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MINUTES

 

PLANNING AND ZONING COMMISSION

 

Ashton Ranch Elementary School

14898 W. Acoma Drive

Surprise, AZ 85374

 

1st Public Hearing SPECIAL MEETING for General Plan Amendments

 

November 12, 2003

6:00 P.M.

 

Call to Order:

Roll call:

 

Vice Chairperson 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 absent.

 

Staff Present:

 

City Attorney, Jeff Blilie; Planning Manager, Scott Phillips; Planner, Desmond McGeough

 

PRESENTATION:

 

OLD BUSINESS:

 

REGULAR ITEMS NOT REQUIRING A PUBLIC HEARING: n/a

 

REGULAR ITEMS REQUIRING A PUBLIC HEARING: n/a

 

NEW BUSINESS:

 

REGULAR ITEMS NOT REQUIRING A PUBLIC HEARING:  n/a

 

REGULAR ITEMS REQUIRING A PUBLIC HEARING:

 

GPA03-248 – 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 square miles.

 

Planner, McGeough, gave the presentation.

 

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 Development.

 

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 SR 74.

 

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 property.

1.       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.

2.       The 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 Landfill.

3.       The 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.

4.       The 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)

5.       The 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.

6.       The 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.

7.       The 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 airfield.

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 public.

 

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 higher density.

 

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 annexation.

 

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 neighbor’s concern.

 

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 needs.

 

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.

 

ADJOURNMENT:

 

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.

 

           

_______________________              ____________________________  

Jan Blair, Vice Chairperson                   Scott Phillips, Planning Manager

Planning and Zoning Commission    Community and Economic Development