Apache Junction approves Superstition Vistas 27,440-unit master plan framework

like to call the meeting of the city council work session to order roll call please mayor wilson here vice mayor rizzi president council member biggs here council member evans here council member grandma here council member nesser president council member schroeder here you have a quorum your honor thank you and we will decontaminate the phone afterwards right okay agenda item a presentation discussion by patrick brown of dr horton and company and by andy barron of abl a on cases p 21-50 mpc and p2151 mpc regarding the proposed rezoning of approximately 8089 acres from general rural low density single family residential rs gr to master plan community zoning to facilitate the development of an eight development units consisting of residential commercial industrial usages the eight thousand eighty nine acres is made up of two parcels the first is approximately two thousand seven hundred and eighty three acres of land auctioned by the arizona department of arizona state land department messed them up here on november 4th 2020 where dr horton was the winning bidder and the auction property case number p 21-50 mpc and the second parcel consisting of approximately 5 306 acres which is being retained by the arizona state land department for future disposal the retained property case number p 21-51 mpc property is generally bounded by baseline avenue on the north to frye road alignment on the south and from meridian drive on the west to the central arizona project canal on the east sydney [Laughter] sydney can kick it off there he thought if he stayed back there in the back nobody had seen i'm trying to hide i know good evening mayor council for the record sydney rice planner on staff as you remember on 9 20 uh city staff gave a presentation and overview of the mpc documents tonight the applicant will give an overview and then go into a little bit more detail regarding the npc documents i'm going to pass this to andy barron thank you [Laughter] mayor members of the council patrick brown vp of land for dr horton the address is 20410 north 19th avenue we are very excited to be here in front of you guys and share all the countless hours of work that our team has done your team has done it's been an incredible process to be honest with you so we're going to go through quite a bit of detail about superstition vistas how we got here and what the plan is for the future growth so as you know superstition vistas is 275 square miles of state land trust uh it's comparable in size to mesa chandler tempe and gilbert combined it's just massive the state trust land is not public land it is owned by the state and has managed it for the endowment of predominantly uh schools uh as well as mining is how it was set up so where the black line property shows all of what the superstition vistas encompasses what we're here to talk about tonight is both the auction property and the retained property that were going the process of annexing as well as creating npc zoning on as well as a number of other things again superstition vista is owned by the state trust land and is the primary beneficiaries for arizona schools so had to say that twice to be abundantly clear as many folks don't understand the intent and the purpose of it but it's all great because it just helps us get more schools built and uh and it's it's it's so i don't think anything else on that one so but it's overall great for the economy uh for arizona it was set up to help for growth and plan for future development as you're going to see here this has been a tireless process we've worked with a number of institutions as well as there's been planning efforts that's been going on on the superstition vistas for over 15 years everyone from mag to queen creek to the state to city of mesa to mesa gateway airport we've met with every individual in this group that you see here plus more it's been a long public outreach to make sure that we understands everyone's interest and that it's all aligned which we are pleasantly surprised to say that everyone is very supportive of the project that we're presenting in front of you what's unique about this project versus any other project i've done from a big master plan is within the city of apache junction there's a number of districts that play an integral part of this development you have the city of apache junction the cfd superstition mountains community cfd the apache junction unified school districts who we've met with we have a superstition fire medical as well as the apache junction water district and every entity that you see here has a separate development agreement that goes along with it thanks to joel and his hard work as well as the attorneys we are very excited to say that we have our agreements in place to be served by all of these as i said that there is a tireless effort from outreach as well as a lot of vision has been going on in the superstition vistas area for years uli has been running different planning efforts out here for many many years we've met with east valley partnership which is a major player out here we've met with resolution copper the pinal partnership as well as srp for everything from water use to power and electric for the site again here's the overview of superstition vistas now we are very excited what what started with brookfield residential was an applicant with the arizona state land department and what the state statute allows for is that every land has to be sold by state trusts with the highest and best value but what's also in there is a qualification piece so we were able to actually the state set up that before you could submit a bid on this project you had to demonstrate that you had the expertise to deliver large-scale master-planned communities as well as the financial capabilities to make sure that they come to life and that's what should make the city of apache junction as well as the districts very excited that we are we were selected because we were not only qualified as well as we could pay the highest amount possible it's a very unique auction but i think it sets the stage for a lot of success there's been a ton of work as mentioned by a lot of great people many of our still are still very involved and the only way you plan great master plan communities is by the team you create and we are so proud of the team that we've created starting with brookfield residential our partner and part of the property is you'll learn about du development unit plan number two the arizona state land department and all of their trust in our