Madera West Planned Area Development Narrative

Submitted by:

Pew and Lake, PLC 1744 S Val Vista Drive, Suite 217

Mesa, Arizona 85204 Phone: 480-461-4670

Submitted on Behalf of:

Communities Southwest, Inc. & QCSB92 Land, LP

7001 N. Scottsdale Road, Suite 1015 Scottsdale, Arizona 85253

And

Arnold Anglin Dairy, Inc.

P.O. Box 1670 Queen Creek, AZ 85142

Submitted to: Town of Queen Creek

22350 South Ellsworth Road Queen Creek, Arizona 85242

September 2018

MADERA WEST PAD

2

TABLE OF CONTENTS

Contents 1. BACKGROUND AND REQUEST ................................................................................................................. 3

2. CONSISTENCY WITH THE GENERAL PLAN ................................................................................................ 4

3. RELATIONSHIP TO SURROUNDING PROPERTIES ...................................................................................... 5

4. CIRCULATION ........................................................................................................................................... 6

5. DEVELOPMENT PLAN ............................................................................................................................... 7

6. DESIGN GUIDELINES............................................................................................................................... 10

7. PUBLIC UTILITIES AND SERVICES ............................................................................................................ 10

8. GRADING AND DRAINAGE ..................................................................................................................... 11

9. PHASING ................................................................................................................................................ 12

10. PUBLIC PARTICIPATION .......................................................................................................................... 12

11. PROJECT TEAM ....................................................................................................................................... 12

12. CONCLUSION.......................................................................................................................................... 13

TABLES AND EXHIBITS

Table 1 – Adjacent Land Uses 5

Table 2 – Proposed Development Standards 8

Aerial Vicinity Map Exhibit A

Madera West Conceptual Development Plan Exhibit B

Typical Lot Fit and Street Cross Sections Exhibit C

Conceptual Master Landscape Plan Exhibit D

Conceptual Open Space, Parks & Trails Plan Exhibit E1

Conceptual Site Amenity & Equipment Details Exhibit E2

Conceptual Open Space Areas Exhibit E3

Conceptual Entry Monuments Exhibit F

Conceptual Master Wall Plan Exhibit G

Conceptual Wall Details Exhibit H

Conceptual Mailbox Details Exhibit I

Preliminary Water & Sewer Exhibit Exhibit J

Preliminary Grading & Drainage Exhibit Exhibit K

Proposed Phasing Exhibit Exhibit L

Queen Creek General Plan Land Use Plan Exhibit M

Proposed Zoning Boundary Exhibit Exhibit N

MADERA WEST PAD

3

1. BACKGROUND AND REQUEST

On September 22, 2017 QCSB92 Land, LP (also known as “Communities Southwest” or “CSW”) entered escrow with Arnold Anglin Dairy, Inc. (“Owner”) to purchase the 95 gross acres located at the southwest corner of Queen Creek Road and Signal Butte Road (“Property”). This site is an agricultural parcel, 304-64-007G, located in unincorporated Maricopa County (See Vicinity Map – Exhibit A). Currently there is an active dairy farming operation located on the Property. It is the Owner’s intent to continue this existing use after the approvals of an annexation request and this zoning application until such time as the Property is preparing for residential or commercial development and a final plat is recorded. Pursuant to the terms of the purchase agreement, CSW will annex and rezone the Property on behalf of Owner during the escrow period. The future name of the Property will be Madera West (“Project”) and it is planned to be developed with the same theming, development standards and design elements as the Madera project, located to the east at the southeast corner of Queen Creek Road and Signal Butte Road. Both projects are managed by Communities Southwest. This application presented by Pew & Lake, PLC, on behalf of Communities Southwest, the Owners’ representative, seeks approval of a new Planned Area Development (“PAD”). An application for annexation of this Property into the Town of Queen Creek will be processed simultaneously. Given the Property’s adjacency to existing and future residential land uses, the proposed zoning within this PAD would allow for the future development of a community that is more compatible with adjacent uses. Since opening escrow, Communities Southwest has created a conceptual land plan with a proposed development that addresses current market demands; providing housing options for various ages and life stages of the Queen Creek community and a retail commercial corner. The conceptual development plan (see Exhibit B) includes approximately 76 gross residential acres and 19 gross commercial acres. The Madera West gross residential density is 2.53 du/ac based on the proposed 192 lots. The total net residential density per the net density formula in the Town Zoning Ordinance, is 3.32 du/ac. The net density for the R1-7 district is 4.0 du/ac which is in conformance with the 4.0 du/ac density maximum allowed within these districts and the net density for the R1-12 & R1-18 districts is 1.9 du/ac which is in conformance with the 3.0 du/ac density maximum allowed within these districts. This application seeks to accomplish the following:

