New Changes Include Larger Lots, Buffer and Trail Access
By Karen Goveia
[email protected]
Plans for Taylor Morrison’s proposed single-family master-planned community near the Sonoran Preserve along Sonoran Desert Drive passed its first major hurdle when two City of Phoenix advisory committees greenlighted the land rezoning request by the developer, sending the project to the City’s Planning Commission for consideration.
The privately owned property near the popular Apache Wash Trailhead surrounded by State Trust Land requires approval of a zoning change with the City of Phoenix from S-1 (low density farm or residential uses) to PUD (Planned Unit Development). [See “Plans for Master Planned Community” Valley Vibe, February 2022.]
VALLEY VIBE GRAPHIC
Plans for Verdin, first introduced as a 1,420-home development on a privately owned 473-acre parcel between the Sonoran Foothills Community and Cave Creek Road, has been met with some opposition from area residents and members of the Phoenix Mountains Preservation Council and a group named “Save our Sonoran Preserve” due to the project’s density and its impact on the recreational activities and wildlife in the Sonoran Preserve, along with increased traffic in the area.
On the flip side, letters in support pointed out the density is reasonable for the area and the ability for the new development to provide much needed additional housing in the burgeoning area.
New Changes
At its March meeting, the North Gateway Village Committee recommended approval “as is” without any additional conditions, but the builder’s legal representative, Susan Demmitt, of Gammage & Burnham presented a handful of revisions on behalf of the developer at the Desert View Village Committee meeting in April, stating “There’s been a real sense that this piece of property needs to be treated a little differently… we’re setting a precedent for what comes after us.”
1. Reduction in density.
Taylor Morrison has agreed to reduce the number of allowable units by 12 percent under the original proposal, lowering the number from 1,420 homes to 1,250 homes.
2. Elimination of small lot sizes.
The small lot category previously allowed for some of the lot sizes to range as low as 3,000 square feet, which the developer deemed not an appropriate fit, Demmitt said.
3. Habitat buffer.
An additional 25-foot open space transitional buffer along eastern portion of the property line will be maintained as native habitat.
4. Public access.
A permanent easement will be put in place along the Mesquite Wash trail corridor.
The proposal was approved by the Desert View Village Committee with stipulations including completion of a traffic-impact study. If approved by the City’s Planning Commission, it will then go before City Council (see dates below).
Earthwork could begin as early as fall 2022, with lots ranging in size up to a third of an acre in gated and non-gated neighborhoods within the community governed by its own homeowner’s association. Planned community amenities include a private community center and outdoor recreation facilities, including a pool and sport courts, open space and a trail system with connections to the Sonoran Preserve.
Be Heard
Phoenix Planning Commission Hearing
6 p.m., May 5
Info on attending the meeting in person or virtually:
www.phoenix.gov/cityclerk/publicmeetings/notices
Phoenix City Council Hearing
2:30 p.m., June 1
Info on attending the meeting in person or virtually:
www.phoenix.gov/cityclerk/publicmeetings/notices