Ranch Elementary School
W. Acoma Drive
1st Public Hearing
SPECIAL MEETING for General Plan Amendments
November 12, 2003
Call to Order:
Jan Blair called the Special Planning and Zoning Commission Meeting to order
at 6:00 p.m. at Ashton Ranch Elementary School,14898 W. Acoma Drive,
Surprise, AZ 85374, on Wednesday, November 12, 2003. Also in attendance with Vice Chairperson
Blair were: Commissioners Tony
Segarra, Bob Gonzales, and Randy Nachtigall.
Chairman Senft and Commissioners Dan Morris and Mike Woodard were
Jeff Blilie; Planning Manager, Scott Phillips; Planner, Desmond McGeough
REGULAR ITEMS NOT REQUIRING A PUBLIC HEARING:
REGULAR ITEMS REQUIRING A PUBLIC HEARING: n/a
REGULAR ITEMS NOT REQUIRING A PUBLIC
REGULAR ITEMS REQUIRING A PUBLIC HEARING:
– Consideration and Discussion – General Plan Amendment – a
Request to Extend the Municipal Planning Area Boundary and to Propose Land
Use Designations for the Expansion Area.
The proposed area of expansion is located north of Bell Road, east of
El Mirage Road and south of the Beardsley Road Alignment and contains
approximately 895.9 acres.
GPA03-249 – Consideration and Discussion – General
Plan Amendment – a Request to Extend the Municipal Planning Area Boundary
and to Propose Land Use Designations for the Expansion Area. The proposed area of expansion is located
north of State Route 74, east of the 287th Avenue Alignment, west
of the 179th Avenue Alignment and south of the Yavapai County
Line. Said territory encompasses an
area of 45,567 acres (71.2 squares miles).
GPA03-247 – Consideration and Discussion – General
Plan Amendment – a Major Amendment to the Surprise General Plan seeking
to provide Compatible Land Use Designations in the Vicinity of Luke Air Force
Base Auxiliary Field #1, and to Reconcile Reduced Residential Inventories
resulting from Proposed Land Uses in the Vicinity of Auxiliary Field #1. Said territory contains approximately 38
Planner, McGeough, gave the
General Plan Amendment – Application # GPA03-248 – located
at the NEC of Bell and El Mirage.
Request to expand the planning area boundary. The total area of the subject expansion is
895.9 acres. Approximately 616.8
acres, currently in the flood plain or floodway and approximately 279.1 acres
of the expansion area lies outside of the flood plain. Low Density is being proposed on the 279.1
acres property outside of flood plain.
The balance is designated as open space. The future development of this area will have arterial road
access from El Mirage Road, which is located on the east side of the
territory. Densities recommended for this
property are generally consistent with the existing Sun City West
General Plan Amendment – Application # GPA03-249 -
Planning area expansion north of SR 74.
Request to extend the municipal planning area boundary and to propose
a land use designation for the expansion area. The proposed area of expansion is located north of State Route
74, east the 287th Avenue alignment, west of the 179th Avenue alignment, and
south of the Yavapai County line. The
total area of the subject expansion is 45,567 acres, which is approximately
71.2 square miles. The proposed land
use for the expansion area is rural residential. Allowing 0 to 1 dwelling units per acre. Staff is recommending that the City place
this application on hold at this time so that a State Route 74 corridor land
use plan can be discussed with the City of Peoria and the Town of
Wickenburg. Staff is requesting that
the Planning and Zoning Commission and City Council direct staff to begin
discussions with these municipalities to evaluate potential land use north of
General Plan Amendment –
Application # GPA03-247 - Luke Aux 1 Airfield preservation. Planner, McGeough, referred to a memo
issued to the Planning and Zoning Commission. Within the sixty-day review period, staff has had discussions
with many landowners and interested parties regarding the Auxiliary # 1
Airfield Preservation (GPA03-247).
Based upon those conversations and written correspondence, staff has several
recommendations for changing the general plan amendment land use map and a
recommendation for amending the definitions for Airport Preservation and
Mixed Employment. The numbers below
describe the proposed change and correspond to the revised land use map. As of today, staff has not had an
opportunity to discuss the state land property located at the north east
corner of Happy Valley road and 195th Avenue. A meeting has been scheduled with the
State Land department next week to discuss the land use designation of the
subject area is approximately 80 acres in size generally located on the south
east corner of Deer Valley Road and 195th Avenue. The City’s current general plan
designates this property as Medium/High Density Residential (8 to 15 dwelling
units per acre). In the first draft
this property was changed to suburban residential (1 to 3 dwelling units per
acre) with the concern that higher density residential might be in conflict
with the flight path of Luke Air Force Base.
Luke Air Force Base officials have stated they have no objection to
the property remaining as Medium/High Density Residential. With this consideration, staff believes
that the Medium/High Density Residential land use designation is the most
appropriate land use designation because of it’s geographical relationship to
Deer Valley Road and the open space behind McMicken Dam. Retaining the Medium/ High density
residential would also help in the recovering some of the 22,000 units lost
as a result of the general plan amendment.