• Zone the property as Urban Development District R1-7, Suburban Development Districts R1-12 & R1-18 and C-2 General Commercial District.

• Convert an active dairy farm into a sustainable and desirable residential and commercial development.

MADERA WEST PAD

4

2. CONSISTENCY WITH THE GENERAL PLAN

The Madera West PAD as proposed, will be in compliance with the Neighborhoods land use designation assigned to the Property in the Town of Queen Creek 2018 General Plan (see Queen Creek General Plan Land Use Plan - Exhibit M). The Neighborhoods category of the General Plan provides for a variety of residential land uses with a broad range of densities. This designation will support a wide variety of housing choices and encourages variety in neighborhood design. The overall site has been designed to create a compatible transition to the surrounding residential densities and the General Plan’s Vision of “Convenience of the City, Comfort of the Country” through the following: Land Use Element Goals & Policies Goal 1 - Strategy 1.A Protect and promote the Town’s history, location, amenities and development potential to

develop a unique, attractive, desirable and economically sustainable community.

This PAD will protect and promote the Town’s sustainable future while providing a unique, attractive, and desirable community and commercial site by providing land uses and infrastructure that transition from the current vision and development of the Town to the future. Goal 2 – Strategy 2.A Encourage development patterns that maximize opportunities to use land efficiently.

This PAD will provide housing opportunities near future shopping and employment areas as well as providing for a commercial site that will accommodate future retail uses that will not only benefit Madera West residents but other Town residents. Goal 3 – Strategy 3.A Develop a diversified and robust economic development base to ensure the Town’s long-term economic stability.

This PAD will create a vibrant and necessary retail commercial corner serving the surrounding current and future residents; in both the North Specific Area, the East Area, and beyond. Housing Element Goals & Strategies Goal 1 – Strategy 1.A Promote the creation and maintenance of attractive, high-quality neighborhoods to ensure a healthy, safe, and attractive environment today and into the future.

This PAD will help ensure compatibility between new projects and existing neighborhoods by providing appropriate transitional treatments. The proposed site design, open space areas and buffering will ensure it is compatible with the surrounding existing development and proposed future development. Goal 1 – Strategy 1.B Identify and encourage investment in neighborhoods that are aging, at risk, transitional, or in general need of restoration.

MADERA WEST PAD

5

This PAD will help ensure the safety and quality of the surrounding area by converting an existing commercial dairy operation into a high quality retail and residential development. Environmental Element Goals & Strategies

Goal 1 – Strategy 1.B Implement programs that the Town can initiate to reduce air pollution.

This PAD improves the air quality in the surrounding communities by reducing dust through stabilization of surfaces and the eventual termination of an active farming operation. Economic Development Element Goals & Policies

Goal 5 – Strategy 5.B Provide shovel-ready sites to attract new business.

The conceptual land plan includes a +20 acre retail commercial site.

3. RELATIONSHIP TO SURROUNDING PROPERTIES

This site is bound on the south by residential lots in unincorporated Maricopa County, on the north by Queen Creek Road, on the east by Signal Butte Road, and on the west by the future 220th Street alignment. The General Plan Land Use classifications, along with the existing zoning and uses for the adjacent parcels, are listed below.

