Talaverde Estates - The Hogan Group

Airport Rd 

Sarival Ave 

Litchfield Rd 

Sonoran Ridge 

Estates 

Northern Ave 

Northern 

Lights 

Northern Ave 

Perryville Rd 

Reems Rd 

Alsup Ave 

Cotton 

Crossing 

Glendale Ave 

Lost 

Creek 

Dr 

Tesota 

Hills 

Verrado 

Verrado Wy 

Jackrabbit 

Trails 

Paqualetti 

Mountain 

Ranch 

Arroyo 

Seco 

Jackrabbit Tr 

McDowell Rd 

I 10 

Jackrabbit 


Zanjero 

Trails 

Thomas Rd 

Litchfield 

Farms 

Paloma 

Vista 

Indian School Rd 

Perryville Rd 

Cottonwood 


Savannah 

Citrus Rd Citrus Rd 

Camelback Rd 

Tara 


Cotton Ln 

Bethany Home Rd 

Camelback 303 

Cotton Ln 

SR 303 

169th Ave 

State Hwy 303SR 303 

Commerce Park 

Sedella PV 303 

Sarival Ave 

Pebble 

Creek 

Eagles Nest 

Country Club 

Virginia 

Ave 

Pebble Creek Pkwy 

Estrella Pkwy 

Indian School Rd 

I 10 

Falcon 

Golf 

Course 

Palm Valley 

Phase 5 

McDowell Rd 

± 

The District 

Shoppes 

Jackrabbit 

Canyon 

@ Estrella 

at Mountain 

Trails 

Las 

Parkman 

Commons 

View 

Ranch 

Palmas 

Trails 

Cotton 

Travis 

Lane RV 

Park 

Bella Rosa 

Blue Horizons 

& Golf Canyon 

at Canyon 

0 0.35 0.7 1.4 Miles Van Buren St 

Trails 

This information Vista and/or De imagery can not be reproduced in part Rose or whole 

Sundance 

Amber 

Trails without Unit prior written permission by The Hogan Group. 

Although Village we deem all of this information Montana to be reliable. Garden 

WildFlower 

Meadows No warranties or representations 4 are West made as to the accuracy of the information contained herein. Centerra 

Talaverde Estates - Phase I 

Russell 

Ranch 

Talaverde 


Ten 303 

Business 

Park 

Perimeter 

West 

Palm Valley 

Phase 8 

44.04 Acres - SE of Camelback Rd & Citrus Rd, Goodyear, AZ 

Van Buren St 

Camelback Rd 

Estrella 

Falls 

Rancho 

Mirage 

Villages at 

Rio Paseo 

Encanto 

Bullard Ave 

McDowell Rd 

Snyders 

Southwest 

Specialty 

Foods 

Luke Air 

Force Base 

The Village at 

Litchfield 

Park 

Blvd 

Crosspointe 

Wigwam 

Country 

Club 

Wigwam Blvd 

Palm 

Valley 

Camelot 

at Palem 

Valley 

Airport 

Gateway 

at Goodyear 

LITCHFIELD 

PARK 

Thomas Rd 

Palm Valley 

Golf Course 

Dreaming 

Summit 

Litchfield Rd 

Luke 

Ranch 


West Valley 

PV Pavillion 

Medical 

West PV Pavillion Campus 

East 

Cancer 

Treatment 

Center 

Palm Valley 

Crossing 

The Hogan Group 

7114 E Stetson Dr, Ste 400 

(602) 553-4117 | Main 

(480) 634-4479 | Fax

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TALAVERDE ESTATES 

Planned Area Development 

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Goodyear

TALAVERDE ESTATES 

Final Planned Area Development Plan 

City of Goodyear 

January 2006 

Applicant 

Beazer Homes 

Development Team 

RBF Consulting 

Sandbox Development Consultants 

WRG Design Inc 

IN 45 102507 

CONSULTING

x 

Goodyear 

i 

Bea7er 

e IlomeX 

Table Of Contents 

1 Introduction 3 

2 Goals and Objectives 3 

3 Reg ional Settings 4 

4 Physical 

Setting 

9 

5 Conformance with the Goodyear General Plan 

9 

5 1 Compatibility with luke Air Force Base Mission 19 

6 Overall Concept 20 

7 land Use Plan 20 

7 1 Residentia I 20 

7 1 1 Residential Design Guidelines 21 

7 2 RecreationOpen Spaces 24 

7 3 School Facilities 24 

7 4 Public Safety Facility Site 24 

8 RecreationIOpen Space 25 

8 1 Neigh borhood Parks 25 

8 2 Pocket Parks 25 

83 Trai I System 26 

9 Access Circu 

lation 

31 

10 Drainage Plan 35 

11 Potable Water Plan 38 

12 Wastewater Plan 40 

13 Phasing Plan 42 

14 Su m mary 44 

1 13 2006 

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RBF Consulting

Goodyear 

P 

Bea7er 

IlomeA 

Table Of Exhibits 

Reg ional Settings 

5 

Map 

Surrounding Ownersh ip Map 6 

Existing Land Use 7 

Existing Zoning 8 

Goodyear General Plan Land Use Map 11 

Primary Entry Monument 

Plan 

12 

Entrance 

Elevations 

13 

Wall Layout Plan 15 

Theme Wall Elevations 16 

Conceptual Land Use Plan 23 

Conceptual Open Space Plan 27 

Conceptual Neighborhood Park Plans 28 

Conceptual Landscape Open Space Enlargement Plan 29 

Trails Plan 30 

Arterial 

32 

Road 

ColIector Road 33 

Residential Street 34 

Conceptual Drainage Plan 37 

Conceptual Potable Water Plan 39 

Conceptual Wastewater Plan 41 

Conceptual Phasi ng Plan 43 

Appendix A Talaverde Estates Preliminary PAD City Council Action Form 

45 

Appendix B Luke Air Force Base Compatibility Letter 46 

Appendix C Housing ProductElevations Floor Plans 47 

1 13 2006 2 

RBF Consulting

Goodyear 

Bea7er 

IlomeX 

1 INTRODUCTION 

Beazer Homes is requesting rezoning of approximately 255 59 acres of land situated at 

the southeast corner of Camelback Road and Citrus Road in Goodyear Arizona See 

the Regional Context Map The project is currently zoned for agriculture and one dwell 

ing unit per 

acre 

Talaverde Estates will be asking for a Planned Area Development PAD 

rezone with 

approximately 395 single family lots 1 59 dwelling units per acre The requested zon 

ing is in conformance with the General Plan The following includes information relating 

to allowable land uses lot sizes open space parks roadways and design guidelines 

In the event of a conflict or 

inconsistency between the provisions of the PAD and appli 

cable City Ordinance this PAD shall prevail 

The Talaverde Estates PAD with the exceptions of any variances approved in this ap 

plication will adhere to the standards and guidelines found in the Zoning Ordinance 

