There's controversial history to this 136.7-acre site
According to this article yesterday by Jim Walsh East Valley Tribune Staff Writer, Sean Lake (the zoning attorney for Blandford Homes) has filed plans that describe how an essentially untouched swath of pristine desert land in northeast Mesa - long-promised as a public park that was auctioned off by the City of Mesa with a winning bid of $21.1M - would eventually turn into an upscale community - “a high-level gated, resort lifestyle residential community,’’ - with big lots for close to 300 homes.
However, at this point-in-time nothing is finalized - it is only the first filing made to the Planning & Zoning Board months after the controversial high bid at an auction that was a surprising $5,000,000 more than the estimated sale price - it essentially gave city coffers a windfall of five million if the sale is a done deal. The developer still needs to complete a site plan, a minor general plan amendment and all other necessary zoning approvals before it can complete the sale."
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Factoid1: Blandford looked at the smallest lots in Red Mountain Ranch and made sure their lots were larger.
When complaints were made over the history and narrative initially provided by the city's 6-member Planning & Zoning Board (all nominated and appointed by Mayor John Giles) for the unspoiled 132-acre parcel, Zielonka also states in the article ". . . that officials also will update a page on the city’s website that lists documents describing the site’s history going back to the ’80s."
"Blandford has put a substantial down payment on the property, but needs to complete a site plan, a minor general plan amendment and all other necessary zoning approvals before it can complete the sale."
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The first post on this blog for Nammo Talley was this from October 2015
https://mesazona.blogspot.com/2015/10/nammo-talley-back-in-news.html
Citizen Participation
Report from study session attachments: 20 Pages [here are some extracts]
Citizen Participation Report
Reserve at Red Rock Blandford Homes
NWC Recker Rd. & Thomas Rd.
December 23, 2019
Purpose: The purpose of the Citizen Participation Report is to provide the City of Mesa staff with information regarding the efforts made by the Applicant to inform citizens and property owners in the vicinity concerning the Applicant’s requests to the City of Mesa for a General Plan Minor Amendment, Rezoning-PAD, Preliminary Plat, and Site Plan Review.
These requests are being made for the proposed development on the approximately 136-acre property located at the northwest corner of Recker Road and Thomas Road in Mesa (Maricopa County Assessor Parcel numbers 141-39-001N, 141-39-001P, and 141-39-001M).
The preliminary address assigned by the City of Mesa is 5802 E. Thomas Road.
The proposed project is Reserve at Red Rock, a high-quality single-family gated community with enhanced open space and resort lifestyle amenities.
By providing opportunities for citizen participation, the Applicant has ensured that those affected by this application have had an adequate opportunity to learn about and comment on the proposed plan.
Contact Information: Those coordinating the Citizen Participation activities are listed as follows:
Sean B. Lake D.J. Stapley Pew & Lake, P.L.C. Pew & Lake, P.L.C.
1744 S. Val Vista Drive, Ste. 217 1744 S. Val Vista Drive, Ste. 217
Mesa, Arizona 85204 Mesa, Arizona 85204 (480) 461-4670 (office) (480) 461-4670 (office) (480) 461-4676 (fax) (480) 461-4676 (fax) Sean.Lake@pewandlake.com
D.J. Stapely
1744 S. Val Vista Drive, Ste. 217 1744 S. Val Vista Drive, Ste. 217
Mesa, Arizona 85204 Mesa, Arizona 85204
(480) 461-4670 (office) (480) 461-4670 (office) (480) 461-4676 (fax) (480) 461-4676 (fax)
djstapley@pewandlake.com
Action Plan:
To provide effective citizen participation in conjunction with this application, the following actions were taken to provide opportunities to understand and address any real or perceived impacts that members of the community may have relating to the proposed development:
1. A contact list was developed for citizens and agencies in this area including:
a. Interested neighbors – focused on 1000+ feet from parent parcel, but may include more;
b. Registered neighborhood associations within one mile of the project and Homeowners Associations within one-half mile of the project site (provided by the City).
2. A first neighborhood meeting was held on October 1, 2019 at 6:00 p.m. at Las Sendas Elementary School, 3120 N. Red Mountain, Mesa 85215. Approximately 31 citizens attended the meeting, and 25 signed in. During the meeting, the applicant presented the project request and exhibits and provided opportunities for neighbors and interested parties to comment, ask questions, and receive feedback.
The notification list for the neighborhood meeting includes the above-referenced contact list (The registered neighborhood contact list was provided by the City of Mesa). A copy of the draft notification letter for the neighborhood meeting and contact list are included with this Citizen Participation Plan.
A sign-in sheet was prepared for neighborhood meeting in an effort to notify those in attendance of any upcoming meetings (see attached). Those who signed-in with contact information were added to the public hearing notification list. A neighborhood meeting summary has been submitted to the City Staff along with this Citizen Participation Report.
3. A second neighborhood meeting was held on November 14 at 6:30 p.m. at Red Mountain Ranch Elementary School, 6650 E. Raftriver Street. The notice list for this meeting included approximately 1,500 property owners within the approximately one- square mile Red Mountain Ranch HOA. Approximately 125 attended this meeting. Those who signed in and provided contact information were added to the public hearing notification list. A summary of this meeting has been submitted along with this report.
4. Comment Forms – Ten citizens submitted comment forms during the two neighborhood meetings, which have been summarized in the neighborhood meeting summaries and have been submitted with this report.
5. Interested Citizens – The applicant has had discussions with individuals in the area who are interested in the proposed development and the use of the City proceeds from the sale. The applicant will continue communication with these individuals as necessary.
6. Nammo Talley – Before and after the pre-submittal conference, Blandford Homes met several times with representatives of Nammo Talley, the neighbor to the north, to discuss the proposed Reserve at Red Rock development and to explore options for mitigating respective adjacency concerns.
Sound studies, air quality testing, and soils testing have been performed in conjunction with Nammo Talley. Noise testing that was performed on the Reserve at Red Rock property and at the source on Nammo Talley’s property. The findings concluded that that the adjacent use will have minimal impacts on the Property and that the noise is within (below, less than) the acceptable limits for residential development. The provision of the approximately 28.2 acre open space buffer on the north part of the proposed development, the hilly terrain, and landscaping as discussed in the Project Narrative, responses to the City’s review comments, and in neighborhood meeting summaries will assist with sound mitigation and provide additional separation between the land uses.
In response to conversations with Nammo Talley, Blandford Homes is discussing constructing a sound mitigation wall on Nammo Talley’s property, separate from this application. This wall will require approval of the adjacent property owner and will not be subject to this zoning request. Based on preliminary studies, the wall height will vary and will be determined by the area’s topography. It will be constructed in accordance with sound and structural engineering standards. Again, it is noted that even without the noise wall, sound studies indicate the noise levels are within acceptable standards for residential development.
7. Red Mountain Ranch HOA – The applicant also met multiple times with representatives of the adjacent Red Mountain Ranch HOA before and after the pre- submittal and formal submittal to discuss the project and hear their comments. As noted above, a special neighborhood meeting was held for the HOA members. In addition, the applicant made a presentation at their December 5, 2019 HOA meeting (see submitted notes from the meeting). The Red Mountain Ranch HOA has assigned a HOA Board representative to work with Blandford Homes throughout the process of entitlements and development, which provides additional opportunities for members of the HOA to have a consistent contact person familiar with the project.
An agreement regarding Red Rock Park was an item of discussion whereby the new development would make mutually desired capital improvements to the park (see item 10.f below).
8. Boeing – The applicant has met with Boeing prior to the pre submittal application. The applicant will continue to communicate with Boeing and provide copies of the development proposal.
9. Mesa Parks Department – The applicant has met with the City of Mesa Parks Department regarding the location, programing, and ongoing maintenance of the proposed public access park/trail on the north side of the property.
10. Summary of Issues and Responses
The submitted neighborhood meeting summaries outline the issues and comments raised and the applicant’s responses in relation to Reserve at Red Rock. These documents, in addition to the applicant’s comment-response letters and other exhibits submitted to the City to address City comments, indicate how the applicant addressed each issue raised by the public concerning Reserve at Reck Rock.
A brief recap of some of the main issues are provided for convenience, as follows:
a. It appeared that a majority who discussed the project with the applicant supported it and were worried about what might develop otherwise (e.g., industrial).
Response: The applicant agrees that the proposed residential use is designed to be a high-quality residential use with resort lifestyle amenities. Special care has been taken in the project design to provide for compatibility with the surrounding area.
b. Some nearby homeowners prefer single story homes at least where they would back- up to Recker Road north of Red Rock Park. Some who live on or near Recker want to preserve views.
Response: The applicant will consider that request and noted that landscape buffers and width of the street will reduce the effect of homes in that area.
c. Do not provide access points on Recker Road at Star Valley Street or Red Mountain Ranch’s other streets along Recker Road.