Table 1 – Adjacent Land Uses

Direction General Plan Land Use

(2018 LU Map) Zoning Current Use

North Industrial Employment

B/Recreation & R1-43 Sports Complex/Charter

School/Single Family Residential

East Neighborhood R1-5 & C-2 PAD Agricultural

South Neighborhood RU-43 (Maricopa

County) Single Family Residential

West Neighborhood R1-9 PAD Agricultural

IMPACT ON SURROUNDING PROPERTIES The proposed PAD will positively impact the surrounding properties. Currently the Property is a working commercial dairy farm, surrounded by a mix of current and future residential neighborhoods and other community amenities. South of the Property is an unincorporated residential community. North of the Property is Queen Creek Road and the Barney Sports Complex, the Benjamin Franklin Charter School, and residential homes. West of the Property is a vacant agricultural parcel that is zoned for a future residential community. This adjacent 80 acre property is also managed by Communities Southwest. East of the Property is Signal Butte Road and a vacant agricultural parcel that will be the future residential development of Madera.

MADERA WEST PAD

6

To help screen and transition the Project from the surrounding properties, as shown on the Conceptual Open Space, Parks & Trails Plan - Exhibit E1, Madera West provides perimeter residential landscape areas in a 58’ wide tract along the northern perimeter, 20’-95’ wide tract along the eastern perimeter and a 20’-90’ wide tract along the western perimeter. Also, larger lots (80’x125’) are planned along Queen Creek Road to the east of the entry road and west of the commercial parcel to provide an additional buffer to the existing homes to the north. Larger 24,000 SF lots (zoned R1-18) have been provided along the southern boundary of the Project to provide a buffer to the existing County lots. These larger lots are 142 feet wide and 170 feet deep. This is nearly the same width as the properties abutting the Project on the north side of Alyssa Street, and is identical to the width of several lots on the south side of Alyssa Street. Furthermore, all of these southern lots are larger and wider than the existing Charleston Estates 18,000 sf (120’ X 150’) lots that are located along Appleby Road, directly to the south of the County properties. Additionally, the large 24,000 sf lots within Madera West will be restricted to only single-story structures, with basements permitted. To provide additional transition and buffering, the lots located north of the 24,000 sf lots are oversized 14,000 sf lots that are zoned R1-12. A 30’ wide buffer along the western and southern boundaries of the commercial parcel serves to provide a transition between the residential and more intense commercial use.

4. CIRCULATION

The site is bounded by two arterial roadways, Queen Creek Road and Signal Butte Road. Currently, both Queen Creek Road and Signal Butte Road have been improved to a paved 2-lane roadway. In the future, they will need to be improved to full 4-lane arterial roadways. 220th Street is a future collector roadway that currently does not exist along the western boundary of the Property. Right-of-way for all three roadways will be dedicated with the recordation of final plats and the half street improvements will be constructed with the development of the adjacent property. Additionally, the Project (along with the property to the west which is also managed by Communities Southwest) will share in the design and construction of the roadway realignment for the southern portion of 220th Street to tie it into the existing 220th Street termination point in Crismon Heights. Improvements to the roadway infrastructure will not only benefit the residents in close proximity to the Project, but also the entire Town by helping to move people to employment and retail opportunities more quickly, thus reducing time spent commuting.

MADERA WEST PAD

7

5. DEVELOPMENT PLAN

The proposed Madera West land plan (Exhibit B – Madera West Conceptual Development Plan) includes 192 single family lots, recreation and open space areas, and approximately 19 gross acres of commercial uses. Based on nearby existing and planned future development and its adjacency to two arterial roadways, the location is ideally suited for both residential and commercial development. The Development Plan for Madera West illustrates how the Project will be designed for the benefit of the future residents with open spaces and recreational facilities while at the same time providing a transition and buffer for the planned commercial development. The existing U.S. Bureau of Reclamation (“BOR”) rights-of-way along Queen Creek Road and the 220th Street alignment, and a U.S. electrical transmission line easement (“TLE”) located along the 220th Street alignment are proposed to be realigned to allow the roadway improvements to be constructed per Town specifications. The realignment and relocation of these existing facilities has been accounted for in Exhibit B – Madera West Conceptual Development Plan. The Madera West primary open space parcels and recreation amenities are consistent with the adjacent properties of Madera and Madera West Estates. The Conceptual Open Space, Parks, and Trails Plan (Exhibit E1) includes landscaped open space, a central community park with shaded play structures and a ramada, and active open space areas with sports amenities. Development Standards

