Developers are, by nature, an optimistic group. Even simple and straightforward building projects can sometimes take years to move from idea to ribbon cutting.
Nothing says “developer optimism” like a master plan. The time and financial investments to walk a multi-project vision from proposal through entitlements and approvals, development team assembly, design and execution are daunting. It’s a years- sometimes decades-long gamble as to whether the economy, growth and popularity of a targeted area will hold long enough to realize a return.
Three master plans floating around various jurisdictions – all considered outlining areas to one degree or another – show developers are still willing to take the long road in a hot market where the simple quick flip is a target for many.
Stonegate East
Planning firm Paradigm Land Design LLC, representing owner W Holdings, LLC, went before the Marana Planning Commission seeking to rezone 165 acres of land east of I-10 and slightly more than a mile north of Tangerine Road from Transportation Corridor to a mix of single- and multifamily residential.
The Stonegate East preliminary development plan looks to build multifamily on 10.2 acres and a combination of single-family properties with lots ranging from 4KSF-5KSF for a total of 777 residential units. Taken all-together, the gross density would total 4.7 units/acre.
The area under the rezoning request is part of a greater Stonegate Master Plan, including a portion of the Rancho Marana Specific Plan and the Tortolita Shadows Specific Plan that dates back to the summer of 2012. According to the planning staff, “The Stonegate Master Plan will result in the construction of infrastructure including roads, utilities and drainage necessary for development east of I-10.”
Included in the proposal is a five-acre community park and several other park/open space area amenities. Assuming the project gets to the platting stage, the park component will be reviewed against Marana’s recreational area standards, and “Parks, trails, and paths will be coordinated within the larger planning area to ensure seamless connectivity not only within Stonegate, but also with the adjacent Mandarina project to the south.”
Because some of the blocks in the preliminary development plan extend past the rezoning area boundaries and overlap with Tortolita Shadows and Rancho Marana, staff and the developer coordinated to look at a minor amendment to both areas conceptual land use plans. If implemented, Marana would be able to process the final plats according to the intended layouts in the master plan and avoid conflicts and divisions at the various boundaries.
In reviewing the requests, planning staff found the development to be compatible with the surrounding area and existing uses. They recommended the proposal for approval with standard conditions, including the implementation of appropriate water, sewer, roadway and other infrastructure development. This includes the development of Adonis Road as a four-lane divided roadway within the development and south to Mandarina Blvd.
Borgata at San Tan
In Pinal County, Iplan Consulting is representing a request from Borgata Ventures LLC & SkyHi Holdings LLC to remove nearly 100 acres of commercially zoned land from the San Tan Heights Planned Area Development and allow rezoning from General Business to a combination of General Commercial, Multiple Residence and Single Residence that would result in several apartment/condo developments, one single-family residential development and commercial uses. If approved, the PAD would decrease from 1,863.6 acres to 1,763.9 acres.
Under the proposal before the Pinal County Planning and Zoning Commission, Empire Group would construct 287 Build-to-Rent homes. Other aspects would include 113 townhomes, 263 single-family properties and two commercial parcels.
A wide range of potential uses for the commercial portion are permitted under the Pinal County Development Services Code, including restaurants, office, entertainment and recreation facilities, government structures (fire stations, public safety, etc.), hotels, healthcare, light industrial, retail and self-storage.
Development of the plan’s various phases will be dictated by market conditions, and some or all phases may be built concurrently, according to the submission.
Open space will feature prominently in the site’s amenity features, and the owners have developed an open space and recreation plan to guide implementation. In the residential portions, three primary neighborhood parcels have been established, and each will have its own approach to delivering recreational amenities.
In the multifamily component, the developers envision a clubhouse, fitness center, resort-style pool and spa, lawn game area and dog park. The townhome segment will also have a resort-style pool, pool building, “tot lot” play area, and a turf area for field sports. Key to the traditional single-family portion will be a central neighborhood park with a “tot lot,” barbeque area, ramada with seating and a turf area for yard games and field sports.
The Commission will hold a hearing on the proposal later this month.
The Trailhead
Given the extent and pace of development in West Valley cities, it may seem surprising to some how much area is still available for master-planned development.
In Peoria, for example, The Pederson Group has requested a general plan amendment and rezoning of 39 acres at the NEC of Happy Valley Road and 83rd Avenue to develop The Trailhead, a mixed-use master plan that will feature a 336-unit multifamily component, a 131KSF retail center and non-denomination religious/worship facility. The site is currently zoned as a mixture of agricultural, suburban ranch and Planned Community District.
According to the submitted project narrative, The Pederson Group’s guiding vision is the development of an upscale retail center in a thriving growth area. “This center will bring restaurant and specialty retail uses to the immediate trade area which is experiencing tremendous residential growth,” it says. “The proposed commercial development will serve as an identity anchor and destination for the surrounding residents. The mix of dining, retail, and other daily services will be strategically clustered to concentrate usable outdoor spaces and maximize the site’s access points. In addition to the retail center, the project will also include a horizontally integrated multifamily residential component and a non-denominational worship center. These uses will be developed and operated by separate entities; however, The Pederson Group is entitling the property to include all of these uses to ensure a cohesive mixed-use development.”
Planned amenities are designed to feature nearby Sunrise Mountain as a central component and include significant open space, a splash pad, on-site trail connections and other hiking amenities. The plan also includes enhanced pedestrian connectivity, public art, and community gathering spaces.
The Peoria Planning and Zoning Commission heard the proposal April 7th. As of April 11th, meeting results and minutes had not yet been made available.
1 Comment
From a developer’s standpoint, adding more homes, businesses, etc., sounds great (more money in their pockets). But as a resident of this state, I have many concerns – mostly regarding the availability of water for additional communities. WHY add to the ever-growing water problem we already facing?