Staff is recommending that the property retain its current designation
as Medium /High Density Residential.
subject area is approximately 60 acres in size. The City’s current General Plan designates this property as
Employment. In the first amendment,
the property has been designated as suburban residential. Staff is recommending that the 60 acres at
the northeast corner of Deer Valley Road and 195th Avenue be left
designated as Employment to serve as a buffer to the Northwest Regional
subject area is approximately 146 acres in size and is generally located at
the northwest corner of Deer Valley Road and 219th Avenue. The
City’s current General Plan classifies this area as Rural Residential (0 to 1
dwelling units per acre). Deer Valley Road is proposed to have a Parkway
designation and 219th Avenue is intended to be a minor arterial
road. Staff believes that a Suburban
Residential designation would provide a good transition and buffer from the
parkway corridor to the Rural Residential designated area to the north. This
change would also help offset some of the 22,000 units lost under the first
draft of the general plan amendment.
subject area is approximately 260 acres in size and is generally located at
the northeast corner of 243rd Avenue and Pinnacle Peak Road. The City’s current general plan identifies
this area as Low Density Residential (3 to 5 dwelling units per acre) and
Suburban Residential (1 to 3 dwelling units per acre). In the first draft amendment, approximately
118 acres were designated as Rural Residential in order to buffer Auxiliary #
1airfield. Rather than following
section lines for the boundary of the rurally designated area, staff is
recommending a distance of two miles from the airstrip facility in order to
delineate a boundary. Luke Air Force
Base officials support staff’s position of using a two-mile Rural Residential
buffer from the airstrip. Therefore staff is recommending that the land use
designation the 260 acres behind the two mile line on this property be
designated as Low Density Residential (3 to 5 dwelling units per acre)
subject property is approximately 160 acres in size and is generally located
at the northwest corner of 251st Avenue and Lone Mountain
Drive. This property is currently
designated in the General Plan as Rural Residential. The first draft amendment designates this
area as Airport Preservation. This
area is not impacted by the flight path of Auxiliary # 1 airfield. Staff is
recommending that this area remain in its current land use designation.
subject property is approximately 400 acres in size. The current General Plan designates this
property as rural residential (0 to 1 dwelling units per acre). Staff has received a letter from a
property owner requesting consideration of amending the land use from Rural
Residential to Suburban Residential (1 to 3 dwelling units per acre). Staff supports this request as it would
help recover some of the 22,000 units eliminated by the first draft of the
general plan amendment.
subject property is approximately 1,250 acres in size. The current general plan designates this
property as Rural Residential (0 to 1 dwelling units per acre). Staff has received a letter from the
property owner’s representative requesting consideration of amending the land
use from Rural Residential to Suburban Residential (1 to 3 dwelling units per
acre). Staff supports this request as
it would help recover some of the 22,000 units eliminated by the first draft
of the General Plan Amendment.
Staff has received comments from
the State Land Department regarding a requested amendment of the definitions
for Mixed Employment and Airport Preservation. Staff recommends revising the definitions as provided below:
The Airport Preservation designation
refers to appropriate areas where service uses, proving grounds, warehouse,
business park, and/or manufacturing-type industrial uses are encouraged. This designation also allows for
incidental supportive commercial and residential uses outside of current and
future 65 ldn sound boundaries that are adequately buffered and are analyzed
on a case-by-case basis. Supportive
commercial or residential uses may be a component of any of the allowed uses
though not in conflict with the continuing operations of Air Force
facilities, and where deemed appropriate.
The specific allowed uses and mix is to be determined based on site
characteristics, adjacent land use impacts, buffering techniques, intensity
of development, and traffic implications.
However, the overall intent of this designation is to maximize the
intensity of land uses and to locate those land uses in areas that are
compatible with existing and potential operations at Luke Auxiliary # 1
The mixed employment designation
refers to appropriate areas where professional office, tourism/recreational
uses (e.g. resorts, amusement/ entertainment facilities) service uses,
proving grounds, office/warehouse and or manufacturing type industrial uses
are encouraged. This designation
allows incidental supportive commercial and ancillary residential uses in
areas outside of existing or future 65 ldn boundaries that are
adequately buffered and are analyzed on a case-by-case basis. Supportive commercial and ancillary
residential may be a component of an employment related development, though
not in conflict with continuing operations of Air Force facilities and where
deemed appropriate. The specific
allowed uses and mix is to be determined based on site characteristics,
adjacent land use impact, buffering techniques, intensity of development and
traffic implications. However, the
overall intent of this designation is to maximize the intensity of land uses
and to generate jobs and locate employment uses in areas that are compatible
with existing and potential operations at Luke Auxiliary # 1 airfield.
General discussion took place regarding traffic concerns
on Bell Road; the preserve and wash and who determines how close structures
can be built.