Response: No vehicular access into the community will be provided at any of those streets. Instead, the entries will be located on Thomas Road and on Recker Road located just north of Red Rock Park where it will limit impacts on the neighboring community. At the previous Star Valley location, there are underground utilities that need to be preserved; as such, that area will have a sidewalk and some landscaping.
d. Public Access Park: • Many liked the idea of this park and requested information on its design. • Many liked the buffer and wanted limited access and parking. • Some wanted unpaved parking • Some prefer discreet parking into the site, some want on-street parking, others do not.
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Response:
As part of the bid process, the City required that the northern part of the site be reserved as a buffer to Nammo Talley and as a public access park. This area is envisioned as a recreational amenity that preserves a significant amount of natural open space and that provides a low key access to a nice hiking trail. As proposed, the public access park will not be gated. Generally, it will be open on the perimeter and available to the public during typical park hours as would a regular public park.
Public access to the low-key trail will be located on the west side of Recker Road south of the homes on Ranier and north of Star Valley Street. According to the proposed plan, a few parking spaces are planned on the west side of Recker Road. Both Blandford Homes and members of the adjacent Red Mountain Ranch HOA indicated a desire to design the access as a low key area to limit the intensity of visitors any given time and to be sensitive to the surrounding homes in the area. The City has asked for a small parking lot, and some neighbors have asked for limited parking on Recker Road, rather than a formal parking lot. In the conceptual plans for the parking area, the applicant has attempted to balance the needs of everyone on that issue.
The applicant envisions that the trail will incorporate some sitting areas that highlight views to the mountains, and possibly ADA accessible trail areas. Landscaping is proposed along certain portions of the northern buffer area to help screen views to the property to the north. Originally, sections of landscape screening walls were proposed alongside the desert landscaping. However, the final design has not been completed. That will be ultimately be determined by the City, which will be responsible for the final design and operation of proposed public access park.
e. Traffic impacts on Recker Road.
Response: During construction, the applicant will consider limiting access at Recker Road where possible, although it will need the second access to promote efficient and safe circulation through the project. The applicant obtained a preliminary traffic analysis that suggests that Recker Road is far below capacity and that it can readily accommodate this project. Blandford Homes will be required to comply with the traffic engineering requirements of the City.
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It is more likely that most of the residents will use the Thomas Road access because more units are located on the south half of the project. Preliminary data suggests that the Higley Road access to the Loop 202 Freeway from Thomas Road would be more convenient, which would increase usage of the Thomas Road access. The City of Mesa Traffic Engineering department will be able to address
f. Red Rock Park 1. A majority of the comments favored some improvements and shared usage. 2. The types of improvements – no consensus on the improvements: o Some wanted a perimeter barrier, others not. o Some wanted a pool, others not for cost reasons, and they have one at the club. o Several liked pickleball o Concerns with dogs running free o Many commented that the park was lackluster in design right now. 3. A small number do not want any agreement for use of the park or improvement of it. They prefer to keep it the same or similar to existing and desire low cost maintenance to keep HOA fees down.
Response: The project will be independent from the Red Mountain Ranch and will provide its own amenities in 3 of its own park-like amenity areas, in addition to its vast system of private trails and open space corridors and the adjacent public access park. Red Rock Park will continue to be separately owned by Red Mountain Ranch HOA.
The applicant is working with Red Mountain Ranch HOA on a proposed agreement. It is not required, but is being offered, in a way the applicant believes will benefit both communities. The preliminary idea would be for Blandford Homes to provide enhancements to Red Rock Park based on a list of improvements that are still being discussed. They include enhancements to the parking area, existing park facilities, and the introduction of new amenities. The improvements would include a pedestrian connection to Reserve at Red Rock at O . In exchange, Reserve at Red Rock would assess a maintenance fee on its own members to support funding for its fair share of the maintenance of Red Rock Park. Both communities would be able to use the park, but it would remain under the ownership and control of Red Mountain Ranch.
g. Use of the proceeds from the sale of public land – A few citizens commented on how the City of Mesa will allocate funds from the sale of the City property from the public auction. Suggestions included:
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i. utilizing the funds to improve the public access park on the north end of the project;
ii. installing landscaped medians on Thomas Road to beautify that corridor; and
iii. allocating funds to parks and open space amenities in the general vicinity to benefit the local residents.
11. For public hearing notice, applicant will post two (2) 4’ x 4’ sign(s) on the property consistent with City standards. The sign(s) will be placed on the property on or before the Wednesday two weeks prior to the Planning & Zoning Board meeting in accordance with City requirements. A notarized document with attached photograph of the sign(s) will be submitted to the Planning Staff to be kept in the case file. Project Schedule:
Pre-Submittal July 3, 2019 1st Neighborhood Meeting October 1, 2019 Formal Submittal to City October 7, 2019 2nd Submittal November 11, 2019 2nd Neighborhood Meeting November 14, 2019 Presentation at the Red Mountain Ranch HOA Board of Directors Meeting December 5, 2019 Planning & Zoning Public Hearing January 8, 2020
HERE'S THE OFFICIAL HISTORY FROM THE STAFF REPORT
> On February 22, 1983, the property was annexed into the City of Mesa (Ord. #1682).
On May 2, 1983, the property was zoned Light Industrial (M-1) as part of the Red Mountain Ranch Development Master Plan (Case# Z83-034).
> On July 2, 2001, the City Council approved to rezone the property from Light Industrial (M-1) to Public and Semi-Public (PF). The property was zoned Public and Semi Public (PF) to reserve the property for a future park site. (Case# Z01-028).
PROJECT DESCRIPTION
Background: The subject property consists of three parcels totaling 136.7± acres that are owned by the City of Mesa.
> In May 2019, the City auctioned the land for private development.
The request is to develop 109.8± acres of the 136.7± acre site for residential development with the remaining 26.9± acres located along the northern property boundary to be reserved as open space for a public park.
There are two requests associated with the subject application.
Falcon Field Sub-Area Plan: The subject property is located along the eastern boundary of the Falcon Field Sub-Area.
The Falcon Field Sub Area Plan was adopted by the City Council in 2007 to provide a planning policy document that is focused on the unique characteristics of the area including airport operations and strong business linkages to the airport.
> One of the goals of the plan is to ensure the Falcon Field Sub Area is an oasis of abundant, high-quality employment for professionals, technical experts, and highly skilled labor. Per the Falcon Field Sub Area Plan, there are over 10,000 employees within the boundary of the sub-area and there is a need for service-related uses such as restaurants and hotels.
Although the subject requests do not include any commercial uses, the increase in residential uses and population in the area will support the growing commercial establishments located south of the subject site, specifically along Recker Road (Falcon Field Sub-Area Plan, pg. 28).
Preliminary Plat
Section 9-6-2 of the Mesa Subdivision standards requires approval of all subdivision plats located in the City to be processed through four progressive stages.
> Review and approval of a preliminary plat is the second stage in the series of the progressive stages.
Per section 11-66-2 of the Mesa Zoning Ordinance, the preliminary plat is reviewed and approved by the Planning and Zoning Board.
> All approved preliminary plats are subject to potential modification through the City’s Subdivision Technical Review process, which is the third stage after approval of the preliminary plat.
The Subdivision Technical Review process considers the overall design of the subdivision and details, such as utilities layout, ADA compliance, detention requirements, etc. This process can sometimes result in modification to lot sizes and configuration and a reduction in the number of lots.
Compatibility with Surrounding Land Uses:
The subject site is adjacent to developed single residence subdivisions on the east side of Recker Road. There are Light Industrial uses (Nammo Talley) located directly adjacent to the northern side of the subject property. However, the proposed site plan shows a reserved 26.9± acres along the northern portion of the property to be used as a public access park and a buffer to the residential development. There is also a small industrial subdivision located adjacent to the southwest corner of the subject property. To provide a buffer between the limited number of homes to be developed in southwest area, the applicant has included a 25’ landscape tract which is an addition to the 35’ street for a total of 60’ between the property line and the nearest homes to this area. Overall, the proposed single residence subdivision will be compatible with the surrounding development and land uses.
Neighborhood Participation Plan and Public Comments
A Citizen Participation Process has been completed which included mailed letters to property owners within 1,000-feet of the site, as well as HOAs within ½ mile and registered neighborhoods within one mile of the site. The applicant held two neighborhood meetings, both of which were attended by city staff. The first meeting was held on October 1, 2019 and was attended by approximately 31 residents. The majority of topics discussed at this meeting included traffic, access to the site, the northern park area, access to the Red Mountain Ranch park and the construction timeframe for the project. The applicant conducted a second neighborhood meeting on November 14, 2019, which was attended by approximately 125 residents in the area. Many of the topics discussed and questions raised at this meeting were similar to the first meeting and centered around access to the site, the use of the Red Mountain Ranch park, traffic generated by the proposed development and allocating funds from the sale of the property for median improvements along Thomas Road. As of writing this report, staff has received emails from three residents. One resident inquired about the scheduled Planning and Zoning Board hearing date. The other two residents expressed concerns with increased traffic in the area and the locations of the proposed vehicular access points to the development. The applicant has provided a Citizen Participation Report that further details the outreach efforts to stakeholders in the area.