abilities to deliver a world-class project as well as the city of apache junction we're all one big team we can't forget the amazing planners and engineers and even attorneys that work tirelessly to make sure that this vision becomes a reality so who is dr horton i'm sure many of you have seen our signs but we're known as america's builder over the past 19 years no other builder has delivered america's dream to more families we've delivered more than 830 000 homes in the past 19 years that's remarkable you don't have this kind of success without a diverse amount of product and focusing on all segments of the market from entry level to estate homes as well as apartments we have our own apartment brand and our own dhi commercial so you will see all those brands delivered upon superstition vistas what i think is lost in kind of the description there is what dr says himself it all starts with community you can't sell something if people don't want to live in it our team is uber focused on making sure that superstition visas gels into this community of apache junction we offer any of you guys to come out to any one of our communities we'd love to tour you and be your host as we're very excited about what we do and i think we do it better than pretty much almost anyone else the last thing i'll leave on on dr horton's is we take extra special pride in our master plan communities the scales of these the scale of these projects allows us to offer really unparalleled amenity experiences and theming throughout the life of these projects they often evolved the community changes the needs change and that is why it's so vital to put these mpc zoning on the property it allows us as well as our partners the ability to move at a seconds notice to what the demand of the market is as you can tell i'm pretty excited about this project or you should tell i'm pretty excited about this project uh we've been bragging as a division to both the regional and corporate team that this is going to go down as our favorite master plan community not only in arizona but in the entire communi entire country and dr himself would tell you right now that he is loves this project and asks about it every time on i'm on the call when's it going to get built when are we moving dirt i mean i constantly get asked by how are we doing and i don't get asked by many projects but this one he's especially very interested in so it's pretty cool when the owner of the company is that invested as well our partners brookfield residential as i mentioned they were the original applicant they it was kind of their brain child with karen taylor robson's as well as some of their attorney to do something unique to be able to bring a big enough project to to the market that it delivers the scale that you can do something really really cool they are leading land developer in north america they have two world-class master-planned communities one about a mile and a half to the west of this property called eastmark i can tell you we are super excited for probably the past five years they've been in the top 25 math best-selling master plan communities in the entire country and we think that that same growth is coming to apache junction as they're virtually sold out of lots out there brookfield properties is a 80 billion capitalized company with assets from new york to all around the world so very capable of delivering world-class communities and have the and we're just can't be more thrilled to have their team as part of ours with that i appreciate everyone's time obviously a little nervous but super excited to be up here and i'll turn it over to andy barron to really walk you through kind of the nuts and bolts of what the mpc document is and some of our thoughts on on what we're about to deliver here thank you thank you thank you patrick mr mayor members of the council my name is andy barron abla 310 east rio salado parkway tempe arizona so as patrick said i'm going to walk you through the mpc documents this evening but i first wanted to start by talking a little bit about master planning the city has a fantastic tool with the mpc zoning and that gives us a vehicle for us to be able to forward plan a community of this scale and when we talk about something of this scale we have to realize that while we're entitling 27 000 units of residential and over 10 million square feet of non-residential that won't occur just in a period of a couple of years so we have to have tools in our toolbox to be able to do that and that's what these npc documents provide as a framework for us to be able to look into the future and have a vehicle to plan for those uh those the scale of a project like that so with that being said i'll kind of jump into this a little bit um this gets into the global context i think we all kind of know where we're at at this point you can see on the south side or i guess planned bottom the future sr 24 alignment we're bound by the central arizona project canal here and then obviously meridian road on the west side and this just kind of gives a view of the context of what's in and around the area you can see that it's largely developed to the west of us eventually the future expansion across the cap canal for additional areas of superstition vistas to come so you'll note in the document that there's references to different pieces of the project itself the site which is reference to the entire approximate 8 100 acres of land we also have references to the auction property which then segments it into a smaller piece of property but creates ultimately a separate document which is the npc for the auction property and then secondarily we split it agend further into another property for the retain property which is a slightly smaller npc document and i'll get into the details of what the differences are on those documents here as we get further into the presentation so one of the things that patrick had indicated is obviously with purchasing the property one of the obligations was to entitle it so in that process we have a commitment to annex the property to do two development agreements for the property establish the mpc zoning and then in that process we've also formed cfd districts for utility improvements and infrastructure improvements so as we had indicated and patrick did a good job of teeing that up the auction property has been divided into two development units and when we get into the retained property you'll see an additional five more or six more development units in that property what's colored up here is development unit one on the left is dr horton and development unit 2 on