By Roland Murphy for AZBEX – BEXCLUSIVE
The Maricopa Planning and Zoning Commission recently discussed a plan to establish Murphy Park, a 481-acre master-planned community south of Steen Road and Murphy Road.
Developer Emmerson Holdings LLC is requesting a major General Plan amendment and Planned Area Development rezoning to enable the project’s development.
According to the submitted narrative, “The first request seeks a Major General Plan Amendment (“GPA”) to change the existing split land use designations of Medium Density Residential (MDR), Master Planned Community (MPC), Low Density Residential (LDR) and Open Space (OS) to an overall Master Planned Community (MPC) land use. The second companion request seeks to rezone the overall approximate 481-acre property for a new PAD (“Planned Area Development”) zoning district.”
The proposal seeks to develop a mix of residential, business park and employment uses in an area that can accommodate large-scale employment opportunities and add to housing diversity. “The synergy of recreational amenities, housing, and employment within the Project creates an ideal environment to live, work and play, contributing to reduced traffic and providing the opportunity for residents to both live and work in Maricopa,” the narrative says. Planned employment uses include office, storage, light industrial, data centers, distribution, laboratory and manufacturing.
The proposal addresses multiple components related to goals under the General Plan. In terms of balancing employment and residential opportunities, Murphy Park is planned to add to live/work/play options within both the plan area and the overall community.
The final plan, according to the narrative, will work to enhance compatible land uses and minimize conflicting ones. Specifically, “this project has established adequate buffers and transitions that include open space and landscaping along perimeter roadways and between land uses of differing intensities within the Project. Existing buffers are currently in place to the east and west, consisting of the approximately 130’ wide canal adjacent to the Project’s eastern property boundary and the approximately 300’ drainage channel planned adjacent to the Project’s western property boundary. Additionally, the Arden Trails community to the east, formerly known as Hartman Ranch, will be required to build a large perimeter wall east of the East Main Canal, which, in combination with the perimeter walls required for Murphy Park, will provide a 130’ buffer with large walls on either side. The existing perimeter buffering in combination with the appropriate building setbacks and perimeter walls provided mitigate impacts to neighboring areas.”
Emmerson also plans to hold regular meetings with both the Ak-Chin and Gila River Indian Communities to work out any potential land use compatibility concerns or transportation plan issues as the project moves toward development.
Housing under the plan will have a maximum density of 10 units/acre, which the developer says will provide the opportunity to create several types of “diverse and attainable” housing. The PAD zoning will allow for higher-density residential uses should eventual market demand and opportunity warrant them.
As both a goal of the master plan and a value-adding component of the eventual development, the proposal pledges to maintain a focus on trails, open space, recreational areas and linkage between the various uses as part of the design and development stages.
Planned open space will include open corridors, common amenity areas and trail connections. Entrance features, park/recreation/amenity areas will ultimately be owned and maintained by a homeowners’ association.
The final land use matrix has not been set yet. According to the submittals, employment uses will be toward the south end of the property and east of Murphy Road and could total anywhere from 80 acres to 401 acres. The business park area will be north of the employment and west of Murphy and could be omitted entirely or range up to 240 acres. The residential portion will be situated north of the employment area and could be between 80 and 401 acres.
The proposal repeatedly stresses Maricopa’s need for increased diversity in its housing supply and how Murphy Park will help to address that need. “Murphy Park will provide a diverse, affordable and high-quality housing solution to the lack of housing diversity that is especially found in the eastern portion of the City of Maricopa, where it is especially needed given that is the logical employment hub and its proximity to Casa Grande and the future transportation corridor of Sonoran Desert Parkway to I-10.”
The developer is Maricopa 480 Partners, LLC c/o Emmerson Holdings, LLC. The project is represented by CVL Consultants. No hearings or City actions are currently scheduled.