Page 8: STAFF RECOMMENDATIONS
Staff Recommendations:
The request for a minor General Plan amendment to change the character type from Parks to Neighborhood is consistent with the goals of the General Plan. The request for rezoning from PS to RS-6-PAD and RS-7-PAD is consistent with the Neighborhood character type and is consistent with the purpose for a Planned Area Development overlay outlined in Section 11-22- 1 of the MZO; Therefore, staff recommends approval of both requests with the following conditions of approval for Case# ZON19-00806:
Conditions of Approval for ZON19-00806;
1. Compliance with the City of Mesa Zoning Ordinance; except the design standards modified in Table 1 of the staff report. 2. Compliance with all requirements of the Subdivision Regulations. 3. Execute and comply with the Development Agreement. 4. Compliance with all City development codes and regulations. 5. Dedicate the right-of-way and easements required under the Mesa City Code at the time of application for a building permit, at the time of recordation of the subdivision plat, or at the time of the City's request for dedication, whichever comes first. 6. Owner granting an Avigation Easement and Release to the City, pertaining to Falcon Field Airport which will be prepared and recorded by the City (concurrently with the recordation of the final subdivision map or prior to the issuance of a building permit). 7. Written notice be provided to future property owners, and acknowledgment received that the project is within 1.25 miles of Falcon Field Airport. 8. Provide a 4-foot x 4-foot sign at the entrance to the sales office for this development, with notice to all prospective buyers that the project is within an Overflight Area for (Falcon Field Airport or PMGA) as specified in Section 11-19-5 of the Zoning Ordinance. 9. Prior to the issuance of a building permit, provide documentation by a registered Professional Engineer or registered Professional Architect has certified that Noise attenuation measures have been incorporated into the design and construction of the buildings to achieve a noise level reduction to 45 db as specified in Section 11-19-5 of the Zoning Ordinance. 10. All final subdivision plats shall include the following notice: “This property, due to its proximity to Phoenix- Mesa Gateway Airport, will experience aircraft overflights, which are expected to generate noise levels that may be of concern to some individuals.”
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1 Call meeting to order.
2 Review items on the agenda for the January 8, 2020 regular Planning and Zoning Board Hearing.
3 Conduct a public hearing on the following General Plan Ammendment:
Item 3-a
PZ 20011 ZON19-00954 District 5.
Within the 5600 to 6000 blocks of East Thomas Road (north side) and within the 3600 to 4000 blocks of North Recker Road (west side). Located north of Thomas Road and west of Recker Road.
(109.8± acres).
Minor General Plan amendment to change the Character Type from Parks to Neighborhood.
This request will allow for the development of a single-residence subdivision.
Desert Vista 100, LLC, applicant
City of Mesa, owner.
Planner: Evan Balmer
Staff Recommendation: Approval with conditions
4 Planning Director's Updates.
a. Update on proposed text amendments.
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ITEM DETAILS:
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54-Page Narrative
*NOTE: ALL IMAGES LOCATED WITHIN THIS PAD ARE INTENDED TO CONVEY DESIGN
RESERVE AT RED ROCK
M i n o r G e n e r a l P l a n A m e n d m e n t , R e z o n i n g
Preliminary Plat and Site Plan Review
PROJECT NARRATIVE
OCTOBER 7, 2019
REVISED: NOVEMBER 8, 2019
> Applicant / Developer Desert Vista 100, LLC (Affiliated with Blandford Homes)
Tom Lemon
3321 East Baseline Road Gilbert, Arizona 85234 480.892.4492 tlemon@blandfordhomes.com
> Legal Representative Pew & Lake, P.L.C. Sean B. Lake
1744 South Val Vista Drive, #217 Mesa, Arizona 85204 480.461.4670 Sean.Lake@pewandlake.com
Planning/Landscape Architecture
Norris Design Alan Beaudoin
901 East Madison Street Phoenix, Arizona 85034 602.254.9600
ABeaudoin@norris-design.com
Civil Engineer
WOODPATEL Daniel Matthews, P.E.
1630 South Stapley Drive, #219 Mesa, Arizona 85204 480.834.3300 dmatthews@WoodPatel.com
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ADDITIONAL INFORMATION
Phasing Reserve at Red Rock is anticipated to be developed as a single phase, but there may be phasing of plans to allow model homes and some production homes to get C. of O.’s prior to final completing of all the improvements.
Ownership + Maintenance
All private streets, common areas, and private onsite improvements, including for example, perimeter walls, landscaping, and recreational facilities located within the Reserve at Red Rock community will be dedicated to a Homeowners Association (HOA), or similar, which will administer their ownership and maintenance.
Public roadways and utilities will be maintained by the City of Mesa and the corresponding utility provider, respectively.
Community Outreach
In the past several months, the applicant has met with nearby property owners and associations and responded to citizen questions.
Since the Property is the subject of a City public land auction, it has been important to Blandford Homes to invest in community outreach, specifically with the Property’s adjacent neighbors.
Full documentation and details are provided in the Citizen Participation Plan included with this submittal.
Blandford Homes has met several times with representatives of Nammo Talley, the neighbor to the north, to discuss the proposed Reserve at Red Rock development and to explore options for mitigating respective adjacency concerns. Sound studies, air quality testing and soils testing have been performed in conjunction with Nammo Talley. All studies and testing preformed thus far, have concluded that the adjacent use will have minimal impacts on the Property and levels identified are below residential remediation levels and typical ambient background levels.
Noise testing was performed on the Reserve at Red Rock property and at the source and the findings concluded that the noise is within (below, less than) the acceptable limits for residential development.
The provision of the approximately 28.2 acre open space buffer, as discussed in the Planned Area Development section of this narrative, will assist with sound mitigation and provide additional separation between the uses.
Furthermore, in response to conversations with Nammo Talley, Blandford Homes is discussing constructing a sound mitigation wall on Nammo Talley’s property, separate from this application.
This wall will require approval of the adjacent property owner and will not be subject to this PAD.
Based on preliminary studies, the wall height will vary and will be determined by the area’s topography. It will be constructed in accordance with sound and structural engineering standards. Again, it is noted that even without the noise wall, sound studies indicate the noise levels are within acceptable standards for residential development. In addition to community outreach with Nammo Talley to the north,
Blandford Homes has had meetings with representatives of the Red Mountain Ranch Owners Association regarding the future residential development and the evolution of the Red Rock Park. Blandford Homes has met with the Red Mountain Ranch Association to initiate discussions about a potential Use Agreement for the Association’s private Red Rock Park, whereby the new development would make mutually desired capital improvements to the park. The agreement would also put the mechanism in place for an ongoing operations and maintenance contribution from owners in the new Reserve at Red Rock community as part of their HOA dues.
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Page 47 > CONCLUSION
Reserve at Red Rock is envisioned as a resort-lifestyle gated residential community designed with an awareness and appreciation for its unique desert environment and mountain views. Blandford Homes has established itself as a high quality builder that is known for its thoughtful design, superior craftsmanship, attention to detail, and commitment to customer service. Blandford Homes’ existing local communities exemplify distinct neighborhood design, generous open space amenities, and inviting architectural design that help create vibrant communities that endure over time. Attention to detail and commitment to creating great places to live is the continued driving force behind the Blandford Homes’ team, and Reserve at Red Rock is envisioned as the best of the best. Based on Blandford Homes’ and the Project Team’s extensive place making experience, this PAD is crafted to ensure the development tools put forth will allow both short term and long term success for Reserve at Red Rock.
The applicant looks forward to working with the City of Mesa to bring this quality new project to fruition. ________________________________________________________________________________
INTRODUCTION - starts on page 9
RESERVE AT RED ROCK is a new vision for the approximately 136-acre Property located at the northwest corner of Recker Road and Thomas Road. (See Exhibit 1 | Context Map) The Property, currently owned by the City of Mesa (“City”), consists of three contiguous parcels (APNs 141-39-001N, 141-39-001P, and 141-39-001M) and the existing dedicated Star Valley Street right-of-way. The Property was placed up for auction through a public process on March 21, 2019, and Blandford Homes (Desert Vista 100, LLC) was the highest bidder. It is Blandford Homes intent to design, build, and create a high quality resort style residential master planned community in this great northeast Mesa location.