the right will be brookfield and generally the acreages is split in half and that's kind of what's represented here on the graphic one of the processes that we have established in here is what we call a development unit plan and the idea behind this is to schematically define where certain uses would be proposed so in this graphic you'll note up on the top there is development parcels commercial park areas community parks civic space and then some designations for linear areas of parks and open space and then collector and artillery roadways ideally you know this map is conceptually placing those elements based on what we were planning at the time and for the most part in in the dr horton portion here what we're showing is actually what we have been moving forward with we're in pre-plants been submitted for this entire southern area and we're currently working on improvement plans for this initial phase here but what we've done in this document and i'll get into it when we start talking about the land use budget is allocated areas where we believe commercial property makes the most sense and that's shown in these sort of red orange circles on the intersections of ironwood elliot and intersections of ray and ironwood and similarly throughout their potential locations for parks improvements these radii showing the walking distances from those amenities spaces so industry standard typically is a five-minute walk secondarily standard is a 10-minute walk and that's what these circles are representing is a very well programmed park connected type of community and you'll note that throughout the document that there's a lot of focus put on creating open space and connectivity throughout these master plan areas we've also shown potential locations for public facilities so in this location up here we do have a potential location for school library and police station we've worked obviously hand in glove with the parks folks and school and and lots of discussion on the library that could be located in this area in the future the area that traverses this project is what we call the power line floodway channel or drainage easement and that will become a trail corridor that ultimately will connect to the cap area through this project and a portion of the retained property so similarly if we flip over to the brookfield plan you'll see a lot of the same type of symbols and diagrammatic elements where there's potential for commercial located here at this corner of rey and ironwood as well and similarly along the corridor of elliott and ironwood you'll note that there are district parks shown so that definition lives within the mpc and then again potential for other public facilities within elementary school potentially located here and a fire station located off of warner road so you'll see that this planning the intent here is to say these uses may live in this location and the npcs themselves established the standards and the criteria for how that would be developed and we're going to get into that here a little bit so within that multi the master plan zoning itself we have established land use budget and that criteria is divided out based on acreage we establish a minimum open space requirement which is noted here and then within the document there's dialogue about how the open space should be programmed what should be provided for in that open space etc we do talk about the units so each of these development units is allocated 5470 units for a total of 10 between these two development units and then when we get into the retained property there's a separate land use budget for that property as well it gets into some transfer which i won't get into unless there's questions about it and that has to do with the ability to move units around more meaningful in the retained property as we're not 100 sure where the state land will sell first and whether or not there may be a need to transfer units or non-residential intensity based on the type of user that may come in and develop there so with that we also have allocated non-residential area of 443 000 square feet and that represents those different circles that we were talking about on this plan that could be allocated on these corners between the two development units and then the residential obviously lives in all the yellow area so within this regulatory overview within this land use budget everything is measured against this table so as development occurs we have to do an accounting process to show how we're utilizing the residential units throughout this development as well as the non-residential intensity throughout the development so that we don't exceed what our master studies will allow us to develop so within that there is a series of different documents and text that establish criteria that regulate the land use budget as well as the development of the master plan itself so not to get too complicated and i'll try to keep this as simple as possible because there is a bit of complexity but the master plan community plan imagine that as a high level macro view of the project so we were to look at these bubbles again you know it's really kind of regulating at this level okay and what it's establishing is a land use budget the criteria at which it can be used how amendments are processed uh how applications are filed in the future for site plans pre-plats things of that nature when we look at oops i went too far the development unit plan that starts to define a little bit more granular detail about where the roadway networks will live how the trails will function on those roadway networks where the major open space may be located that's a that's a more specific defined level of detail and then when we look at the development standards and design guidelines since our development unit plan is diagrammatic it's showing potentially where residential will occur potentially where the parks may occur where the commercial may occur the development standards and the guidelines provide the more detailed criteria that we have to be able to design against that effectively gives staff a resource a tool to be able to review our site plan submittals and our preliminary plats so through the regulatory process there is a check and balance and a very significant document that we've spent a lot of time with staff on as i'm sure you've heard in creating you know 300 pages worth of requirements and checks and balances that will be reviewed as we submit applications for site plans and pre-plats so and that gets into all levels of detail from how we lay out street networks within the neighborhoods how open space