No 99 655 as amended periodically 

Through the course of the PAD entitlement process Beazer Homes and the Abel family 

have slightly reconfigured the Talaverde Estates parcel by reducing its size from 261 

acres to 255 acres in size 

You will note the change in property dimensions at the 

southern portion of the parcel where the previous triangular southern terminus ap 

proximately six acres identified and described in the Preliminary PAD has now been 

eliminated The resulting change is in substantial conformance with the development 

concepts of Preliminary PAD whereby the overall project density remains unchanged 

the number of lots has been reduced from 416 to 395 and the remaining site layout pre 

sented at Preliminary PAD has remained unchanged 

The Abel family will retain ownership of this area and seek city approvals under sepa 

rate cover A revised legal description for Talaverde Estates is being supplied 

Final PAD application to reflect this change 

with the 

2 GOALS AND OBJECTIVES 

1 Promote quality development through the implementation of the City s General 

Plan 

2 Provide the residents of the northwest Goodyear area with a 

large lot low den 

sity rural quality of life 

3 Enhance the livability of Goodyear with a 

unique product type for move up buy 

ers and retirees 

4 Create compatible residential land uses near Luke Air Force Base 

Through the implementation of the PAD and as an alternative to conventional zoning 

and development approaches and processes the PAD will strive to encourage the de 

1 13 2006 3 RBF Consulting

Goodyear 

Bea7er 

IlomeA 

velopment of high end housing and significant open space This project will compliment 

other housing types in Goodyear creating more diverse housing choices and helping 

the City of Goodyear to attract high income employment and residents 

3 REGIONAL SETTINGS 

The property is located in northern Goodyear at the southeast corner of Camelback 

Road and Citrus Road The property is approximately one mile west of the Loop 303 

and three miles north of Interstate 10 The attached Regional Context Map illustrates 

the location of the property Talaverde Estates is located outside of the Luke AFB 65 

LDN contour and outside of the runway clear zone the southern departure 

APZ I and II 

corridor and 

The subject property is currently zoned for Agriculture Goodyear AG and will be re 

zoned for an overall PAD with a maximum density of 1 59 dwelling units per 

our 

knowledge this property has never been previously planned 

or zoned 

acre To 

The majority of the surrounding area is currently zoned for Agriculture Goodyear AG 

and County R 43 The Goodyear General Plan calls for a 

density of 0 to 2 dwelling 

units per acre on these surrounding properties and 0 to 1 dwelling unit per acre in the 

County Meritage Homes is developing the Sedella PAD immediately west of the pro 

ject site The land to the north of Talaverde Estates is currently located within Maricopa 

County and falls within the Glendale Planning Area The area inside of the 65 LDN 

noise contour this contour also forms the east property boundary of the project will be 

used for non residential uses such as light industrial employment or commercial Ar 

eas within the southern departure zone will remain vacant as open space but are not 

impacted by this project Table 1 below summarizes surrounding land uses and Gen 

eral Comprehensive Plan land use designations 

Table 1 

Property Existing Use General Comprehensive Existing Zoning 

Location 

Plan Desianation 

Subject Agricultural Rural Residential AG Goodyear 

Property 

North Agricultural Rural Residential Rural 43 

Maricopa County 

East Agricultural Rural Residential and AG Goodyear 

Luke Compatible Land 

Use Area 

LCLUA 

South Agricultural Rural Residential and AG Goodyear 

LCLUA 

West Ag ricu Itu ral Rural Residential and PAD 

Community Commercial Sedella 

1 13 2006 4 

RBF Consulting

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TALAVERDE 

ESTATES 

Regional Settings Map 

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Talaverde Estates Site 

Pebble Creek 

t I Existing 

I I or Planned Communities 

Perryville Prison 

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1 

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Railroad 

1 I 

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Freeway Access Ramp 

City Boundary 

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Medium Low Density Residential 

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Medium Density Residential 

2 DU PerAcre to 4 DU PerAcre 

JiiiiRI Medium High Density Residential 

UtiiiiI 4DU PerAcre to 10 DU PerAcre 

1IIIIIIIi Freeway Proposed 

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4 PHYSICAL SETTING 

The Property is relatively flat maintaining a three percent 3 or less slope value that 

generally falls from the northwest to the southeast The Property lies in the Litchfield 

Elementary and Aqua Fria High School Districts The Property is also within the Ari 

zona American Water Company service area Discussions between City staff and Litch 

field Park Service Company LPSCO officials are 

ongoing as to which will serve as the 

sanitary sewer provider for the Property 

This site lies at the southeast corner of Camelback Road and Citrus Road and is cur 

rently under agricultural 

use 

Farm fields are sectioned off to support various types of 

crops such as alfalfa and cotton No buildings exist on this site The site generally 

drains from the north northwest to the south southeast The highest point is approxi 

mately 1 107 ASL feet at the northwest corner to 1 085 ASL feet at the southeast prop 

erty line 

5 CONFORMANCE WITH THE GOODYEAR GENERAL PLAN 

The City recently updated the General Plan as 

required by the recent Growing 

Smarter legislation This Plan is referred to as the Goodyear General Plan Update 

2003 2013 GPU The updated Land Use Plan designates the subject property as Ru 

ral Residential RR with an allowed density range of 0 2 d u a c To demonstrate Ta 

laverde Estates conformance with the General Plan density equation 

General Plan equation applied to the Talaverde Estates project 

below is the 

This density calculation demonstrates that Talaverde Estates density of 1 59 d u ac is 