Development Requests As part of the auction and acquisition process, Blandford Homes requests City of Mesa Approval of the following: • Minor General Plan Map Amendment from Park to Neighborhood (+/- 109.8 acres); • Rezoning from Public and Semi-Public (PS) to Residential Single Residence RS-6 (+/- 35.5 acres) and RS-7 (+/- 74.3 acres) with a Planned Area Development (PAD) Overlay; • Preliminary Plat; and • Site Plan Review
Project Overview Reserve at Red Rock is envisioned as a high quality, gated, resort- lifestyle residential community with a desert contemporary aesthetic. The main design objective is to celebrate the natural desert setting and create opportunities to appreciate the surrounding mountain views of Red Mountain and distant Camelback Mountain and the McDowell Mountains. The proposed Conceptual Development Plan proposes dramatic gated entrances, single-family detached homes, neighborhood recreational amenities, and a network of common area open space and trails that weave through the community. The community was designed to work with the existing terrain and to preserve the two existing jurisdictional delineated washes onsite, minimizing the impact and disturbance to the natural environment and incorporating the beauty of the desert in the overall theme for Reserve at Red Rock. The Conceptual Development Plan includes three (3) lot sizes ranging from approximately 5,600 square feet to 9,100 square feet, similar to the lot sizes and density of the adjacent Red Mountain Ranch Community located to the east. Special attention was taken during the design process to create as many premium home sites as possible, backing to open space and taking advantage of the natural desert setting and mountain views. The residential density for the 136-acre site is projected to be up to 2.5 dwelling units per acre. The Conceptual Development Plan for Reserve at Red Rock provides three (3) interconnected neighborhoods, open space programmed with walking trails and three (3) recreational amenity areas. The amenity areas, each designed to provide unique offerings, are strategically located to provide community gathering areas that are easily accessible to all community residents. The primary amenity area will be the centerpiece of the community with gathering spaces, sports courts, and a clubhouse with pool oriented to capture views of Red Mountain to the northeast. The northern approximately 26.6 acres is proposed to be deeded back to the City of Mesa as a perpetual City owned Public Access Park. In discussions with the City Park’s Department, it is our understanding that this area could include an approximately one and a half mile trail loop, ADA Sonoran Desert garden experience, and multiple trail overlooks. Approximately 48.8% of the 136-acre site is planned as open space that will include amenity areas, community entries, wash corridors, the proposed public access park, and landscape setbacks along the adjacent roadways. Vehicular access into the Property is provided by way of two gated entries, one off Thomas Road to the south and one off Recker Road to the east. The community entries are substantial in design and scale, announcing the arrival into the Reserve at Red Rock community and setting the tone for the design intent of the development. Red Rock Park, a private park owned and maintained by the Red Mountain Ranch Owners Association is located on the eastern edge of the Property. Blandford Homes is in ongoing discussions with the Owners Association to determine “if” and potential terms for an agreement can be reached between the parties that could benefit both the residents of Red Mountain Ranch and the proposed new community. Preliminary discussions are exploring the potential for a “shared use agreement” whereby the developer will make and/or pay for improvements to the park, desired by Red Mountain Ranch residents, and then put the mechanisms in place for the residents of the new community to use the park and make ongoing contributions (e.g. dues, fees) for maintenance of the park. These discussions are in progress, with further information to follow as available. It is noted that Reserve at Red Rock will be a stand-alone HOA that will not be part of, nor merged into, the Red Mountain Ranch Owner’s Association.
Page 19 > Proposed Housing Design
The design of the proposed homes in Reserve at Red Rock will meet or exceed the guidelines set forth in the Mesa Residential Development Guidelines. The proposed preliminary plans include three floor plan series or “collections”: 40’-Vintage, 45’-Heritage, and 50’-Artisan on the respective 50-foot, 60- foot, and 65-foot wide lots. While specific designs are to be finalized, Blandford Homes intends on offering single family homes that are of enhanced architectural quality. Preliminarily, Blandford Homes is proposing to offer twelve (12) different floor plans ranging from 1,200 - 5,200 square feet, with five (5) to six (6) different elevations per floorplan, providing significant diversity and variety. Home designs will draw from contemporary design seen in Blandford’s other communities, with special features tailored to Reserve at Red Rock. Consistent with Mesa’s guidelines, the homes will have coordinated architectural elements that will create a unique and attractive streetscape and community look. The housing design will embody a sophisticated expression and demonstrate an awareness of the desert climate. The exterior elevations will have four-sided architecture with authenticity in the quality of exterior materials and details. Articulation and details on particularly the front elevations will include trim, popouts, recessed openings, overhangs, and massing that create visual interest. The combination of fenestration, proportions of building elements, exterior veneers, and variations in the building form and roof line will break-up the vertical and horizontal planes for an enhanced appeal.
Page 31 > Environmental Sensitivity
The Conceptual Development Plan for Reserve at Red Rock provides a layout and design that celebrates and integrates the natural features of the project site, including topography and two (2) jurisdictional washes. It is noted that some areas of the site are already disturbed as a result of the graded access to the lift station and underground utility improvements, as well as incidental activity that has occurred on the site over the years. However, a significant amount of natural features remain, which have been thoughtfully integrated into the overall Development Plan. Given that this project intends on incorporating a distinct resort lifestyle environment, some non-native plant material and design features, primarily focused at the entries and amenity areas, will be introduced to the site. The rest of the site will include native desert plantings and the preservation of onsite material, where feasible. Multiple landscape zones will be implemented into the design, softening and blending the more organized, structured landscape of community gathering areas with the natural desert that will remain. Development characteristics will be carefully designed to accent, not dominate the inherent beauty of the natural desert environment, the overarching goal being to maximize the value to the future residents and surrounding community.
Page 35 > SITE CONSTRAINTS JUSTIFICATION
In further support for the above deviations, the Property contains a variety of unique constraints that make it more difficult to comply with regulations as compared to other sites with similar zoning. The northern portion of the site has an unpaved public right-of-way (Star Valley Street) with underground utilities that leads to a City owned and operated lift station. The lift station services properties beyond the site. The property line is notched out at Recker Road at the center of the Property for a private park that is owned by the adjacent HOA. That narrows the developable space between the park and wash, which creates challenges in developing a cohesive and orderly street pattern and lot layout. Natural features pose constraints to development, such as the floodplain and jurisdictional delineated wash that crosses through the middle of the site at an irregular angle. This limits the options for development and increases costs to connect the eastern and western portions of the site. Further, the site has sloping conditions, and in many places, shallow bedrock, which pose additional limitations and costs to development of utilities and buildings. Notwithstanding the variety of constraints, the design team has worked around every issue to provide a compelling community design. After performing a thorough analysis of the unique conditions, the project designers created the proposed plan in a manner that goes above and beyond Zoning requirements. Generous buffers are provided to promote compatibility with surrounding uses, significant open space areas are integrated into the plan, and internal active open space amenities enrich the lifestyles of future residents. As submitted, the proposed development tastefully adapts to the site conditions and is designed to celebrate and enhance its natural beauty.
DOCUMENT CONTENTS
SECTION 1 INTRODUCTION 1
Development Requests
Project Overview
Existing Conditions
Site Location + Surroundings
General Plan + Zoning Designations
SECTION 2 COMPLIANCE WITH THE GENERAL PLAN 9
Neighborhood Character Area
Consistency With Falcon Field Growth Area
Suitability With Surrounding Land Uses
Compliance with the General Plan
SECTION 3 PROPOSED PLANNED AREA DEVELOPMENT 15
Permitted Uses
Density + Lot Design
Proposed Housing Design
Project Design Theme
Open Space + Landscape Design
Community Entries + Arrival
Trails + Amenities
Walls
Signage
Landscape Plan
Buffers + Transitions
Environmental Sensitivity
Site Access + Circulation
PAD Development Standards
SECTION 4 PUBLIC UTILITIES + SERVICES 37
Utility Providers
Water
Wastewater
Schools
Drainage
Roadway Improvements + Abandonment
SECTION 5 ADDITIONAL INFORMATION 41
Phasing
Ownership + Maintenance
Community Outreach
SECTION 6
CONCLUSION 45
INTENT AND ARE CONCEPTUAL IN NATURE.
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INTRODUCTION
04 August 2019
Controversial 132-acre "Auction Land-Deal" Gets A Name: It's Been Dubbed "Reserve at Red Rock"
However, at this point-in-time nothing is finalized - it is only the first filing made to the Planning & Zoning Board months after the controversial high bid at an auction that was a surprising $5,000,000 more than the estimated sale price - it essentially gave city coffers a windfall of five million if the sale is a done deal. The developer still needs to complete a site plan, a minor general plan amendment and all other necessary zoning approvals before it can complete the sale."
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Factoid1: Blandford looked at the smallest lots in Red Mountain Ranch and made sure their lots were larger.
Factoid 2: The northern border of the 132-acre "Reserve at Red Rock" abuts the 600-acre Nammo Talley Industries, a defense contractor that has requested a buffer zone of 27 acres between its ammunitions manufacturing facility and any residential housing.
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“Special attention was taken during the design process to create as many premium home sites as possible, taking advantage of the natural desert setting and mountain views,’’ the conceptual plan says.
Staff writer Walsh takes the time to note that Christine Zielonka, Mesa’s development services manager, clearly states: “We are absolutely at the very beginning stage, . . None of it is finalized yet. . . We are a long way from figuring out what this is going to look like.’’
“Special attention was taken during the design process to create as many premium home sites as possible, taking advantage of the natural desert setting and mountain views,’’ the conceptual plan says.
Staff writer Walsh takes the time to note that Christine Zielonka, Mesa’s development services manager, clearly states: “We are absolutely at the very beginning stage, . . None of it is finalized yet. . . We are a long way from figuring out what this is going to look like.’’