Modified PAD dimensional standards for Madera West are summarized in Table 2 –PAD Development Standards. Several of the dimensional standards in the R1-7, R1-12 and R1-18 zoning districts exceed the minimum standards of the Town’s Zoning Ordinance and are noted within the table in blue font. Standards exceeded include lot area, lot depth & width and the restriction to single story structures in the R1-18 zoning district. There is only one PAD dimensional modification requested (in red font) to revise the lot width minimum from 70’ wide to 60’ wide within the R1-7 zoning district. The proposed lot depth of the R1-7 lots of 125’ exceeds the minimum Code requirement of 100’. This additional lot depth results in a lot size of 7,500 sf which also exceeds the minimum lot area required by Code for the R1-7 zoning district. The single modification to the R1-7 dimensional standards is justified due to the increase in the lot depth by 25’. This depth is 25% more than required by Code while the requested lot width reduction of 10’ is only a 14% variance from Code. The lot dimension modification is requested in order to provide more flexibility and diversity in the community site design. The modification does not decrease the minimum lot size but rather creates a larger lot than otherwise provided under the standard lot dimensions of the R1-7 zoning district. It should also be noted that the modified standard has allowed for an improved community design while exceeding the minimum open space requirement by providing 23.6% of open space. Reference Exhibit C - Typical Lot Fit, for clarification on the residential lot layouts.

MADERA WEST PAD

8

Table 2 - PAD Development Standards

Standard R1-7 R1-7 PAD

R1-12 R1-12 PAD

R1-18 R1-18 PAD

C-2 Code/PAD

Minimum Lot Area (sf) 7,000 7,500 (6) 12,00

0 14,000 (6) 18,000 24,000 (6) --

Minimum Lot Width 70’ 60’ 100’ 100’ 120’ 140’ 50’

Minimum Lot Depth 100’ 125’ 120’ 140’ 150’ 170’ 100’

Maximum Lot Coverage

40% (1) 40% (1) 35%

(1) 35% (1) 35% 35% 60%

Maximum Height 30’ 30’ 30’ 30’ 30’ 30’ (5) 48’

Minimum Setbacks Front Sides Rear

20’ (2)

5’ (3)

25’

20’ (2) 5’ (3)

25’

20’ (2) 10’ 25’

20’ (2)

10’ 25’

20’ (2)

10’ 30’

20’ (2)

10’ 30’

--

0’ (4)

15’

Notes:

(1) Lot coverage may increase up to five percent (5%) for houses that provide a qualifying front porch.

(2) 20’ to front of garage (front entry); 10’ to front of garage (side entry) and living area; 10’ to covered front porch.

(3) Adjoining lots shall have a minimum spacing of fifteen feet (15’) between buildings. For example, if one (1) lot has an existing five foot (5’) side yard setback, then the adjoining lot shall have a side yard minimum of a ten foot (10’) setback. Staggered setbacks are encouraged to create differentiation in building orientation to the street.

(4) Landscape buffer standards apply

(5) No structures constructed on R1-18 lots shall exceed a single story but basements are permitted.

(6) Except to accommodate corner lots that encroach into the typical lot width and depth.

Open Space

The Madera West open space and street circulation creates a walkable, pedestrian and bicycle friendly neighborhood, increasing opportunities for active and passive recreation, as well as an efficient and integrated drainage system. The parks have been designed with numerous amenities that attract multi-generation interest, including both active and passive recreation features including shaded play structures, ramadas, sports amenities, BBQ grills and benches. For more detail on the parks, see Conceptual Open Space, Parks and Trails Plan – Exhibits E1, E2 and E3. This development will provide approximately 13.72 acres of residential open space which is 2.02 acres more than the required open space of 11.70 acres. The minimum open space required is 20% of the net residential area in the R1-7 district and 7.5% in the R1-12 & R1-18 districts. The residential open space data for total and active open space areas is summarized below. The Conceptual Master Landscape Plan - Exhibit D illustrates the overall Project open space program.