in conformance with the City of Goodyear General Plan that calls for 0 2 d u ac 

Goodvear General Plan Equation 

D DU A C S AI 

D residential Density 

DU Total number of dwelling units proposed 

A Total site area acres 

C Total commercial land area 

S Reserved but undedicated school sites 

AI 

Arterial road rights of way 

Talaverde Estates Densitv Equation 

D DU A C S AI 395 255 59 0 0 7 9 395 247 69 1 59 DU acre 

1 13 2006 9 

RBF Consulting

Goodyear 

1 

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Beazer Homes is aware that the Planning and Zoning Commission and City Council de 

liberated over the appropriate land use and housing density for the Property during the 

update of the General Plan in 2003 The discussion below is provided to demonstrate 

that the facilities and amenities proposed as part of the Talaverde Estates more than 

justify the increase in the baseline density Furthermore the Talaverde plan also con 

forms and furthers numerous General Plan policy objectives identified in Section 2 3 5 

of the General Plan 

Community Identity Talaverde Estates large lots significantly enhanced landscap 

ing entry signage and housing choices combine to create an upscale community iden 

tity The project entryways will evoke a sense of the areas rural history through the use 

of alternative materials mature trees and lush landscaping 

work together to further the Land Use 

All these design elements 

Housing and Environmental planning goals and 

objectives of the Goodyear General Plan 

1 13 2006 10 

RBF Consulting

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Community Commercial CC 

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Land Use Plan 


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Community Diversity Talaverde Estates has been designed with diversity in mind By 

incorporating oversized lots staggered setbacks side entry garage options and numer 

ous combinations of floor plans elevations and color choices the overall effect is a well 

planned well designed subdivision 

Policy A 2a in the Housing Element of the General Plan pg 6 9 states The City shall 

encourage a mix of housing types that is consistent with market trends satisfies de 

mand and adequately meets the needs of all prospective residents and workers 

The Talaverde development s innovative design philosophy also furthers the housing 

and density justification objectives established in the General Plan Added community 

diversity is achieved by proposing a distinct mixture of angled lots and cul de sacs 

along with open space and view corridors 

Open Space 

Talaverde Estates will provide residents with a 

quality environment as 

The City of Goodyear General 

well as a range of self contained recreational activities 

Plan states the existing level of public and private park service LOS required in 

Goodyear is 10 3 acres per 1 000 residents which when translated to Talaverde Es 

tates equates to the need for a total of 11 acres of active open space In addition to this 

Appendix B of the City of Goodyear Parks Trails and Open Space Master Plan states 

the required open space for residential development with lot sizes above 15 001 sq ft 

is 1 of the gross site area Talaverde Estates intends to incorporate 

over 47 acres or 

18 of the gross site area to parks and pedestrian pathways With a minimum lot size 

of 15 400 sq ft and 47 acres of open space Talaverde Estates is demonstrating a high 

level of commitment to 

providing active and passive open spaces that far exceed City 

acreage and detention requirements provided in the adopted General Pian and the 

Parks Trails and Open Space Master Plan Those active recreation areas within the 

retention spaces will be designed with turf to be utilized for a wide variety of additional 

recreational opportunities The parks are designed with great care to ensure each park 

is in close proximity to the various neighborhoods and are interconnected through the 

safety and convenience of an extensive pedestrian pathway system 

1 13 2006 14 

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Environmental Conservation 

Talaverde Estates will be designed with many envi 

ronmentally friendly concepts located throughout the project Allowed species of plants 

will conform to the Arizona Department of Water Resources ADWR list of low water 

and drought tolerant plants Numerous construction techniques to reduce energy de 

mands and promote environmental conservation will be employed including R 19 and 

R 30 insulation values and dual pane windows just to name a few 

struction techniques will also meet and exceed noise attenuation standards 

Many of these con 

Energy Conservation Beazer Homes recognizes the energy conservation and life 

style importance of maximizing the use of north south oriented lots in the design of Ta 

laverde Estates neighborhoods The conceptual lotting plan that is provided within this 

document illustrates Talaverde Estates commitment to maximizing lot orientations 

which minimize the harsh Arizona climate Also exterior paint colors and roof tiles will 

consist of quality earthtone finishes that minimize reflectivity values LRV 

Infrastructure Arizona American Water Co will provide water service to Talaverde 

Estates Adequately sized water mains will be designed and constructed to provide wa 

ter to Talaverde Estates through Citrus Road and Camelback Road 

A water main will 

be located in the collector road that runs through the development to form a 

loop be 

tween the water mains in Camelback Road and Citrus Road 

The water main sizes will 

be per the water service provider requirements The water lines that will be constructed 

throughout the residential subdivision areas are anticipated to be 6 to 8 inch diameter 

pipe Several water line loops will be constructed throughout the subdivision areas and 

connect to the water mains Fire hydrants and other water system facilities will be pro 

vided in accordance with the water service provider and the City of Goodyear The pro 

posed water system is discussed in more detail in Section 11 of this document 

Negotiations for sewer service are ongoing between Litchfield Park Service Company 

LPSCO and the City of Goodyear The sewer lines located within the residential areas 

and collector road will be sized to 

provide adequate capacity per the sewer provider and 

the City of Goodyear requirements For a more thorough discussion of the sewer sys 

tem please 

see Section 12 

There are two 

private irrigation ditches that are located along the south side of Camel 

back Road and the east side of Citrus Road 

The irrigation ditches will be tiled in con 

junction with the roadway improvements to provide the necessary flow to downstream 

property If the irrigation ditches are no longer needed downstream they will be aban 

doned 


Goodvear 

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This community will be providing a number of amenities and design elements 

a list of the unique features and design elements 

Below is 

GPU Issue 

Proposed Design 

Community Identity 

Two main entries provide sense of arrival 

Significantly Enhanced Landscaping 0 Distinctive entry monument 

Treatments Size and Tree Density 

0 Decorative crosswalk pavers 

at entries 

and Entrv Sianaae Monumentation 

Community Diversity 

Lot size 

ie House Elevation Choices Side 0 

Large Lots 

Entry Garage 

Open Space 

Architectural 

0 Diverse selection of floor plans and elevations a total of 

5 floor plans with 3 elevations for each fioor pian 

0 Side entry aaraaes will be provided 

View corridor 

ie DesertRiparian Hillside Pres 0 The main feature of the project is a view corridor cen 