is connected uh what the architecture looks like how the architecture would be reviewed to the extent that there's requirements for storm drainage and parking and lighting we've really spent a lot of time making sure that we've thought of the eyes and crossed the t's and in the document itself so with that there are uh other elements in here that help to find some basic parameters that will allow the macro level of design to then help drive the more specific granular site plans and preplats and that's what you're seeing here is this starts to get into the basics of trails networks of where those major corridors would lie and then there's criteria established within the development standards and design guidelines that talk about how we connect to that what the width of those trails are how they would be landscaped and so on and what types of materials can be utilized same for the parks concepts what you're seeing here again is sort of a diagram of where we believe the parks would be located but where we define a park type there's a minimum acreage required a minimum level of program required and a minimum level of landscape that would be part of that area so that folks that are living within that vicinity of a neighborhood that they have quick access to recreation that they have the ability to go places with their kids and a network of parks and open space that connects the communities together when we talk about the roadway infrastructure and i'll get to the master plans in a second but this this is a very basic diagram that shows the primary roadway networks that were established as part of the traffic impact analysis for the property itself within that as we subdivide and create smaller neighborhoods the street networks will connect to this major infrastructure that's shown here so you'll see for instance that the ironwood is shown as a six-lane arterial ray is shown as a ultimate six lane arterial as well but this development would be constructing only the half street improvements of that so i'm certain when you thumb through the document you saw that there are street sections in there that show the level of improvements that would be done with the development itself that basically support what was been defined and described within the traffic impact analysis itself that's a good segue into master plans so all of the land use budget and what we're showing here is the entire retained and auction property so the site and what this is showing is all the infrastructure required from a backbone perspective to be able to support the units and non-residential gross floor area that we have proposed between the two properties this allows us to be able to come in and develop through smaller development unit plans and applications to show conformance to these master plans against the land use budget if we were to come in and have uh 500 units of development that would occur within this development unit one you know we would have a design report that would accompany that that shows conformance to this master plan so in each one of these we have for water waste water we have a non-potable water master plan as well and then the traffic drainage as well and then the traffic impact analysis which i didn't include in this presentation because it's basically the same diagram that we had shown previously so important to note that those master studies are for both the retained and the auction property and that as uh property is is disposed of through future auctions uh for the retained property there would be updates performed to that where necessary or additional design reports provided based on the application for that so as we get into the retained property just a slightly different look and i'll try to describe the nuances and be happy to answer any questions that may come up so of the 8090 acres we're talking about 5306 plus or minus we round up to 5307 for for convenience of math uh which is shown here and it kind of you could see it's kind of a little sawtooth shape that's left out here and off to the side you can see the the areas of the property uh not pristine desert by any means but generally fairly flat and and primed for development for sure as i stated previously this is also divided into development units the intent here is for us to be able to define clear boundaries where it makes sense to have logical transitions in land use so when i talk about that what i mean is that when we look way down on the bottom of the page we have the future alignment of the sr-24 which obviously is under construction today hopefully we'll still be working this year to iron what i hope it looks like they're on track so summer they should be there for ironwood yeah so part of what we're talking about here is that in our land use budget we have assigned higher density of residential and higher intensity of non-residential as we get closer to the freeway and that makes sense from a transitional land use perspective so as we move to the north the density starts to decrease the non-residential intensity star starts to decrease as well so when we think about the transition from the auction property with its plus or minus 10 000 units you know as we move closer to the freeway we expect that the residential densities will likely increase and the re the non-residential intensity will increase because of the exposure if we provides as we move to the north it's generally a fairly opposite thought process because we have established existing non-residential uses by the way of industrial or office or something else so we have allocated floor area that we believe would likely become future development for officer industrial further to the north so as we look at this and we don't know exactly which piece of land would be auctioned in the future the intent here was for us to be able to with our best assumptions and our best thoughts of what makes the most sense for us to be able to plan for and you'll see that in the land use budget so as we look at the land use budget we have an additional and it's way off to the right over here my right i guess probably you're right too 16 500 plus or minus units nine and a half million square feet of non-residential gross floor area so what we've done in in this plan is again try to find logical places to create the development units using roadway alignments as it makes sense for us to say that road's probably not going to move that it's probably the right place for us to create that division however we did want to build flexibility in for the state land to be able to auction off different pieces of the property in case they