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When complaints were made over the history and narrative initially provided by the city's 6-member Planning & Zoning Board (all nominated and appointed by Mayor John Giles) for the unspoiled 132-acre parcel, Zielonka also states in the article ". . . that officials also will update a page on the city’s website that lists documents describing the site’s history going back to the ’80s."
When news of the city's proposed Auction Land-Deal became public, it was controversial from the very beginning.
Residents of the adjacent Red Mountain Ranch opposed it.
So did Verl Farnsworth, speaking up in public in front of the Mesa City Council:
Residents of the adjacent Red Mountain Ranch opposed it.
So did Verl Farnsworth, speaking up in public in front of the Mesa City Council:
BLOGGER NOTE: readers of this blog can use the Searchbox on this blog to more at least three or even more earlier posts featured about the auction land-deal topic of interest
1
2
3Nevertheless, "the $21.1M auction land-deal" somehow managed to get approved by the Mesa City Council. In the face of that opposition. Staff Writer Jim Walsh takes pains to publish yesterday that "Zielonka estimates that the Reserve at Red Mountain probably won’t come before the city’s Planning and Zoning Board for about nine months and before the City Council for about a year. . . "
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The filing by zoning attorney Sean Lake for the upscale high-level resort-style gated community — dubbed Reserve at Red Rock by developer Blandford Homes — is only a first draft for a 132-acre site once set aside with a promise made by the city for development of a public park in 1998.1
2
3Nevertheless, "the $21.1M auction land-deal" somehow managed to get approved by the Mesa City Council. In the face of that opposition. Staff Writer Jim Walsh takes pains to publish yesterday that "Zielonka estimates that the Reserve at Red Mountain probably won’t come before the city’s Planning and Zoning Board for about nine months and before the City Council for about a year. . . "
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"Blandford has put a substantial down payment on the property, but needs to complete a site plan, a minor general plan amendment and all other necessary zoning approvals before it can complete the sale."
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The first post on this blog for Nammo Talley was this from October 2015
https://mesazona.blogspot.com/2015/10/nammo-talley-back-in-news.html
Citizen Participation
Report from study session attachments: 20 Pages [here are some extracts]
Citizen Participation Report
Reserve at Red Rock Blandford Homes
NWC Recker Rd. & Thomas Rd.
December 23, 2019
Purpose: The purpose of the Citizen Participation Report is to provide the City of Mesa staff with information regarding the efforts made by the Applicant to inform citizens and property owners in the vicinity concerning the Applicant’s requests to the City of Mesa for a General Plan Minor Amendment, Rezoning-PAD, Preliminary Plat, and Site Plan Review.
These requests are being made for the proposed development on the approximately 136-acre property located at the northwest corner of Recker Road and Thomas Road in Mesa (Maricopa County Assessor Parcel numbers 141-39-001N, 141-39-001P, and 141-39-001M).
The preliminary address assigned by the City of Mesa is 5802 E. Thomas Road.
The proposed project is Reserve at Red Rock, a high-quality single-family gated community with enhanced open space and resort lifestyle amenities.
By providing opportunities for citizen participation, the Applicant has ensured that those affected by this application have had an adequate opportunity to learn about and comment on the proposed plan.
Contact Information: Those coordinating the Citizen Participation activities are listed as follows:
Sean B. Lake D.J. Stapley Pew & Lake, P.L.C. Pew & Lake, P.L.C.
1744 S. Val Vista Drive, Ste. 217 1744 S. Val Vista Drive, Ste. 217
Mesa, Arizona 85204 Mesa, Arizona 85204 (480) 461-4670 (office) (480) 461-4670 (office) (480) 461-4676 (fax) (480) 461-4676 (fax) Sean.Lake@pewandlake.com
D.J. Stapely
1744 S. Val Vista Drive, Ste. 217 1744 S. Val Vista Drive, Ste. 217
Mesa, Arizona 85204 Mesa, Arizona 85204
(480) 461-4670 (office) (480) 461-4670 (office) (480) 461-4676 (fax) (480) 461-4676 (fax)
djstapley@pewandlake.com
Action Plan:
To provide effective citizen participation in conjunction with this application, the following actions were taken to provide opportunities to understand and address any real or perceived impacts that members of the community may have relating to the proposed development:
1. A contact list was developed for citizens and agencies in this area including:
a. Interested neighbors – focused on 1000+ feet from parent parcel, but may include more;
b. Registered neighborhood associations within one mile of the project and Homeowners Associations within one-half mile of the project site (provided by the City).
2. A first neighborhood meeting was held on October 1, 2019 at 6:00 p.m. at Las Sendas Elementary School, 3120 N. Red Mountain, Mesa 85215. Approximately 31 citizens attended the meeting, and 25 signed in. During the meeting, the applicant presented the project request and exhibits and provided opportunities for neighbors and interested parties to comment, ask questions, and receive feedback.
The notification list for the neighborhood meeting includes the above-referenced contact list (The registered neighborhood contact list was provided by the City of Mesa). A copy of the draft notification letter for the neighborhood meeting and contact list are included with this Citizen Participation Plan.
A sign-in sheet was prepared for neighborhood meeting in an effort to notify those in attendance of any upcoming meetings (see attached). Those who signed-in with contact information were added to the public hearing notification list. A neighborhood meeting summary has been submitted to the City Staff along with this Citizen Participation Report.
3. A second neighborhood meeting was held on November 14 at 6:30 p.m. at Red Mountain Ranch Elementary School, 6650 E. Raftriver Street. The notice list for this meeting included approximately 1,500 property owners within the approximately one- square mile Red Mountain Ranch HOA. Approximately 125 attended this meeting. Those who signed in and provided contact information were added to the public hearing notification list. A summary of this meeting has been submitted along with this report.
4. Comment Forms – Ten citizens submitted comment forms during the two neighborhood meetings, which have been summarized in the neighborhood meeting summaries and have been submitted with this report.
5. Interested Citizens – The applicant has had discussions with individuals in the area who are interested in the proposed development and the use of the City proceeds from the sale. The applicant will continue communication with these individuals as necessary.
6. Nammo Talley – Before and after the pre-submittal conference, Blandford Homes met several times with representatives of Nammo Talley, the neighbor to the north, to discuss the proposed Reserve at Red Rock development and to explore options for mitigating respective adjacency concerns.
Sound studies, air quality testing, and soils testing have been performed in conjunction with Nammo Talley. Noise testing that was performed on the Reserve at Red Rock property and at the source on Nammo Talley’s property. The findings concluded that that the adjacent use will have minimal impacts on the Property and that the noise is within (below, less than) the acceptable limits for residential development. The provision of the approximately 28.2 acre open space buffer on the north part of the proposed development, the hilly terrain, and landscaping as discussed in the Project Narrative, responses to the City’s review comments, and in neighborhood meeting summaries will assist with sound mitigation and provide additional separation between the land uses.
In response to conversations with Nammo Talley, Blandford Homes is discussing constructing a sound mitigation wall on Nammo Talley’s property, separate from this application. This wall will require approval of the adjacent property owner and will not be subject to this zoning request. Based on preliminary studies, the wall height will vary and will be determined by the area’s topography. It will be constructed in accordance with sound and structural engineering standards. Again, it is noted that even without the noise wall, sound studies indicate the noise levels are within acceptable standards for residential development.
7. Red Mountain Ranch HOA – The applicant also met multiple times with representatives of the adjacent Red Mountain Ranch HOA before and after the pre- submittal and formal submittal to discuss the project and hear their comments. As noted above, a special neighborhood meeting was held for the HOA members. In addition, the applicant made a presentation at their December 5, 2019 HOA meeting (see submitted notes from the meeting). The Red Mountain Ranch HOA has assigned a HOA Board representative to work with Blandford Homes throughout the process of entitlements and development, which provides additional opportunities for members of the HOA to have a consistent contact person familiar with the project.
An agreement regarding Red Rock Park was an item of discussion whereby the new development would make mutually desired capital improvements to the park (see item 10.f below).
8. Boeing – The applicant has met with Boeing prior to the pre submittal application. The applicant will continue to communicate with Boeing and provide copies of the development proposal.
9. Mesa Parks Department – The applicant has met with the City of Mesa Parks Department regarding the location, programing, and ongoing maintenance of the proposed public access park/trail on the north side of the property.
10. Summary of Issues and Responses
The submitted neighborhood meeting summaries outline the issues and comments raised and the applicant’s responses in relation to Reserve at Red Rock. These documents, in addition to the applicant’s comment-response letters and other exhibits submitted to the City to address City comments, indicate how the applicant addressed each issue raised by the public concerning Reserve at Reck Rock.
A brief recap of some of the main issues are provided for convenience, as follows:
a. It appeared that a majority who discussed the project with the applicant supported it and were worried about what might develop otherwise (e.g., industrial).
Response: The applicant agrees that the proposed residential use is designed to be a high-quality residential use with resort lifestyle amenities. Special care has been taken in the project design to provide for compatibility with the surrounding area.
b. Some nearby homeowners prefer single story homes at least where they would back- up to Recker Road north of Red Rock Park. Some who live on or near Recker want to preserve views.