ervation Minimize Density and Dis 

tered on the main north south collector 

turbance Preserved Integrated Ag o Provides unobstructed view of the White Tank Moun 

riculture Joint Use Educational Fa 

tains 

cilities and Parks Native Plant Sal 0 8 sidewalks on both sides of collector 

vage Trail Extensions 0 

Landscaping with low water use plants 

Connectivity 

0 All OS areas will be connected by sidewalks or pedes 

trian paths 

Openness 

0 

Landscape tracts provided on all collectors 

0 

Landscape tracts provided at the end of all residential 

blocks 

Useable Open Space 

0 Turf areas within all park locations will be sized accord 

ingly in order to provide adequate area for proposed 

park amenities 

0 3 parks will be provided 

0 Amenities will include but not be limited to basketball 

volleyball soccer tot lot barbeque area bench seating 

ramada and trash receptacles 

Infrastructure 

Offsite Infrastructure 

ie Extension of Offsite Utilities 0 

Developer will be extending infrastructure north to site 

and Exceeding Right of Way Stan o Will be providing full half street improvements to include 

dards Park and Ride Land Dedica 

under grounding where appropriate electric lines 

tion 

irriaation ditches and landscapina alona arterial streets 

Other 

Entering into Development Agreement to advance con 

As deemed appropriate by the City 

struction of infrastructure not directly related to this de 

Community Development Director 

velopment 

and or Manager Providing 18 open space where 10 is required 

1 132006 18 RBF Consulting

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5 1 COMPATIBiliTY WITH LUKE AIR FORCE BASE MISSION 

Beazer Homes is committed to 

being a good neighbor 

of Luke AFB We have met with 

Luke AFB officials on several occasions and have given them time to review our pro 

posal and the conceptual site plan Based on these meetings we have received posi 

tive comments from the Base and they will support this project going forward as pro 

posed 

The entire property is located outside of the 65 Ldn noise contour line for Luke AFB 

Given the importance of Luke to the Arizona economy and specifically in the West Val 

ley significant planning and legislative efforts have occurred over the past few years to 

create various strategies and measures to protect the mission of Luke The City of 

Goodyear has been a leader in their efforts to support Luke and have incorporated sev 

eral goals and policies into the General Plan which are intended to encourage compati 

ble development patterns The Project conforms to these policies 

as noted below 

Policy A 2e The City should not approve future residential uses within the 

65 DNL or greater noise contours surrounding Luke Air Force Base or the 

65 DNL or 

greater noise contours surrounding Phoenix Goodyear Airport 

The Talaverde Estates master plan conforms to this policy because it does not include 

any residential development within the 65 Ldn contour 

Policy A 2g The City shall require notification and disclosure statement for 

any residential development within the Vicinity Box as amended consis 

tent with the Regional Compatibility Plan 

Beazer Homes will provide all required notices to future home buyers by including notifi 

cation language within the Arizona Department of Real Estate Public Report a note on 

each subdivision plat as well as a separate waiver to be signed by each new home 

owner All required information notice and material will be placed in the sales office dis 

cussing any special construction methods materials to be used in home construction to 

lower potential interior noise levels Beazer Homes wants to make every 

effort to inform 

residents of the proximity to Luke in accordance with City requirements 

Talaverde Estates is not only consistent with all policy recommendations relative to 

compatible development surrounding Luke it exemplifies the type of residential devel 

opment pattern that is appropriate for this area Furthermore Beazer Homes proposes 

to provide all necessary notifications to ensure that future residents are informed about 

the existence of Luke 

Please reference Appendix B with the attached letter by Luke 

officials noting Talaverde Estates s compatibility with Luke s mission 

113 2006 19 

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Bea7e7 

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6 OVERALL CONCEPT 

Located on the northern edge of the city Talaverde Estates provides a low density de 

velopment plan that will compliment the surrounding planned uses and provide a low 

density buffer to Luke AFB This will be accomplished by providing a community com 

prised of large lots with numerous open space areas The main collector road through 

the community has an open design with plenty of open space and extensive landscap 

ing to pay homage to its agricultural roots as a working farm Also the use of alterna 

tive fence materials and monumentation will help give Talaverde Estates a rural theme 

and feel The several large open space areas within the community will serve as reten 

tion basins and also provide recreational amenities such as ball fields gazebos picnic 

areas and tot lot play areas 

The overall theme of Talaverde Estates is rural and true to its agricultural heritage Ta 

laverde Estates is located in an area that transitions from farmland on the east and de 

sert foothills to the west Talaverde Estates will incorporate this rural theme in a desert 

setting In implementing this theme the project will provide a smooth transition from the 

agricultural theme of the local farmland to the more rural native desert themed subdivi 

sions to west and northwest 

7 LAND USE PLAN 

7 1 RESIDENTIAL 

Talaverde Estates is proposed as a Planned Area Development PAD that will integrate 

residential and open space amenity land uses All 

residential parcels will be zoned 

through the Talaverde Estates PAD and the Goodyear Zoning Ordinance 

ZONING STANDARDS TABLE 

Average Typical Dwelling 

Parcel Proposed Lot Square Gross Units 

Phase Land Use Allowed Uses Lots Dimensions Feet Acreage per Acre 

Model 

LDR 

1 LDR 

2 LDR 

3 LDR 

Single Family 

Residential 

Single Family 

Residential 

Single Family 

Residential 

Single Family 

Residential 

10 110 x 140 1 5400 6 65 

96 110 x 140 1 5400 59 04 

132 110 x 140 15 400 79 94 

157 110 x 140 15 400 102 06 

N A Riaht ot Wav N A N A N A N A 7 9 N A 

Total 395 255 59 1 59 

Note 

All parcel sizes are approximate 

113 2006 20 RBF Consulting

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Talaverde Estates will provide a low density large lot development with rather large 

home sizes Walking paths tot lots and lush landscaping are found throughout the en 

tire neighborhood with many lots backing or siding to open space with view fencing No 

lot in the neighborhood is far from an open space amenity The table below lists the 

proposed development standards for the community 

PAD DEVELOPMENT STANDARDS TABLE 

STANDARD 

LOT SIZE 

110 x 140 

Lot Width 110 

Minimum Lot Area 

15 400 sq ft 

Maximum Building Height 30 

Front Yard Setback to Garage Front Loaded Varies 20 23 

Front Yard Setback to Living Space 15 

Front Yard Setback to Side Entry Garage 10 

Front Yard Setback to Porch 10 

Street Side Setback 1 10 

Side Yard Setback Minimum 5 

Minimum Distance Between Homes 15 

Rear Yard Setback 2 20 

Maximum Lot Coverage 40 

1 Unless a minimum 8 wide landscaped tract is provided between the lot and the adjacent street Side yard set 

back will then be a minimum of 5 creating a totai landscape tract and street side yard setback of 13 