MADERA WEST PAD

9

The Conceptual Open Space, Parks & Trail Plan in Exhibit E1 depicts the Project’s open space and parks network. Open Space Site Data

Residential Net Area: 71.59 ac

R1-7 Net Residential Area: 50.58 ac

Required Open Space: 20.0% Of Net Residential Area (10.12 ac) Proposed Open Space: 23.6% (11.96 ac)

Required Active Open Space: 30.0% Of Required Open Space (3.04 ac) Proposed Active Open Space: 31.0% (3.14 ac) R1-12 & R1-18 Net Residential Area: 21.01 ac

Required Open Space: 7.5% Of Net Residential Area (1.58 ac) Proposed Open Space: 8.5% (1.76 ac)

Required Active Open Space: 15.0% Of Required Open Space (0.24 ac) Proposed Active Open Space: 15.5% (0.25 ac)

Active open space amenities, including the community park shown in the Conceptual Open Space, Parks & Trails Plan - (Exhibit E1) will accommodate a variety of age groups from young children through adults. Additional passive open space areas and integrated drainage areas will provide opportunities for quiet enjoyment of the ample landscaping. In addition to the community park there will be three smaller neighborhood pocket parks for residents to enjoy a short distance from their home. All homes will be located within 880’ of passive open space and 1,320’ of active open space as required by the Zoning Ordinance, depicted on Conceptual Open Space Areas - (Exhibit E3). To further enhance community recreation areas, a pedestrian circulation system is provided throughout Madera West. A 10’ multi-purpose trail which is to serve as a segment of the Town’s master trail system will also be provided along the northern and eastern boundaries of the Property with the development of this Project. The Conceptual Open Space, Parks and Trails Plan in Exhibit E1, depicts the pedestrian and bicycle friendly network. As depicted in the Conceptual Master Landscape Plan – Exhibit D, open space landscaping has been designed with a distinct theme that is appropriate for the Town of Queen Creek and which will create a strong neighborhood identity. All open space areas will be owned and maintained by the Homeowners’ Association.

Commercial The commercial portion of Madera West is appropriately placed at the southwest corner of Queen Creek Road and Signal Butte Road. The Property’s location within the northern portion of Queen Creek makes it the ideal future location for a grocery store. The Property is also ideally situated to

MADERA WEST PAD

10

capture the future “going home” traffic from residents heading east and south from State Route 24 towards the communities of Madera, Meridian, Spur Cross, Charleston Estates, and others.

6. DESIGN GUIDELINES

The residential community and commercial site designs proposed for the Madera West PAD will be consistent with the requirements of the Town of Queen Creek Design Standards. As the project is developed, builders and developers will provide the Town with plans and designs consistent with the community theme and the Town of Queen Creek standards. Theme Walls & Entry Monumentation The residential entry monumentation design and wall theming elements are intended to create a unique and distinct character for this community as a part of the Madera planned community. The primary residential entrance with thematic monumentation is located off of Queen Creek Road in the middle of the property. The entry roads located on Signal Butte Road and 220th Street will have secondary entry monumentation. As depicted on the Conceptual Entry Monuments Exhibit - Exhibit F, the entry monuments combine a variety of materials, walls and vertical elements to create distinct entry features. The community walls have been designed to be complimentary to the entry monumentation. As illustrated on the Conceptual Master Wall Plan and Conceptual Wall Details Exhibits - Exhibit G and Exhibit H, a variety of wall types, materials and details have been incorporated into the design of the community’s theme walls. This provides a character and theme for the community that is consistent with the Town’s rural and agrarian history. The perimeter theme walls create an aesthetically pleasing edge condition for the surrounding neighborhoods and the commercial development.