Response: The applicant will consider that request and noted that landscape buffers and width of the street will reduce the effect of homes in that area.
c. Do not provide access points on Recker Road at Star Valley Street or Red Mountain Ranch’s other streets along Recker Road.
Response: No vehicular access into the community will be provided at any of those streets. Instead, the entries will be located on Thomas Road and on Recker Road located just north of Red Rock Park where it will limit impacts on the neighboring community. At the previous Star Valley location, there are underground utilities that need to be preserved; as such, that area will have a sidewalk and some landscaping.
d. Public Access Park: • Many liked the idea of this park and requested information on its design. • Many liked the buffer and wanted limited access and parking. • Some wanted unpaved parking • Some prefer discreet parking into the site, some want on-street parking, others do not.
5
Response:
As part of the bid process, the City required that the northern part of the site be reserved as a buffer to Nammo Talley and as a public access park. This area is envisioned as a recreational amenity that preserves a significant amount of natural open space and that provides a low key access to a nice hiking trail. As proposed, the public access park will not be gated. Generally, it will be open on the perimeter and available to the public during typical park hours as would a regular public park.
Public access to the low-key trail will be located on the west side of Recker Road south of the homes on Ranier and north of Star Valley Street. According to the proposed plan, a few parking spaces are planned on the west side of Recker Road. Both Blandford Homes and members of the adjacent Red Mountain Ranch HOA indicated a desire to design the access as a low key area to limit the intensity of visitors any given time and to be sensitive to the surrounding homes in the area. The City has asked for a small parking lot, and some neighbors have asked for limited parking on Recker Road, rather than a formal parking lot. In the conceptual plans for the parking area, the applicant has attempted to balance the needs of everyone on that issue.
The applicant envisions that the trail will incorporate some sitting areas that highlight views to the mountains, and possibly ADA accessible trail areas. Landscaping is proposed along certain portions of the northern buffer area to help screen views to the property to the north. Originally, sections of landscape screening walls were proposed alongside the desert landscaping. However, the final design has not been completed. That will be ultimately be determined by the City, which will be responsible for the final design and operation of proposed public access park.
e. Traffic impacts on Recker Road.
Response: During construction, the applicant will consider limiting access at Recker Road where possible, although it will need the second access to promote efficient and safe circulation through the project. The applicant obtained a preliminary traffic analysis that suggests that Recker Road is far below capacity and that it can readily accommodate this project. Blandford Homes will be required to comply with the traffic engineering requirements of the City.
6
It is more likely that most of the residents will use the Thomas Road access because more units are located on the south half of the project. Preliminary data suggests that the Higley Road access to the Loop 202 Freeway from Thomas Road would be more convenient, which would increase usage of the Thomas Road access. The City of Mesa Traffic Engineering department will be able to address
f. Red Rock Park 1. A majority of the comments favored some improvements and shared usage. 2. The types of improvements – no consensus on the improvements: o Some wanted a perimeter barrier, others not. o Some wanted a pool, others not for cost reasons, and they have one at the club. o Several liked pickleball o Concerns with dogs running free o Many commented that the park was lackluster in design right now. 3. A small number do not want any agreement for use of the park or improvement of it. They prefer to keep it the same or similar to existing and desire low cost maintenance to keep HOA fees down.
Response: The project will be independent from the Red Mountain Ranch and will provide its own amenities in 3 of its own park-like amenity areas, in addition to its vast system of private trails and open space corridors and the adjacent public access park. Red Rock Park will continue to be separately owned by Red Mountain Ranch HOA.
The applicant is working with Red Mountain Ranch HOA on a proposed agreement. It is not required, but is being offered, in a way the applicant believes will benefit both communities. The preliminary idea would be for Blandford Homes to provide enhancements to Red Rock Park based on a list of improvements that are still being discussed. They include enhancements to the parking area, existing park facilities, and the introduction of new amenities. The improvements would include a pedestrian connection to Reserve at Red Rock at O . In exchange, Reserve at Red Rock would assess a maintenance fee on its own members to support funding for its fair share of the maintenance of Red Rock Park. Both communities would be able to use the park, but it would remain under the ownership and control of Red Mountain Ranch.
g. Use of the proceeds from the sale of public land – A few citizens commented on how the City of Mesa will allocate funds from the sale of the City property from the public auction. Suggestions included:
7
i. utilizing the funds to improve the public access park on the north end of the project;
ii. installing landscaped medians on Thomas Road to beautify that corridor; and
iii. allocating funds to parks and open space amenities in the general vicinity to benefit the local residents.
11. For public hearing notice, applicant will post two (2) 4’ x 4’ sign(s) on the property consistent with City standards. The sign(s) will be placed on the property on or before the Wednesday two weeks prior to the Planning & Zoning Board meeting in accordance with City requirements. A notarized document with attached photograph of the sign(s) will be submitted to the Planning Staff to be kept in the case file. Project Schedule:
Pre-Submittal July 3, 2019 1st Neighborhood Meeting October 1, 2019 Formal Submittal to City October 7, 2019 2nd Submittal November 11, 2019 2nd Neighborhood Meeting November 14, 2019 Presentation at the Red Mountain Ranch HOA Board of Directors Meeting December 5, 2019 Planning & Zoning Public Hearing January 8, 2020
HERE'S THE OFFICIAL HISTORY FROM THE STAFF REPORT
> On February 22, 1983, the property was annexed into the City of Mesa (Ord. #1682).
On May 2, 1983, the property was zoned Light Industrial (M-1) as part of the Red Mountain Ranch Development Master Plan (Case# Z83-034).
> On July 2, 2001, the City Council approved to rezone the property from Light Industrial (M-1) to Public and Semi-Public (PF). The property was zoned Public and Semi Public (PF) to reserve the property for a future park site. (Case# Z01-028).
PROJECT DESCRIPTION
Background: The subject property consists of three parcels totaling 136.7± acres that are owned by the City of Mesa.
> In May 2019, the City auctioned the land for private development.
The request is to develop 109.8± acres of the 136.7± acre site for residential development with the remaining 26.9± acres located along the northern property boundary to be reserved as open space for a public park.
There are two requests associated with the subject application.
- The first is a minor General Plan amendment to change the character area designation from Parks to Neighborhood (ZON19-00954).
- The second request is to rezone the property from Public and Semi-Public (PS) to Single Residence 6 (RS-6) Planned Area Development (PAD) and Single Residence 7 (RS-7) Planned Area Development (PAD).
The purpose of these requests is to allow the development of a 296-lot single residence subdivision on 136.7± acres.
The property is currently vacant, except a small section in the western portion of the site that is developed with a City of Mesa lift station. The City will retain ownership of this section of the property.
The Falcon Field Sub Area Plan was adopted by the City Council in 2007 to provide a planning policy document that is focused on the unique characteristics of the area including airport operations and strong business linkages to the airport.
> One of the goals of the plan is to ensure the Falcon Field Sub Area is an oasis of abundant, high-quality employment for professionals, technical experts, and highly skilled labor. Per the Falcon Field Sub Area Plan, there are over 10,000 employees within the boundary of the sub-area and there is a need for service-related uses such as restaurants and hotels.
Although the subject requests do not include any commercial uses, the increase in residential uses and population in the area will support the growing commercial establishments located south of the subject site, specifically along Recker Road (Falcon Field Sub-Area Plan, pg. 28).
Preliminary Plat
Section 9-6-2 of the Mesa Subdivision standards requires approval of all subdivision plats located in the City to be processed through four progressive stages.
> Review and approval of a preliminary plat is the second stage in the series of the progressive stages.
Per section 11-66-2 of the Mesa Zoning Ordinance, the preliminary plat is reviewed and approved by the Planning and Zoning Board.
> All approved preliminary plats are subject to potential modification through the City’s Subdivision Technical Review process, which is the third stage after approval of the preliminary plat.
The Subdivision Technical Review process considers the overall design of the subdivision and details, such as utilities layout, ADA compliance, detention requirements, etc. This process can sometimes result in modification to lot sizes and configuration and a reduction in the number of lots.
Compatibility with Surrounding Land Uses:
The subject site is adjacent to developed single residence subdivisions on the east side of Recker Road. There are Light Industrial uses (Nammo Talley) located directly adjacent to the northern side of the subject property. However, the proposed site plan shows a reserved 26.9± acres along the northern portion of the property to be used as a public access park and a buffer to the residential development. There is also a small industrial subdivision located adjacent to the southwest corner of the subject property. To provide a buffer between the limited number of homes to be developed in southwest area, the applicant has included a 25’ landscape tract which is an addition to the 35’ street for a total of 60’ between the property line and the nearest homes to this area. Overall, the proposed single residence subdivision will be compatible with the surrounding development and land uses.