2 30 for rear yards adjacent to Commercial Parcel 

7 1 1 RESIDENTIAL DESIGN GUIDELINES 

The subsequent design guidelines shall be followed to establish the development 

character desired for the Talaverde Estates Community 

Home builders shall emphasize distinctive architectural details in the front eleva 

tions e g covered front entries covered front porches door and window details 

roof overhangs parapet walls with cap features etc 

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The developer shall de emphasize the garage element of all 

dwelling units by us 

ing techniques such as front porches and livable areas of the home that project 

forward of the garage Side entry or recessed garages are encouraged 

Homebuilders shall 

provide elevations 

lines 

which have altering ridgelines 

and roof 

Acceptable roof materials include clay 

shingles and composition shingles are discouraged 

tile slate or flat concrete tile Wood 

shake 

Proposed homes shall be limited to a maximum height of two stories or thirty feet 

above grade 

The homebuilder shall provide not less than six 6 house colors and three 3 

roof colors 

Color selections shall have a low LRV and be harmonious with the 

surrounding environment and the community 

A minimum of three 3 front elevations for each house plan is required The 

same house plan with the same or similar elevation shall not be placed on adja 

cent lots or 

directly across the street from one another 

Acceptable exterior building materials include brick masonry stucco stone and 

wood 

All air conditioning units mechanical equipment shall be ground mounted and 

shall not be nearer than three 3 feet to the property line within a 

required side 

yard 

For a detailed example of the conceptual house plans and elevations proposed 

Talaverde Estates development please see Appendix C 

for the 

1 13 2006 22 

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7 2 RECREATION OPEN SPACES 

The extensive park open spaces and pedestrian pathway system is more thoroughly 

described in Section 8 below 

7 3 SCHOOL FACILITIES 

Talaverde Estates is located within the Litchfield Park Elementary School District 79 

will be 

and the Agua Fria Union High School District 216 The proposed development served by a new Elementary School to be located in the adjacent Sedella Planned Area 

Development and High School located in the Verrado Development 

tricts will be providing letters of support prior to the first public meeting 

Both school dis 

The Project Team of Talaverde Estates has been provided a copy of the Southwest Cit 

ies Schools and Developers Partnership Beazer Homes will participate in the volun 

tary contribution to the school districts These payments will not exceed 1 000 total 

per unit and will paid quarterly based on certificates of occupancy upon completion of 

each unit Beazer Homes is committed to 

improving the communities they do business 

in and is happy to actively work with the Southwest Cities Schools and Developers 

Partnership 

TALAVERDE 

SCHOOL IMPACT ANALYSIS SITE DATA ESTATES PRO 

JECTIONS 

No of SFR Lots 395 

Estimated Elementary Students per SFR Household 4 158 

Estimated High School Students per SFR Household 3 119 

Total Students Generated 277 

7 4 PUBLIC SAFETY FACILITY SITE 

intends to 

The Sedella development located immediately 

west of Talaverde Estates 

dedicate to the City a two acre fire station located on the west side of Citrus Road just 

north of Indian School Road Based on it s 

proximity to Talaverde Estates this proposed 

times as re 

fire station will meet the requirements for fire and emergency response 

quired by Policy A 1 d of the Public Service element of the General Plan for the City of 

Goodyear 

1 13 2006 

24 RBF Consulting

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8 RECREATION OPEN SPACE 

Talaverde Estates will provide for ample open space 

passive 

recreation alternatives Within 

types of open space amenities for residents to enjoy including neighborhood parks 

pocket parks and an extensive trail system 

that will include both active and 

Talaverde Estates there will be several different 

As stated previously appendix B of the City of Goodyear Parks Trails and Open Space 

Master Plan states the required open space for residential development with lot sizes 

above 15 001 sq ft is 1 of the gross site area Talaverde Estates intends to incorpo 

rate over 47 acres or 18 of the gross 

site area to open space This open space will be 

utilized as parks landscape tracts and pedestrian pathways 

open space approximately 28 acres will also serve as stormwater retention basins 

and or structures 

Of the overall 47 acres of 

In addition to this the City of Goodyear General Plan states the existing level of public 

and private park service LOS required in Goodyear is 10 3 acres per 1 000 residents 

which when translated to Talaverde Estates equates to the need for a total of 11 acres 

of active open space Approximately 13 acres of the total 47 acres of open space within 

the development has been devoted to active uses These active use areas will pre 

dominantly be contained within the three neighborhood parks planned for the develop 

ment The remaining 34 acres will be utilized as passive open space areas 

8 1 NEIGHBORHOOD PARKS 

Dispersed throughout the community will be a series of neighborhood parks These 

parks will feature active recreational spaces for people of all ages and activity levels 

The parks have been located with great care so as to ensure each resident will have 

convenient access to their amenities 

Estates development will include the following 

Active recreation elements within the Talaverde 

Basketball 

Children s Tot Lot 

Ramadas 

Special Events Lawn 

Passive Play Areas 

Sand Volleyball 

Picnic Area 

Open Play Areas 

Soccer Multi Use 

BBQ Grills 

8 2 POCKET PARKS 

Smaller in size than a 

neighborhood park pocket parks will provide residents with areas 

for passive activities 

These intimate open space areas will be comprised primarily of 

small landscape areas and trees to provide shade and scenic beauty Passive open 

spaces will add beauty and will create additional landscape value for the community 