have a user that wants something larger in case they have a user that needs something slightly smaller but it's still desirable to do that's why we have the ability to transfer land area and units between those development units themselves that provides again that that master planning forethought that i mentioned that none of us have the ability to see into the future that far and know exactly what needs to be done we've really kind of built this in for something that's ultimately flexible with the level of constraint that's supported by the master studies so that traffic impact analysis the master water and sewer the waste water the storm water all of that is based on these numbers here and is supported by the master studies so what does that look like as a land use plan well this this is our land use plan and what we've done and i i can't read it because it's like microscopic but we have it's a little fuzzy for this guy uh but what we've done is we've taken and graphically represented how much non-residential growth floor area and how much residential would live in each one of these development units as we see it today and again supported by the master studies so what what's important to note and when i say non-residential growth floor area know that that could be commercial it could be office it could be mixed use it could be industrial anything that's not residential could be the non this gross floor area so what's different in this one well the biggest thing that's different is the fact that the development unit plan is somewhat undefined and i'll go back quickly and explain that so the master community the master plan community plan it's a tongue twister to say that is is the same thing we're really kind of looking at that macro view how do we provide regulatory framework that gives us detail on the number of acres within a development unit and the number of units and non-residential intensity that's the macro level then we start talking about how we may process amendments in the future how those transfers may work that's what's in the mpc plan itself when we talk about the development unit plan we have no idea at this point in time what would be developed in development unit 3 for instance and because we don't know that the development unit plan within the retained property actually describes the criteria for a future applicant to create its own separate development unit plan that would be like the one i showed earlier and for lack of a better description i'm going to go back and just show this one more time that this is truly the development unit plan as an example and because we don't have an end user we don't have dr horton we don't have brookfield we don't have a big commercial developer we have to be able to define criteria that gives staff the city the state assurance that there's a path forward here in terms of development and that's this development unit plan so when an applicant comes in they purchase development unit 3 they'll provide the level of detail that has all of these elements in it so transportation drainage water wastewater they're going to have to update all of those based on what their proposal is now we've allocated a bucket of units a non-residential area for each of these if they decide to change that then they would provide that information within their development unit plan and similarly because we don't know if they're developing commercial or office or industrial we establish criteria where they have to provide more detail on development standards and design guidelines for their proposed uses okay so what that means is that this document that's smaller in this case when a development unit comes in it will turn into a document like this so but the good news is there's a good go by there's an example there's a path forward there's something to follow okay so andy can i understand um can you go back to the map with the different development unit sure so with du4 it be because that's so poised to the sr 24 which will then lead into the 202 in the airport and all of that i really see that as a as a hopeful potential jobs corridor area so if something like a nikla tessa you know one of these big name companies came in they can purchase that then and then whatever scheduled in terms of developmental units i think it's 2700 units there can actually be moved into different areas we can move this manipulated any which way we want to grow how like you said in any way councilmember biggs great observation yes that there there are provisions there are limitations you know because we we have to make sure that we're cognizant of not putting too much intensity or too much density in one location so we've kind of made that cap at 30 percent so 30 percent of the gross floor area or 30 percent of a residential can be moved to another development unit but to answer your question directly if you had a high-tech user like that come in specifically on du4 the way that the standards are set up right now they can purchase a development unit we have the floor area we have the yield set aside the master studies support it they would just have to provide the detail in a development unit plan and the development standards and design guidelines to move that forward so would i be correct in an understanding through all of the development units that there's the potential for 27 000 rough homes essentially uh or residential units that if we if we had a big company like that come in and start buying up bigger pieces of land to develop that may not actually happen that we're going to end up with 27 000 registered residential units it may look vastly different because there's a an economic base there councilmember biggs another great observation so that's the beauty of master planning is that we're effectively um trying to read a crystal ball and you know what we've done is we've said we have this level of infrastructure through all the master studies and utilities sewer water uh drainage storm water you know waste water and and on top of that the traffic elements that we can do 27 000 units and 10 million square feet of non-residential however uh that could change and the way that this is drafted is that there are provisions to process amendments to be able to come in that we've defined what minor amendments are versus what are major you know and if there were an increase in residential yield or non-residential aurosphere those are major amendments that would come back through to this council for a review in the future but the goal here is for us based on our expertise our experience in the marketplace what we've seen over