Neighborhood Participation Plan and Public Comments
A Citizen Participation Process has been completed which included mailed letters to property owners within 1,000-feet of the site, as well as HOAs within ½ mile and registered neighborhoods within one mile of the site. The applicant held two neighborhood meetings, both of which were attended by city staff. The first meeting was held on October 1, 2019 and was attended by approximately 31 residents. The majority of topics discussed at this meeting included traffic, access to the site, the northern park area, access to the Red Mountain Ranch park and the construction timeframe for the project. The applicant conducted a second neighborhood meeting on November 14, 2019, which was attended by approximately 125 residents in the area. Many of the topics discussed and questions raised at this meeting were similar to the first meeting and centered around access to the site, the use of the Red Mountain Ranch park, traffic generated by the proposed development and allocating funds from the sale of the property for median improvements along Thomas Road. As of writing this report, staff has received emails from three residents. One resident inquired about the scheduled Planning and Zoning Board hearing date. The other two residents expressed concerns with increased traffic in the area and the locations of the proposed vehicular access points to the development. The applicant has provided a Citizen Participation Report that further details the outreach efforts to stakeholders in the area.
Page 8: STAFF RECOMMENDATIONS
Staff Recommendations:
The request for a minor General Plan amendment to change the character type from Parks to Neighborhood is consistent with the goals of the General Plan. The request for rezoning from PS to RS-6-PAD and RS-7-PAD is consistent with the Neighborhood character type and is consistent with the purpose for a Planned Area Development overlay outlined in Section 11-22- 1 of the MZO; Therefore, staff recommends approval of both requests with the following conditions of approval for Case# ZON19-00806:
Conditions of Approval for ZON19-00806;
1. Compliance with the City of Mesa Zoning Ordinance; except the design standards modified in Table 1 of the staff report. 2. Compliance with all requirements of the Subdivision Regulations. 3. Execute and comply with the Development Agreement. 4. Compliance with all City development codes and regulations. 5. Dedicate the right-of-way and easements required under the Mesa City Code at the time of application for a building permit, at the time of recordation of the subdivision plat, or at the time of the City's request for dedication, whichever comes first. 6. Owner granting an Avigation Easement and Release to the City, pertaining to Falcon Field Airport which will be prepared and recorded by the City (concurrently with the recordation of the final subdivision map or prior to the issuance of a building permit). 7. Written notice be provided to future property owners, and acknowledgment received that the project is within 1.25 miles of Falcon Field Airport. 8. Provide a 4-foot x 4-foot sign at the entrance to the sales office for this development, with notice to all prospective buyers that the project is within an Overflight Area for (Falcon Field Airport or PMGA) as specified in Section 11-19-5 of the Zoning Ordinance. 9. Prior to the issuance of a building permit, provide documentation by a registered Professional Engineer or registered Professional Architect has certified that Noise attenuation measures have been incorporated into the design and construction of the buildings to achieve a noise level reduction to 45 db as specified in Section 11-19-5 of the Zoning Ordinance. 10. All final subdivision plats shall include the following notice: “This property, due to its proximity to Phoenix- Mesa Gateway Airport, will experience aircraft overflights, which are expected to generate noise levels that may be of concern to some individuals.”
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1 Call meeting to order.
2 Review items on the agenda for the January 8, 2020 regular Planning and Zoning Board Hearing.
3 Conduct a public hearing on the following General Plan Ammendment:
Item 3-a
PZ 20011 ZON19-00954 District 5.
Within the 5600 to 6000 blocks of East Thomas Road (north side) and within the 3600 to 4000 blocks of North Recker Road (west side). Located north of Thomas Road and west of Recker Road.
(109.8± acres).
Minor General Plan amendment to change the Character Type from Parks to Neighborhood.
This request will allow for the development of a single-residence subdivision.
Desert Vista 100, LLC, applicant
City of Mesa, owner.
Planner: Evan Balmer
Staff Recommendation: Approval with conditions
4 Planning Director's Updates.
a. Update on proposed text amendments.
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ITEM DETAILS:
| File #: | PZ 20011 |
| Type: | PZ General Plan | Status: | Agenda Ready |
| In control: | Planning and Zoning Board - Public Hearing |
| On agenda: | 1/8/2020 |
| Title: | ZON19-00954 District 5. Within the 5600 to 6000 blocks of East Thomas Road (north side) and within the 3600 to 4000 blocks of North Recker Road (west side). Located north of Thomas Road and west of Recker Road. (109.8± acres). Minor General Plan amendment to change the Character Type from Parks to Neighborhood. This request will allow for the development of a single-residence subdivision. Desert Vista 100, LLC, applicant; City of Mesa, owner. Planner: Evan Balmer Staff Recommendation: Approval with conditions |
| Attachments: | 1. Vicinity Map, 2. Staff Report, 3. Site Plan, 4. Landscape Plan, 5. Narrative, 6. Citizen Participation Plan, 7. Citizen Participation Report |
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54-Page Narrative
*NOTE: ALL IMAGES LOCATED WITHIN THIS PAD ARE INTENDED TO CONVEY DESIGN
RESERVE AT RED ROCK
M i n o r G e n e r a l P l a n A m e n d m e n t , R e z o n i n g
Preliminary Plat and Site Plan Review
PROJECT NARRATIVE
OCTOBER 7, 2019
REVISED: NOVEMBER 8, 2019
> Applicant / Developer Desert Vista 100, LLC (Affiliated with Blandford Homes)
Tom Lemon
3321 East Baseline Road Gilbert, Arizona 85234 480.892.4492 tlemon@blandfordhomes.com
> Legal Representative Pew & Lake, P.L.C. Sean B. Lake
1744 South Val Vista Drive, #217 Mesa, Arizona 85204 480.461.4670 Sean.Lake@pewandlake.com
Planning/Landscape Architecture
Norris Design Alan Beaudoin
901 East Madison Street Phoenix, Arizona 85034 602.254.9600
ABeaudoin@norris-design.com
Civil Engineer
WOODPATEL Daniel Matthews, P.E.
1630 South Stapley Drive, #219 Mesa, Arizona 85204 480.834.3300 dmatthews@WoodPatel.com
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ADDITIONAL INFORMATION
Phasing Reserve at Red Rock is anticipated to be developed as a single phase, but there may be phasing of plans to allow model homes and some production homes to get C. of O.’s prior to final completing of all the improvements.
Ownership + Maintenance
All private streets, common areas, and private onsite improvements, including for example, perimeter walls, landscaping, and recreational facilities located within the Reserve at Red Rock community will be dedicated to a Homeowners Association (HOA), or similar, which will administer their ownership and maintenance.
Public roadways and utilities will be maintained by the City of Mesa and the corresponding utility provider, respectively.
Community Outreach
In the past several months, the applicant has met with nearby property owners and associations and responded to citizen questions.
Since the Property is the subject of a City public land auction, it has been important to Blandford Homes to invest in community outreach, specifically with the Property’s adjacent neighbors.
Full documentation and details are provided in the Citizen Participation Plan included with this submittal.
Blandford Homes has met several times with representatives of Nammo Talley, the neighbor to the north, to discuss the proposed Reserve at Red Rock development and to explore options for mitigating respective adjacency concerns. Sound studies, air quality testing and soils testing have been performed in conjunction with Nammo Talley. All studies and testing preformed thus far, have concluded that the adjacent use will have minimal impacts on the Property and levels identified are below residential remediation levels and typical ambient background levels.
Noise testing was performed on the Reserve at Red Rock property and at the source and the findings concluded that the noise is within (below, less than) the acceptable limits for residential development.
The provision of the approximately 28.2 acre open space buffer, as discussed in the Planned Area Development section of this narrative, will assist with sound mitigation and provide additional separation between the uses.
Furthermore, in response to conversations with Nammo Talley, Blandford Homes is discussing constructing a sound mitigation wall on Nammo Talley’s property, separate from this application.
This wall will require approval of the adjacent property owner and will not be subject to this PAD.
Based on preliminary studies, the wall height will vary and will be determined by the area’s topography. It will be constructed in accordance with sound and structural engineering standards. Again, it is noted that even without the noise wall, sound studies indicate the noise levels are within acceptable standards for residential development. In addition to community outreach with Nammo Talley to the north,
Blandford Homes has had meetings with representatives of the Red Mountain Ranch Owners Association regarding the future residential development and the evolution of the Red Rock Park. Blandford Homes has met with the Red Mountain Ranch Association to initiate discussions about a potential Use Agreement for the Association’s private Red Rock Park, whereby the new development would make mutually desired capital improvements to the park. The agreement would also put the mechanism in place for an ongoing operations and maintenance contribution from owners in the new Reserve at Red Rock community as part of their HOA dues.
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Page 47 > CONCLUSION
Reserve at Red Rock is envisioned as a resort-lifestyle gated residential community designed with an awareness and appreciation for its unique desert environment and mountain views. Blandford Homes has established itself as a high quality builder that is known for its thoughtful design, superior craftsmanship, attention to detail, and commitment to customer service. Blandford Homes’ existing local communities exemplify distinct neighborhood design, generous open space amenities, and inviting architectural design that help create vibrant communities that endure over time. Attention to detail and commitment to creating great places to live is the continued driving force behind the Blandford Homes’ team, and Reserve at Red Rock is envisioned as the best of the best. Based on Blandford Homes’ and the Project Team’s extensive place making experience, this PAD is crafted to ensure the development tools put forth will allow both short term and long term success for Reserve at Red Rock.