T 

Goodyear 

0J 

7 

8 3 TRAIL SYSTEM 

Talaverde Estates will have an extensive path and trail system throughout 

the commu 

nity The paths and trails are intended to provide connectivity between the many open 

space elements within the upscale development There will be several types of trails 

within this community paved pedestrian paths unpaved pedestrian trails and paved 

bike paths along the community loop road 

These trails will be located in right of ways 

trail easements and within landscape buffers throughout the community These paths 

and trails will be constructed to blend into the landscaped environment 

Talaverde Estates will include a low water use 

landscape palette 

that consists of both 

deciduous and evergreen varieties of trees and shrubs Species native to the south 

west and desert adapted environments will be emphasized 

to conserve water and es 

tablish minimal maintenance demands Turf areas within all active open space loca 

tions will be sized accordingly in order to provide adequate area for proposed park 

amenities Turf in all other passive open space areas will be kept to a minimum 

1 13 2006 26 

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Goodyear 

B ea7er 

1 

e Ilome 

9 ACCESS CIRCULATION 

The two adjacent arterial roadways Camelback Road and Citrus Road will provide 

offsite vehicular traffic circulation for this project The proposed cross section for the 

arterial roads will conform to the City of Goodyear Standard Detail G 3122 for an Arte 

rial Street with a Bike Lane 

As part of this project Talaverde Estates will dedicate the requisite 65 foot half street 

right of way along Camelback Road and 55 foot half street right of way along Citrus 

Road These half street improvements will be constructed per the standard details 

found in the Goodyear Engineering Design Standards Manual 

These roadways will 

consist of the median curb and gutter two through lanes a bike lane the outside curb 

and gutter and a detached sidewalk Median breaks will not be provided at this time 

Pavement tapers will be constructed to connect the existing pavement to the proposed 

pavement 

Provisions for Bus Bays MAG Standard Detail 

will be made along the east side of Cit 

rus Road just north of the collector street intersection and on the south side of Camel 

back Road just east of the collector street intersection 

Onsite roadways will consist of a public collector road and public residential streets per 

City of Goodyear Standard Details G 3124 2 60 ROW and G 3126 50 ROW re 

spectively The collector road will run 

through the center of the site connecting Camel 

back Road and Citrus Road The collector road will have 4 bike lanes 8 sidewalks 

and landscape tracts and open space areas adjacent to provide a buffer to the residen 

tial subdivision areas Lots will not front onto the collector road 

The residential streets will be provided throughout the residential subdivision areas 

The residential streets will connect to the collector road at key locations along the col 

lector road alignment The residential roadways will have 5 sidewalks on either side of 

the street 

ments 

All roadway improvements will be designed per City of Goodyear require 

Please refer to the Traffic Circulation Analysis submitted together with this final PAD 

development Plan for further discussion on this topic 

1 13 2006 31 

RBF Consulting

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Goodyear 

Bea7er 

llome 

10 DRAINAGE PLAN 

The site is shown on Flood Insurance Rate Map FIRM Panels 04013C1590H 

04013C1595H 04013C2055G and 04013C2060G which are effective September 30 

2005 The majority of the site is located within Zone X Areas of 0 2 annual chance 

flood areas of 1 annual chance flood with average depths of less than 1 foot or with 

drainage areas less than 1 square mile and areas 

protected by levees from 1 annual 

chance flood The Camelback Road alignment onthe north end of the site is in FEMA 

Zone AE meaning base flood elevations determined The limits of the detailed Zone 

AE study end north of the site but the floodplain continuation has not been studied and 

is not shown on the FIRM 

The offsite drainage will be routed through a west to east open channel along the south 

side of Camelback Road The channel will continue south conveying flows to the north 

east corner of the site at which point the channel will turn south along the property 

boundary in a southwesterly direction until reaching the historical point of discharge for 

the site In order to return the flow back to overland sheet flow a 

spreader basin will be 

built at the historical point of discharge 

All of the channels will be designed with 6 1 side slopes in sections adjacent to public 

right of ways 4 1 side slopes will be used in all other circumstances The channels are 

designed to carry design flows at a three foot depth with one foot of freeboard All of 

the channels are 

expected to be grass lined and irrigated The tract width includes the 

top width of the flow plus an additional width to provide for one foot of freeboard and 

channel constructability Final landscape plans will be prepared so as to incorporate the 

channel into the overall landscape design 

In order to route flows along the northern boundary of the property it will be necessary 

to build culverts at the entryway from Camelback Road A preliminary hydraulic analysis 

was performed to size the culverts using the Culvert Master using the design flow of 399 

cfs It has been found that 4 10 x 3 box culverts will have sufficient capacity 

vey the flow with no water being overtop the adjacent streets 

to con 

The entire Talaverde Estates development will be mass graded in the first phase of 

construction The site may be developed in several phases However the mass 

grad 

ing of the site will be done so the onsite runoff will be contained onsite for all storm 

events up to and including the 100 year 6 hour 

The streets will be designed to convey the runoff to the retention basins located within 

the development Runoff from the adjacent half street arterial roadways will be retained 

in retention basins located in the landscaped open space areas along the roadways If 

the street capacity is exceeded a catch basin storm drain system will be provided such 

that the City of Goodyear s requirements are met Scuppers and channels and catch 

basins and storm drain will be used to take the flow from the streets to the retention ba 


Goodyear 

Bea7er e IlomeA 

sins The design of hydraulic structures will be based on 

generally accepted engineer 

ing practices and in accordance with City of Goodyear requirements 

The retention basins will be designed to contain the 1 DO year 6 hour rainfall event per 

City of Goodyear requirements Since it is not possible to bleed the retention basins 

into an 

existing offsite waterway the retention basins will drain by infiltration into the 

ground within the required 36 hour time period following the rainfall event Again please 

refer to the Master Drainage Report submitted together with this final PAD development 

Plan for further discussion on this topic 


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ESTATES 

Conceptual Drainage Plan 

Legend 

11 

Conceptual location of drainage 

channels for off site flows 

Flow direction 

Approximate 

retention basins 

location of on site 

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PHOENtX ARIZONA S053 7550 

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Ji tW4 2006

Goodyear 

fq 

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11 POTABLE WATER PLAN 

Talaverde Estates is located within the service area of Arizona American Water Com 

pany AZ American The design criteria used to estimate storage required well ca 

pacity booster pump capacity and to design the distribution system will be based on 

information from AZ American as outlined in Development Guide for Maricopa County 