7. PUBLIC UTILITIES AND SERVICES

Utilities and services will be provided as follows: Water: Town of Queen Creek Sewer: Town of Queen Creek Electric: Salt River Project Gas: Southwest Gas Cable: Cox Communications Telephone: Century Link Police: Maricopa County Sheriff Fire: Town of Queen Creek School: Queen Creek Unified School District Water Potable water service is to be provided by the Town of Queen Creek through existing facilities within the adjacent arterial roadways. There is an existing 12” water line within Queen Creek Road and 8” water line within Signal Butte Road (see the Preliminary Water & Sewer Exhibit - Exhibit J). Additionally, an 8” line is stubbed south of the southwest corner of the Property, within 220th

MADERA WEST PAD

11

Street’s existing right-of-way. Preliminary discussions with the Town’s Utility Department indicate that existing water lines near the Project boundaries can be tapped and new lines extended within and around the development to meet the Project’s potable water requirements. The proposed water system improvements will be designed as a looped system and developed in accordance with the Town’s 2017 Water Master Plan and ADEQ requirements. Wastewater Sewer service is to be provided by the Town of Queen Creek through an existing 18” main line within Queen Creek Road. The Project is to be served by 8” lines that will gravity flow to this 18” main line. Discussions with the Town’s Utility Department indicate that the Queen Creek Road main line and the Greenfield Water Reclamation Plant have adequate capacity to serve this Project. The proposed water system improvements will be designed and developed in accordance with the Town’s and ADEQ’s requirements. Schools Efforts will be coordinated with the Queen Creek Unified School District throughout the entitlement process to ensure that our responsibilities for adequate educational facilities for the District are met.

Streets/Circulation This Project will be responsible for half street improvements to the following perimeter roadways adjacent to the Property: Queen Creek Road, 220th Street and Signal Butte Road. Queen Creek Road and Signal Butte Road will be improved as major arterial roads and 220th Street will be constructed as a modified collector. Perimeter streets and streets internal to the Project will be designed in conformance with Town standards. Primary access into the Project will be provided from Queen Creek Road and secondary access points will be provided from Signal Butte Road and 220th Street. Exhibit F – Conceptual Entry Monuments provides plan and elevation views of these entry roads. State of Arizona Air & Water Quality Standards Madera West will be designed and constructed in adherence to all relevant State of Arizona air and water quality standards. During project construction, measures will be taken to control any dust generated by activities on the Property and to control any unscreened storm water discharge to adjacent waterways. After the Project infrastructure has been completed, dust control and storm water best management practices will remain in place until all lots within the Project have been developed.

8. GRADING AND DRAINAGE

The Property is graded to accommodate the dairy operation and is relatively flat with no notable topographic features. The Property generally slopes from east to west. Reference the Preliminary Grading & Drainage Exhibit - Exhibit K.

The Property is located within the study area of the East Mesa Area Drainage Master Plan. The site will not be impacted by the significant offsite flows that originate east of the site as these flows are

MADERA WEST PAD

12

planned to be collected in and conveyed through a regional drainage channel to be located east of the Property and along Queen Creek Road. The channel will be routed to the north side of Queen Creek Road east of Signal Butte Road and outfall to a regional detention basin to be constructed on the future Town park site. The Property will be designed in accordance with the current Town of Queen Creek Design Standards and Procedures Manual.

9. PHASING

Current planned phasing as depicted on Exhibit L – Proposed Phasing anticipates that the residential property will be completed in two phases and that the commercial property will be completed at a later date. This anticipated phasing may be revised at any time based on market demand. Town requirements for infrastructure connections will be met for all development.

10. PUBLIC PARTICIPATION

Consistent with the Town’s public participation procedures, two neighborhood meetings were held on March 26, 2018 and June 25, 2018, to address any questions neighbors might have and bring them to the attention of the Town. The project team is committed to public participation efforts throughout the entitlement process for Madera West.

11. PROJECT TEAM

Owner: ARNOLD ANGLIN DAIRY, INC. P.O. Box 1670 Attn: Arnold Anglin Queen Creek, AZ 85142

Phone: 602-370-9882

Applicant: Pew & Lake Attn: Sean Lake 1744 S Val Vista Drive Mesa, AZ 85207

Phone: 480-461-4670

and

Communities Southwest, Inc. (QCSB92 Residential Land, LP) Attn: Michelle Yerger 7001 N. Scottsdale Road, Suite 1015 Scottsdale, AZ 85253 Phone: 480-315-2618

MADERA WEST PAD

13

Engineer: Bowman Consulting Group, Ltd. Attn: John Gray, PE 1295 W. Washington Street, Suite 108 Tempe, AZ 85281 Phone: 480-629-8830

Land Planning & Thomas + Crowley Landscape Architect Attn: Paul Thomas, PLA

126 E Constitution Court Gilbert, AZ 85296 Phone: 480-878-4708

12. CONCLUSION

The purpose of this request is to establish compatible land uses for the Property that not only allow for the development of a successful master planned community but that also complement the goals of the Town of Queen Creek as a community. In order to create a successful master planned community, it is essential that the uses are both appropriate for one another and respond to market demands. We believe the proposed land plan for Madera West meets these requirements.