the for i won't say how long i've been doing this for a long time that the development world infinitely changes based on market conditions and what we've done through this master planning process in a project that could effectively take 50 years to develop created really a tool that allows things to adjust based on market conditions and a big user or small user none of us really know exactly how things will develop over time but we have a tool and a resource that gives us the flexibility to adapt thank you you bet so a couple of uh things to consider and and you probably noted this within the mpc documents themselves that there are a fair amount of elements within the general plan conformance as well as stormwater about sustainability and i think it's important for us to spend just a minute here talking about all of the things that will be built into the auction property and effectively uh required for description within the retained property as a future development unit plan comes in so thinking about those building technology elements with energy star smart programmable systems you know low flow toilets and we understand that that water is a is a very important resource and that we have to be smart about that to the extent that this project you know there will be no turf in front yards we've really kind of taken that to heart where we do have turf it has to be programmable usable turf areas for the community to be able to utilize and have recreational elements we spent a lot of time on lighting so the dark sky elements are built very very heavily into this project we've effectively drafted our own lighting ordinance in here to ensure that we have dark sky features within the community itself transportation through bike corridors trails the place making with uh elements of wayfinding and parks and uh you know shade is always a big element that we run into and we're really trying to be forward thinking about all of those features and you'll see that that's really kind of uh been baked into this document and it's something that the entire team development team design team wholeheartedly has has uh you know focused on in the development of these two documents and then just a couple of things to note you know as i mentioned the turf is something that we're really kind of paying special attention to uh and you'll note that the landscape will be attractive uh desert oriented but where we do have turf that it's meaningful and useful shade is abundant and we just had a couple images here kind of inspiration i was always fun to end on some colorful photos rather than listen to me talk about design standards and land use budgets but you know this is going to be an active community with a whole lot of residents and families and i think as patrick had said it's a fantastic addition to help apache junction grow we're excited to be part of it so with that i'd be happy to answer any questions anyone's got any questions no the book was a great read i want to say thank you because i spent a lot of time on it yes i just have a couple they're not so much questions as they are observations i'm going to presume that the development standards and design guidelines are in compliance with the aj exist the city's existing ordinances because we don't want anybody up here saying that we're being laxed down there or something like that am i correct it'll be that's all been worked with the city councilmember nasser we we have worked uh extensively with staff um and i could look this way and hopefully get some nodding heads but [Laughter] we have uh where where code didn't have a lot of criteria we established criteria where things needed to change because of different engineering practices staff was accommodating so there are things that are slightly different but only because it's practical it makes sense to the extent that certain things are being modified in code for everything south of baseline road so there are things that are different but they're being changed in code as well okay is that a fair statement yes i mean thank you uh park characteristics i know i'm when i went to one of the uh open houses i mentioned this or it was mentioned um i don't remember the exact plans from that meeting but what was talked about was not doing golf courses because they're kind of the potential for future families that's not a thing anymore having golf courses and i remember we brought up about building down there a dog park and a nice splash pad and stuff like that is those kind of some of the intentions councilmember nasser yes we're we're not planning on any golf courses that i'm aware of um golf courses in today's market um definitely are far less than what i used to do 20 years ago um you know they're they're limited adwr regulations are quite strict the water use is pretty extensive it's fairly difficult these days to do unless you've got abundance of gray water so and that's somewhat difficult to come by at times as well so the idea with these parks within the auction property specific is neighborhood focused so while i can't say exactly where that dog park will be or where a splash pad will be that is a provision built into this it's a design option that we have and it is something that i know our team is looking at i know the brookfield team is as well so these are family focused you know amenities meant to be connected between neighborhoods so that the residents have the ability to experience different types of parks within their communities themselves you already mentioned dark sky so the last thing i've got then is did i miss it or is there nothing here for any industrial areas uh council other than that that blue area down at the well i guess again this is me being presumptuous and i mean i guess i'm going to speculate a little bit here at the risk of mark edelman not liking what i'm saying but um there's a chance that the industrial likely will occur further to the north because it's it's already an existing land use that's there it's established it makes sense for a logical transition i would be surprised if industrial made any meaningful presence along the sr24 i don't think bryant would let us do that mr mayor uh vice mayor rizzi asked me to ask a couple questions her her voice isn't doing too well but she is listening so she texted me and brian some questions one andy could you address how if there's anything you can share about schools the school system we know the the property is within the district so they'll benefit from those property tax dollars but are there any ideas yet about how the school system work will be district schools charter