Properties 

All onsite residential streets will contain 8 inch water lines All onsite collectors will con 

tain 12 inch water lines See Exhibit 1 

Appendix A of the Water Master Plan for concep 

within Cam 

tual water system improvements An offsite 16 inch water line is proposed 

elback Road and Citrus Road in order to tie into the regional water campus As such 

the required fire flows can be conveyed throughout the system while maintaining 20 psi 

of pressure concurrent with maximum day demand All operating pressures are antici 

pated to remain below 80 psi and to 

consistently sustain pressures greater than 40 psi 

throughout the system under peak flow conditions In addition velocities and headloss 

throughout the system remain less than 10 It see and 10 ft1 000 It of pipe respectively 

Talaverde Estates water distribution system can meet the requirements for reliable and 

satisfactory water storage and distribution The regional water campus will supply 

315 820 gallons of storage and 1735 8 gpm of pumping capacity This project will re 

quire 235 8 gpm of source capacity which is assumed at this time to be provided by 

wells The results of the H20 Map Water system model for Talaverde Estates show that 

the system is able to adequately provide velocities and pressures throughout the sys 

tem during all design conditions 

Please refer to the Talaverde Estates Water Master 

Plan submitted with this Final PAD for further analysis of the water system requirements 

proposed for this development 

1 13 2006 

38 RBF Consulting

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Water Plan 

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PLANNING J DESIGN 

0 CONSTRUCTION 

16605 HORTH 28tll AVENUE SUTE 100 

0 0 0 PHOEN ARlZONA 850SJ 7550 

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Jarwr4 2006 

I

Goodyear 

fg 

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12 WASTEWATER PLAN 

A regional 

sewer 

system was recently proposed to Litchfield Park Service Company 

LPSCO the sewer service company to serve Talaverde Estates that would incorpo 

rate several developing properties into one service area The report Mountain Regional Sewer Solution prepared by United Engineering Group and dated 

February g 2004 presents a proposed sewer alignment that is downstream of Ta 

laverde Estates allowing for all future wastewater flows to drain by gravity into its sys 

A proposed 24 inch sewer main has been planned to run south in Citrus Road 

tem 

entitled White Tank 

from Camelback Road to Indian School Road with sufficient capacity to receive all fu 

ture wastewater flows from the Talaverde Estates Project The proposed 

sewer main 

alignment is enlarged to 30 inches in diameter subsequent to its intersection with Indian 

School Road where it changes direction to the East Flows are then anticipated to drain 

to the existing wastewater treatment plant WWTP on McDowell Road via Cotton 

Lane 

All wastewater generated from the Talaverde Estates Project is anticipated to be 

treated at this WWTP 

The design criteria for the proposed Talaverde Estates sewer system will be based on 

the requirements set by LPSCO Residential flow rate projections were based on 100 

gallons per person per day with an average of 3 2 persons per household A peaking 

factor of 3 0 was applied to all average daily flows in the design of all sewer lines 

Please refer to the Sewer Master Plan submitted together with this final PAD develop 

ment Plan for further discussion on this topic 


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J 2006

Goodyeor 

A fq J 

13 PHASING PLAN 

The Master Phasing Concept Plan depicts the anticipated phasing of the residential lot 

development for this project In general there will be three phases of development 

The Master Phasing Concept Plan indicates the 

working from the south to the north 

basic lot development as well as each portion of the infrastructure to indicate the re 

spective construction phasing of the sub grade and surface improvements The first 

phase Parcel 1 of development will consist of the small model complex at the south 

end of the site along with the primary entrance to the subdivision as well as roughly 

one third of all the lots south of the primary collector road alignment The second phase 

Parcel 2 

will then consist of all the remaining lots south of the central collector road as 

well as the secondary entrance located along Camelback Road 

phase Parcel 3 

collector road 

The third and final 

will be comprised of all the lots located on the north side of the central 

As part of a regional partnership with surrounding landowners full street improvements 

to Citrus Road are planned 

to commence 

separately and in advance of the first phase of 

construction It is understood that City of Goodyear requires that half street improve 

ments to Citrus Road will need to be completed as part of the first phase of construc 

tion 

It is anticipated that the half street improvements to Camelback Road will com 

mence 

separately during the later stages of development 

as traffic demand dictates All 

detailed construction phasing will be shown on the Final 

Engineering Plans and ap 

proved by the City of Goodyear in advance of construction 

1 13 2006 42 

RBF Consulting

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When Recorded Return To 

City Clerk s Office 

City of Goodyear 

190 North Litchfield Road 

P O Box 5100 

Goodyear AZ 85338 

OFFICIAL RECORDS OF 

MARICOPA COUNTY RECORDER 

HELEN PURCELL 

2006 0657142 05 15 06 03 52 PM 

4 OF 4 

MARTlMEZB 

With a coPY to 

Andrew E Moore 

Earl Curley Lagarde P e 

3101 N Central Avenue Suite 1000 

Phoenix Arizona 85012 

DEVELOPMENT AGREEMENT 

THIS DEVELOPMENT AGREEMENT the Agreement is entered into this 

day of 

MI 2006 by and between Beazer Homes Holdings Corp a 

Delaware corporation the Developer and the City of Goodyear an Arizona municipal 

corporation the City hereinafter referred to 

individually as the Party and 

collectively as the Parties RECITALS 

A Arizona Revised Statutes A R S 9 500 05 authorizes the City to 

enter into development agreements with landowners and persons having an interest in 

real property that is located in the City and 

B 

This Agreement pertains to the approximately 259 acre 

property more 

particularly described on Exhibit A the Property and 

e 

Fee simple title to the Property is currently held by Hohokam Acres 

Limited Partnership an Arizona Limited Partnership and NBA Enterprises Limited 

Partnership an Arizona limited partnership collectively Abel Abel has agreed to 

sell the Property to Developer pursuant to a Purchase and Sale Agreement dated July 11 

