land
up to Wickenburg?
Planner Randy Overmyer- This
area has been designated at the Canamex Corridor route to Nevada boarder.
Commissioner Hall- That means
Planner Randy Overmyer- the
global picture, ADOT is looking at an alignment from Wickenburg to Sun Valley
Parkway to I-10. We are partnering with
them in that study, which will provide relief to the north south to the west
and will come all the way back to Grand Ave and to the North.
Commissioner Hall- What is
the cost of the collector distribution?
Planner Randy Overmyer- has
only done a preliminary design concept and has not been coasted out yet.
The grade separation of the
overpass is going to be 8 – 12 million dollars.
Commissioner Hall – What
would the cost be per building permit?
Developer Earl – That cost
couldn’t be borne by this one area.
That should by borne by the state on 303. Our contention is that grand and 303 don’t work.
Commissioner Hall – Would
that be paid through the half cent?
Planner Randy Overmyer-Not
specifically. This has not been identified, as a line item in the final design
for 303 has not been completed yet.
This project allows us to lobby ADOT and MCDOT for this solution.
We have had several meetings
Commissioner Hall –
continues his discussion with the development of the 163rd ave.
Developer Earl – indicates
on a map where the four lanes with a median will be. He refers them to the booklets that have been handed out.
Chairman Hall – Is there a
Developer Earl – Yes.
Commissioner Hall –
Indicated pointing at the map and ask why didn’t you do commercial here at
Developer Earl – We put the
commercial window at the corner of Grand Ave and 163rd Ave. We wanted to integrate residential and
commercial. The goal is to show people you have reached a core. We have an
arterial along 163rd Ave.
Chairman Hall – Interested
in touching on transportation issues, and make recommendations to solve any
Commissioner Blair – no
Chairmen Senft – 163rd
is a two-lane road now, and it will be quite awhile before it becomes a major
arterial. Where does it stop now?
Developer Earl – explains
that as a paved road it stops somewhere south of Happy Valley Road.
Planner Andy Jochums – the
paved road extends four or five miles north.
At the area of Happy Valley and 164 Ave is a project Desert Oasis
Chairman Senft – Ask how
soon before 163rd connects to Happy Valley?
City Attorney Blilie – It
Chairmen Senft- it does?
Planner Andy Jochums gives
explanation of where 163rd goes explain that currently Happy Valley
doesn’t exits and doesn’t’ go thru to 163rd Ave, but as the Desert
Oasis projects begins building then 163rd ave will continue to
Saguaro View out until state route 4.
Chairman Senft – Happy
Valley does not exist as a relief for Grand Ave! Is there any estimation as to when these roads will connect?
Planner Andy Jochums - Happy
Valley is a regional issue. With the
railroad where it is, access to Grand Ave is limited and with the wash,
Beardsley canal, we need a regional solution.