schools it may be too early to tell but but that's one question and then she asks just to address a little bit more about commercial opportunities throughout for these residents you know to keep some of those tax dollars sure here local yeah fair question so the school district um that's one of the entities that that our development team met with and we actually have a letter that they're you know satisfactory and have capacity to serve the students as a part of the auction property itself but you'll note that we're showing potential future school locations because we don't know if that will always be the case you know and i think that that's sort of the point is that we've reserved potential locations for it on both development units so there is one shown here on development unit one in the north and then development unit two also has one potentially shown here could it be a charter sure do we know for sure right now we really don't so and i think that's something that will kind of play out as development occurs schools generally come in after the development's established so that there's time for students to be generated obviously they don't come before the students are there so that that's one item specific to commercial before we leave the schools i just want to make sure it's abundantly clear for the community and for our council this area is unlike us annexing an area school boundaries and district boundary property tax authority it already exists in fact the the area goes all the way to germain road for aj usd so all the property owners as it moves into private holdings will begin the process of paying property taxes and aj usd will be the the school district andy to add to that as well uh with the properties i assume that the district or any school for that matter would have to purchase the land to then build a school is that correct councilmember biggs that's typically the case and i believe that you know at this point that would be the assumption so operating under that assumption then would our school district have first right of refusal before a charter school or anybody were to be able to come in and buy that land i'm not equipped to answer that question tag you're it [Laughter] council member biggs i think the answer is we're just not there far enough to understand where schools are going even the interest of charters today what we do know is apache junction unified school district has abundance of capacity and so right now they're not in a position to move forward on trying to even if we donated a site to actually build a new school i think they're still trying not to shut more schools down so they're excited about the additional uh students that'll hopefully start filling them up and then they'll give them an ability to actually come in and get a school site here but i think both brookfield and dr horton lines of communication are very open actually we've met with the the new superintendent and karen taylor robeson actually is working helping to set up kind of an integration with helios where they helped try to talk about different ways to to teach and so those dialogues are going well and they will stay open is what i'll tell you great thank you thank you the only thing i would add is the fiscal impact analysis that we had done for the property indicates that approximately 125 million dollars will be generated for the school district over the course of a 12-year time horizon so there will be significant revenues as as the city manager pointed out that will be generated that will accrue to the benefit of the school district okay so i'm going to follow up matt on the commercial commercial i didn't forget i even wrote it down so for commercial development i think maybe one of these bigger graphics is better to point to and i think it's important to note that with the 24 opening to ironwood and what that means for the potential of commercial development obviously we had some commercial planned uh potentially on this intersection on both sides of ray and ironwood and again on both sides of elliott and ironwood specific to the auction property i would say that as soon as traffic starts getting there i wouldn't be surprised if patrick and or brookfield already have interest to to have commercial development there because there isn't a lot over there at this point oh go ahead patrick um members of the council the one thing i will add is dhi does have a commercial entity and uh they would love to actually start marketing the site we actually already experienced an loi from circle k that we told them that we can't execute yet but there is interest in here with the growth and ironwood being such a heavily traveled road i think we're going to have commercial here a lot faster than what you would anticipate patrick can you clarify for the record dhdhi is that your arm for commercial or yes so our entity is dr so it's d h i is d for dr horton horton inc is so when you when we say dhi a lot of that that is our parent company name so that's the group that'll be looking for commercial pieces yeah and we also we are talking to them constantly uh the big thing is there's a lot of infrastructure to get built as you guys have seen from these maps i mean five miles of of just force maine to to get sewer from all the way south all to the water wreck facility so that infrastructure has got to be there so that fry's or whoever would come down there can know that they can actually build and get up and running so once we get the infrastructure there we will shortly be starting to market the site so patrick that brings up a good point in terms of building the infrastructure how big of a mess are we going to be looking at on ironwood for the next 10 years hopefully not long i can tell you councilmember biggs we're hoping to have all this work up and running and so that we are closing homes in january of 23 or opening our models in january of 23.

so ironwood absolutely is going to be under construction but our intent is to do kind of at least from ironwood to warner and one chunk and then warner two so it will be a phased approach i mean there's there's no ways to get about it but um i think it's going to be a lot of work for about a year and then hopefully you're going to see see the work kind of stop for a while another important note is the sr24 connection to ironwood road should complete i i believe in about another year or two we just is it next summer or summer so i'm saying just under as well yeah so they're yeah they're really cranking away for that connection so that'll take a lot of that heavy traffic straight over to the 202.