The applicant looks forward to working with the City of Mesa to bring this quality new project to fruition. ________________________________________________________________________________
INTRODUCTION - starts on page 9
RESERVE AT RED ROCK is a new vision for the approximately 136-acre Property located at the northwest corner of Recker Road and Thomas Road. (See Exhibit 1 | Context Map) The Property, currently owned by the City of Mesa (“City”), consists of three contiguous parcels (APNs 141-39-001N, 141-39-001P, and 141-39-001M) and the existing dedicated Star Valley Street right-of-way. The Property was placed up for auction through a public process on March 21, 2019, and Blandford Homes (Desert Vista 100, LLC) was the highest bidder. It is Blandford Homes intent to design, build, and create a high quality resort style residential master planned community in this great northeast Mesa location.
Development Requests As part of the auction and acquisition process, Blandford Homes requests City of Mesa Approval of the following: • Minor General Plan Map Amendment from Park to Neighborhood (+/- 109.8 acres); • Rezoning from Public and Semi-Public (PS) to Residential Single Residence RS-6 (+/- 35.5 acres) and RS-7 (+/- 74.3 acres) with a Planned Area Development (PAD) Overlay; • Preliminary Plat; and • Site Plan Review
Project Overview Reserve at Red Rock is envisioned as a high quality, gated, resort- lifestyle residential community with a desert contemporary aesthetic. The main design objective is to celebrate the natural desert setting and create opportunities to appreciate the surrounding mountain views of Red Mountain and distant Camelback Mountain and the McDowell Mountains. The proposed Conceptual Development Plan proposes dramatic gated entrances, single-family detached homes, neighborhood recreational amenities, and a network of common area open space and trails that weave through the community. The community was designed to work with the existing terrain and to preserve the two existing jurisdictional delineated washes onsite, minimizing the impact and disturbance to the natural environment and incorporating the beauty of the desert in the overall theme for Reserve at Red Rock. The Conceptual Development Plan includes three (3) lot sizes ranging from approximately 5,600 square feet to 9,100 square feet, similar to the lot sizes and density of the adjacent Red Mountain Ranch Community located to the east. Special attention was taken during the design process to create as many premium home sites as possible, backing to open space and taking advantage of the natural desert setting and mountain views. The residential density for the 136-acre site is projected to be up to 2.5 dwelling units per acre. The Conceptual Development Plan for Reserve at Red Rock provides three (3) interconnected neighborhoods, open space programmed with walking trails and three (3) recreational amenity areas. The amenity areas, each designed to provide unique offerings, are strategically located to provide community gathering areas that are easily accessible to all community residents. The primary amenity area will be the centerpiece of the community with gathering spaces, sports courts, and a clubhouse with pool oriented to capture views of Red Mountain to the northeast. The northern approximately 26.6 acres is proposed to be deeded back to the City of Mesa as a perpetual City owned Public Access Park. In discussions with the City Park’s Department, it is our understanding that this area could include an approximately one and a half mile trail loop, ADA Sonoran Desert garden experience, and multiple trail overlooks. Approximately 48.8% of the 136-acre site is planned as open space that will include amenity areas, community entries, wash corridors, the proposed public access park, and landscape setbacks along the adjacent roadways. Vehicular access into the Property is provided by way of two gated entries, one off Thomas Road to the south and one off Recker Road to the east. The community entries are substantial in design and scale, announcing the arrival into the Reserve at Red Rock community and setting the tone for the design intent of the development. Red Rock Park, a private park owned and maintained by the Red Mountain Ranch Owners Association is located on the eastern edge of the Property. Blandford Homes is in ongoing discussions with the Owners Association to determine “if” and potential terms for an agreement can be reached between the parties that could benefit both the residents of Red Mountain Ranch and the proposed new community. Preliminary discussions are exploring the potential for a “shared use agreement” whereby the developer will make and/or pay for improvements to the park, desired by Red Mountain Ranch residents, and then put the mechanisms in place for the residents of the new community to use the park and make ongoing contributions (e.g. dues, fees) for maintenance of the park. These discussions are in progress, with further information to follow as available. It is noted that Reserve at Red Rock will be a stand-alone HOA that will not be part of, nor merged into, the Red Mountain Ranch Owner’s Association.
Page 19 > Proposed Housing Design
The design of the proposed homes in Reserve at Red Rock will meet or exceed the guidelines set forth in the Mesa Residential Development Guidelines. The proposed preliminary plans include three floor plan series or “collections”: 40’-Vintage, 45’-Heritage, and 50’-Artisan on the respective 50-foot, 60- foot, and 65-foot wide lots. While specific designs are to be finalized, Blandford Homes intends on offering single family homes that are of enhanced architectural quality. Preliminarily, Blandford Homes is proposing to offer twelve (12) different floor plans ranging from 1,200 - 5,200 square feet, with five (5) to six (6) different elevations per floorplan, providing significant diversity and variety. Home designs will draw from contemporary design seen in Blandford’s other communities, with special features tailored to Reserve at Red Rock. Consistent with Mesa’s guidelines, the homes will have coordinated architectural elements that will create a unique and attractive streetscape and community look. The housing design will embody a sophisticated expression and demonstrate an awareness of the desert climate. The exterior elevations will have four-sided architecture with authenticity in the quality of exterior materials and details. Articulation and details on particularly the front elevations will include trim, popouts, recessed openings, overhangs, and massing that create visual interest. The combination of fenestration, proportions of building elements, exterior veneers, and variations in the building form and roof line will break-up the vertical and horizontal planes for an enhanced appeal.
Page 31 > Environmental Sensitivity
The Conceptual Development Plan for Reserve at Red Rock provides a layout and design that celebrates and integrates the natural features of the project site, including topography and two (2) jurisdictional washes. It is noted that some areas of the site are already disturbed as a result of the graded access to the lift station and underground utility improvements, as well as incidental activity that has occurred on the site over the years. However, a significant amount of natural features remain, which have been thoughtfully integrated into the overall Development Plan. Given that this project intends on incorporating a distinct resort lifestyle environment, some non-native plant material and design features, primarily focused at the entries and amenity areas, will be introduced to the site. The rest of the site will include native desert plantings and the preservation of onsite material, where feasible. Multiple landscape zones will be implemented into the design, softening and blending the more organized, structured landscape of community gathering areas with the natural desert that will remain. Development characteristics will be carefully designed to accent, not dominate the inherent beauty of the natural desert environment, the overarching goal being to maximize the value to the future residents and surrounding community.
Page 35 > SITE CONSTRAINTS JUSTIFICATION
In further support for the above deviations, the Property contains a variety of unique constraints that make it more difficult to comply with regulations as compared to other sites with similar zoning. The northern portion of the site has an unpaved public right-of-way (Star Valley Street) with underground utilities that leads to a City owned and operated lift station. The lift station services properties beyond the site. The property line is notched out at Recker Road at the center of the Property for a private park that is owned by the adjacent HOA. That narrows the developable space between the park and wash, which creates challenges in developing a cohesive and orderly street pattern and lot layout. Natural features pose constraints to development, such as the floodplain and jurisdictional delineated wash that crosses through the middle of the site at an irregular angle. This limits the options for development and increases costs to connect the eastern and western portions of the site. Further, the site has sloping conditions, and in many places, shallow bedrock, which pose additional limitations and costs to development of utilities and buildings. Notwithstanding the variety of constraints, the design team has worked around every issue to provide a compelling community design. After performing a thorough analysis of the unique conditions, the project designers created the proposed plan in a manner that goes above and beyond Zoning requirements. Generous buffers are provided to promote compatibility with surrounding uses, significant open space areas are integrated into the plan, and internal active open space amenities enrich the lifestyles of future residents. As submitted, the proposed development tastefully adapts to the site conditions and is designed to celebrate and enhance its natural beauty.
DOCUMENT CONTENTS
SECTION 1 INTRODUCTION 1
Development Requests
Project Overview
Existing Conditions
Site Location + Surroundings
General Plan + Zoning Designations
SECTION 2 COMPLIANCE WITH THE GENERAL PLAN 9
Neighborhood Character Area
Consistency With Falcon Field Growth Area
Suitability With Surrounding Land Uses
Compliance with the General Plan
SECTION 3 PROPOSED PLANNED AREA DEVELOPMENT 15
Permitted Uses
Density + Lot Design
Proposed Housing Design
Project Design Theme
Open Space + Landscape Design
Community Entries + Arrival
Trails + Amenities
Walls
Signage
Landscape Plan
Buffers + Transitions
Environmental Sensitivity
Site Access + Circulation
PAD Development Standards
SECTION 4 PUBLIC UTILITIES + SERVICES 37
Utility Providers
Water
Wastewater
Schools
Drainage
Roadway Improvements + Abandonment
SECTION 5 ADDITIONAL INFORMATION 41
Phasing
Ownership + Maintenance
Community Outreach
SECTION 6
CONCLUSION 45
INTENT AND ARE CONCEPTUAL IN NATURE.
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INTRODUCTION