Planning Manager, Phillips, advised the commission that the
commission and City Council will be responsible for defining how close
structures can be built.
Vice Chairperson, Blair, opened the discussion to the
Andy Moore, 3101 N. Central Ave., Suite 1000, representing
Sunderban property. Referred to amendment
#7 proposed in staff memo regarding consideration of 1-3 units per acre. Has concerns about infrastructure – the
cost of and who will pay. Need retail
to help pay for infrastructure. Add
some density surrounded by 0-1 units per acre helping to make up for some of
the lost residential units.
Questioned appropriate density for the area; ask them to consider
Elizabeth Oldham, 29330 N. 247th Ave.,
Wittmann, AZ – Speaker referred to signatures gathered and the petition being
circulated. Vice Chairperson, Blair,
requested copies of documents.
Concern is rural area preservation.
Low lights, low traffic; she wants to live in rural Maricopa county
and wants to be left alone.
Greg Keller, 1616 W. Adams, representing the Arizona State
Land Department – Speaker has been working closely with staff and Luke on
land use issues. Believes a consensus
has been reached. Thanked staff and
Luke for successful bid to create a balance of land uses.
Gary Byler, Surprise, AZ – Speaker agreed with Elizabeth
Oldham. Concern is rural area
preservation and feels their way of Life is being threatened by proposed
amendments. Little consideration for
opinion of citizens. Opposed
annexation. Questioned where the
water was to come from to support the proposed development.
Planning Manager, Phillips, advised those gathered for the
meeting that the City has no desire to annex the area north of Jomax and
south of Grand Ave. at this time. Not
pursuing annexation in that area.
Addressing the question of water services, he stated the goal is to
get off of ground water and use surface water – City has a progressive way of
looking at water needs. Goal is to
get off of ground water.
Marion White, 19604 W. Pinnacle Peak – Speaker shares
concerns of other speakers and questions the impact on taxes.
Planning Manager, Phillips, reiterated that this is not an
annexation issue. The General Plan
Amendments being discussed will have no impact on taxes.
Richard Merritt, 7505 E. Sixth Ave., Scottsdale, AZ –
Speaker was at the meeting representing several land owners SE of the CAP and
SW of Aux 1 Field. His primary
concern is that the plan as presented that evening does not reflect the
graduated density concept – significant reduction in density. Northern part of land to employment
building gradually in density as the property travels south. Plan presented is more restrictive than
what Luke is in agreement with. Would
like to recoup some of the densities.
Planning Manager, Phillips, stated that staff is trying to
go above and beyond to protect Luke.
Preserve some permanent open space.
Goal is also to keep residential as far away as possible. Transfer density away from site. This proposal will be clarified at next
meeting on November 18th.
Anthony Martino, 7333 E. Chappal Rd – Speaker feels it is
appropriate to increase density in this area.
Bob Whitus – N of Pinnacle Peak, W of 195th
Ave. property owner – Speaker is scheduled to be annexed. That area is in annexation scope. Speaker is not interested in being drawn
into city. How does he stop the
Planning Manager, Phillips, addressed those in attendance
that the City cannot leave any county ‘islands’; needs the majority of
property owners - if they don’t sign the blank annexation, the annexation
will not go forward. Offered to
address all annexation questions after the GPA meeting, would like to focus
on land use issues.
Larry Webb – neighbor of Mr. Whitus – Speaker shared
David Jororsky (sp?) – moved to outskirts of City for
health reasons. Shared previously
stated concerns. Suggested City ‘buy
him out’ so that he can move further away.
David Marino, 170th Ave and Happy Valley Road –
asked if Speed track to be annexed and asked what the benefit would be going
from county to city.
Planning Manager, Phillips, invited anyone with questions
about annexation to speak with him after the meeting and asked everyone to
focus on land use issues. Annexation
is a separate issue. Land use and
general plan focus.
Glenn Davis, speaker, asked feels land use and annexation
go hand-in-hand. Asked specifically
about the rumor going around about Vogel and Chrysler. Planning Manager, Phillips, stated these
are on state trust land and that land accounts for zero in annexation.
Chris Oldham, speaker, questioned how the city can conjure
up a general plan that impacts an area that the city has nothing to do with.
Planning Manager, Phillips, referred to the large planning
area; dealing with transportation and long term planning to meet future
A concern about horses was brought up. Planning Manager, Phillips, let speaker
know that the City of Surprise doesn’t count horses – City only gets involved
if commercial endeavor.
Speaker feels existing residential is the buffer. Concerns about development and the overall
impact on environment and resources.
Vice Chairperson, Blair, thanked all those attending and
reminded them that the 2nd public hearing will take place Tuesday,
November 18th, at 6:00 PM in the Council Chambers at City Hall.
There was no further business.
On a motion duly made and seconded, Vice Chairperson Jan Blair
declared the meeting adjourned at 7:45 P.M.