of course ironwood will still be heavily utilized there's no doubt and while we have patrick up uh the vice mayor had asked about large lot properties and over the last few months that was a question that came up even horse properties and and and significance related to these first four square miles as it relates to 275 square miles of state land and even the 12 square miles that are within the city limits patrick do you want to address like the idea of large lots eventually and maybe how it's not going to be there just yet in the first four yeah so so i think again it's it's why the mpc document is so important that zoning allows a lot of flexibility to go from everything to apartments to large lots and so really it's going to be what the market bears if the market tells us that there's more of a need for large lot or horse-type property then obviously we're going to go try to fill that void right now i don't know if it's if it's there right there yet you start looking at kind of eastmark and is a perfect example i think they have their largest lots are what 90 foot by probably 130 approximately you know jeff you know it's pretty close so you know that's that's a pretty large lot that's probably a quarter almost a quarter of an acre so do i think you're going to get the two acre properties probably not here but i could also see it happening in this development unit here where there's much more drainage influences and so you could do larger lots in this kind of development unit as well as as the cap canal trail corridor gets developed if there's horse riding there's we've mentioned a couple times like horse lovers park by reach 11.

it's a great example of what this could kind of turn out for the city of apache junction then you could start seeing a pocket of horse property that's close enough to getting into those trail corridors so i think it's really going to be land use based and what the market will bear okay does she have any other questions we don't have anything well we have yeah we have sydney up here in a little bit but matt did i address the council members yes vice mayor is these questions yes you did thank you okay happy to answer any other questions anyone else well i say thank you and um we're looking forward to all of this and uh working with you and we're we're all excited up here i know we are um and uh looking forward to i'll say the expansion and the development uh i think we echo that 100 so thank you all your staff has been amazing to work with so all right thank you andy okay we'll move on to presentation discussion on public hearing items to be considered on october 5th sydney good evening mayor council sydney rise planner on staff tonight is really just an overview of the items that you will be formally considered tomorrow evening if if you've looked at tomorrow's agenda it's a bit long in terms of the public hearing we have grouped the public hearings into three public hearings the first public hearing will cover the annexation and the entitlements for the auction and retained property and the slight engineering modifications that the development team has asked for that will cover public hearing number one public hearing number two will cover the development agreements both for the auction and retain properties public hearing number three will cover the cfd portion of the project you may have noticed that there are more than nine items on your agenda for the public hearings and that is because some of the items that are listed here uh have uh either two ordinances or an ordinance and a resolution that will require separate votes boats that is all i have for you tonight sydney could you explain just for everyone why you why we were kind of categorizing these three is there something sure of course brent so for example uh public hearing number one of course the mpcs go together but this the npc's would not happen without the annexation uh and because of the npc's uh the development team has asked for very slight modifications for the engineering standards so that's why that is those those items are grouped together so uh and clearly the development agreements go together and then for the public hearing that information goes together as well so it's just a matter of organization really thank you and just to clarify mr mayor and members of the council as sydney alluded to there'll be 13 items to vote on even though we've grouped them in these different public hearings as he explained but they will be 13 i think it's 13 different vocals correct matt so an example of that mayor and council is for the annexation we have ordinance ordinance 15 15 is the actual annexation ordinance 1516 gives you an equivalency zoning so it takes the it goes from county zoning to city zoning rsgr and then and then your second item here for the auction npc uh ordinance 1513 gives it the master plan zone and entitlement and of course the resolution makes the mpc document a public document so that is why multiple votes are needed for some of the items in front of you so um jennifer i actually just want to clarify at least for the first three motions for tomorrow we'll be doing the reading by title only and then we just have to move whatever ordinance as read by you correct we're not doing much more beyond that for the first three it looks like for the ordinances everything will be the same motion by title and then emotion on the main ordinance itself is that what you're asking yes yes so we're we're going to be making a lot of motions tomorrow because there are 13 yeah um that doesn't include the second motion on the ordinances okay so there are 13 items that will need motions and then the ordinances basically have the double motions okay thank you so mayor and council uh my presentation is broken up into these three public areas so after public hearing number one is done then you are open to provide motions on those items your honor tomorrow night will be historic something that many of you have seen in visions and in discussions in this community for many years even decades a couple of you have asked me to reach out to former council members former mayors former board of supervisors former leaders in this community unless i hear differently i'm going to be making some phone calls to just invite and encourage those that can to be here i hope that's okay mayor i see you hadn't had a chance to touch base with you but um the matter decided to degree to say that it's significant is an understatement it's a changer and so we're we'll invite former mayors i don't know how many we can get but we'll start that process and i'll make phone calls tomorrow on that it sure is an exciting time it is donna and i was wondering if uh uh lisa adkins was going to be here tomorrow is she you know do we know that i mean i'm seeing a lot of head nodding yeah yes okay well good so yes yeah i'm glad to see her here and had an opportunity to have a short speak with her the other day and uh her statement to me was we're all getting excited for this opportunity that's coming up so and we are absolutely all right anything else for meeting the council i'll call the meeting closed thank you