S. 220T

H S

TR

EE

TQUEEN CREEK ROAD

SIG

NA

L B

UT

TE

RO

AD

PARCEL 1

PARCEL 2

PARCEL 4

COMMERCIAL

PARCEL 5

8'-0

"P.

U.E.

55'-0

"R.

O.W

.

40'-0"R.O.W.

8'-0"P.U.E.

40'-0

"B.

O.R

.

8'-0

"P.

U.E.

55'-0

"R.

O.W

.

40'-0

"B.

O.R

.

40'-0"R.O.W.

8'-0"P.U.E.

55'-0"R.O.W.

PARCEL 3

40'-8"

55'-0

"

PROPERTY LINE

ROAD CENTER LINE

EASEMENT LINE

PHASE LINE

LEGEND

LOT TABLEPARCEL LOT SIZE

60' x 125'

70' x 130'

100' x 140'

LOTS

86

64

20

1

2

4

TOTAL LOTS 192

VICINITY MAPPLAN SCALE: N.T.S.

N

S. 220T

H S

TR

EET

S. C

RIS

MO

N R

OA

D

S. SIG

NA

L B

UT

TE R

OA

D

QUEEN CREEKROAD

OCOTILLOROAD

SITE

142' x 170' 175

80' x 125' 53

DENSITY

SITE DATA

STANDARD RESIDENTIAL DENSITY CALCULATIOND=DENSITY

DU=DWELLING UNITSA=ACREAGE

C=COMMERCIALI=INDUSTRIAL

S=SCHOOL SITEa=ART. & COLL. ROW

OS=OPEN SPACE

D = DU A - (C+I+S+a+OS)

D = 192 94.93 - (17.52+0+0+5.82+13.72) = 57.87

D = 3.32 DU/AC

A: 94.93 ACC: 17.52 ACa: 5.82 ACOS: 13.72 AC

GROSS SITE AREA: 94.93 ACNET SITE AREA: 89.11 ACOFF SITE R/W: 5.82 AC

COMMERCIALGROSS SITE AREA: 19.15 ACNET SITE AREA: 17.52 AC

RESIDENTIALGROSS SITE AREA: 75.78 ACNET SITE AREA: 71.59 AC

RESIDENTIAL R1-7NET SITE AREA: 50.58 AC

REQUIRED OPEN SPACE: 20.0% (10.12 AC)PROPOSED OPEN SPACE: 23.6% (11.96 AC)

REQUIRED ACTIVE OPEN SPACE: 30% (3.04 AC)PROPOSED ACTIVE OPEN SPACE: 31% (3.14 AC)

RESIDENTIAL R1-12 & R1-18NET SITE AREA: 21.01 AC

REQUIRED OPEN SPACE: 7.5% (1.58 AC)PROPOSED OPEN SPACE: 8.5% (1.76 AC)

REQUIRED ACTIVE OPEN SPACE: 15% (.24 AC)PROPOSED ACTIVE OPEN SPACE: 15.5% (.25 AC)

CONCEPTUALDEVELOPMENT PLAN B

SCALE: 1" = 100'

0' 100'50' 200'N

DATE: 8.31.2018

PROJECT EXHIBIT EXHIBIT #

831

18

.

U

A

G

D

A

RE

OIZRAN ,

n

a

S

te

ig de . .. .. .

D

TSIRE

E

54031PAUL L.

NLA SD C

E

AS. ..

.

... . .. .. .. .

TC

E

RAH

TIC

P

T

C

RE

NFI

.OTACI E

THOMAS

EXPIRES 12/31/18

SEAL

PLANNED AREA DEVELOPMENT