2003 and Abel has consented to 

Developer entering into this Agreement and has 

acknowledged its consent by signing and acknowledging this Agreement at the foot 

hereof 

D The Property was included in the City s General Plan Update 2003 2013 

the General Plan that adopted the current land use 

designation for the Property on 

June 16 2003 and 

c documents and 

settings sandim 

local settings temporary mternet files olkl S6 

developnynt agreement final draft clean copy 04 25 06 doc 

di 4 eO 

S tJ3

E This Agreement is consistent with the portions 

applicable to the Property on the date this Agreement is executed 

of the General Plan 

NOW THEREFORE the Parties agree as follows 

AGREEMENT 

ARTICLE 1 DEFINITIONS 

The following terms shall have the meanings 

this Agreement except where the context clearly indicates otherwise 

1 1 Applicable 

Rules shall mean as defined in Section 8 1 

set forth below whenever used in 

1 2 City shall mean and refer to the City of Goodyear 

an Arizona municipal 

corporation and any successor public body or entity 

1 1 Developer shall mean and refer to Beazer Homes Holdings Corp 

a 

Delaware corporation and any successor in interest or assignee 

1 2 Final PAD shall mean and refer to a Final Planned Area Development 

which is approved by the City with respect to the development of a single Parcel as 

defined below or group of Parcels within the Property and which sets forth the specific 

uses densities features and other development matters with respect to such Parcel or 

Parcels 

13 PAD Plan shall mean and refer to the land use 

plan set forth as Exhibit B 

uses densities features and other 

approved with the Final PAD which sets forth specific 

development matters with respect to the Property and which is approved by the City 

Council in Case No 05 2000024 

14 Parcel shall mean and refer to a legally defmed lot or tract or contiguous 

group of lots in single ownership or under single control and considered a unit for 

purposes of development 

15 Preliminary PAD shall mean and refer to the Preliminary Planned Area 

Development approved by City on July 11 2005 in Ordinance No 2005 952 and Case 

No Z 23 03 which sets forth specific uses densities features and other development 

matters with respect to the Property 

1 6 Proiect shall mean and refer to the master planned community 

located on the Property and referred to as Talaverde Estates 

to be 

17 Property shall mean and refer to all of the real property which is legally 

described in Exhibit A 

c documents and settingslsandimllocal settingsltemporary interret fileslolkI 56 develoP 

2nt agreement Gnal draft clean copy 0425 06 doc

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ECOSIaTAfCRAfCcdasJsi

EiBFLPRLPDC

AGENDA ITEM 

DATE May 8 2006 

COAC NUMBER 06 2843 

CITY OF GOODYEAR 

CITY COUNCIL ACTION FORM 

q1 

SUBJECT Adoption of Resolution No 2006 

1040 Approving a Development Agreement 

with Beazer Homes Holdings Corporation a 

Delaware corporation to facilitate the 

development of Talaverde Estates 259 acre 

PAD at the southeast corner of Camelback and 

Citrus Roads Case No 05 90000014 

STAFF PRESENTER Harvey Krauss 

Community Development Director 

COMPANY 

CONTACT Andrew E Moore Earl Curley 

Lagarde P C 

RECOMMENDATION 

Council adopt Resolution No 2006 1040 approving a Development Agreement with Beazer 

Homes Holdings Corporation to facilitate the development of Talaverde Estates 

a 259 acre 

master planned community generally located at the southeast corner of Camelback and Citrus 

Roads 

COMMUNITY BENEFIT 

The Development Agreement provides for the following public benefits 

The Developer will install all internal roadways and adjacent arterials in accordance 

with City standards 

The Developer has committed to funding their proportionate share of installing traffic 

signals adjacent 

to Talaverde Estates 

The Developer of Sedella Meritage 

on Citrus Road adjacent to Talaverde Estates 

Homes will dedicate a two acre fire station site 

and Beazer Homes will pay their 

proportionate share of the operation and maintenance costs for the planned fire 

station 

The Developer has agreed to make a financial contribution to the impacted school 

districts in accordance with the City 

School Developer 

compact 

The Developer agreed to a gross density of approximately 1 

5 dwelling units per acre 

in compliance with the graduated density concept to protect Luke Air Force from 

additional residential encroachment 

Current Policy 

With the majority of new residential rezoning applications the City requests that the 

Developer address the financial contributions to public infrastructure and operational and 

maintenance costs for public safety facilities The development agreement also delineates 

the Developer s responsibilities for dedication of rights of way as well as construction of 

various infrastructure improvements such as 

roadways extension of utilities and traffic 

signals 

T COACS 06 2843 doc

DISCUSSION 

Beazer Homes is proposing a Final Planned Area Development known as Talaverde Estates 

on 

approximately 259 acres 

generally located at the southeast corner of Camelback and 

Citrus Roads 

The Final P AD consists of a total of 395 single family lots at a gross density 

of 15 dwelling units per acre One of the conditions for approval of the Final P AD was to 

enter into a 

development agreement to address road improvements utilities phasing of 

infrastructure development fee credits and fire and police operations and maintenance costs 

Talaverde Estates is located within the City 

s sewer service area and within the water service 

area of Arizona American Water Service Company AZ American Thus water service 

will be provided by AZ American 

Since the City does not currently have wastewater 

collection lines in the vicinity of Talaverde Estates the City is in the process of negotiating 

an interim service arrangement with Litchfield Park Service Company LPSCo for 

wastewater service to Talaverde Estates as well as Sedella 

Sedella with wastewater services 

LPSCo has the ability to provide 

Roads within Talaverde Estates will be constructed to City 

of the two 

standards and dedicated to the City for public maintenance after the completion 

year warranty period Development fee credits will be provided in accordance with 

prevailing City standards for traffic signalization The Developer will pay prevailing 

development fees to the City at time of building permit issuance 

The location of the fire station planned within the Sedella development will provide 

Talaverde Estates with an 

appropriate level of public safety service The City will obtain the 

2 acre site once construction activity commences in Sedella The City is responsible for 

constructing the facility and the developers of Sedella Talaverde Estates and any other 

benefited parties will fund the operational and maintenance costs for this station for 5 years 

at 1 5 million dollars per year The developers of Sedella Meritage Homes and Talaverde 

Estates Beazer Homes have reached an agreement on the sharing of 0 M costs for the 

fire station based upon the number of residentially platted lots 

The Development Agreement has a ten year term The P AD zoning 

vested if Meritage Homes receives a 

grading permit within 36 months after approval 

Agreement 

FISCAL IMPACT 

will be considered 

of this 

Public infrastructure required for Sedella will be privately financed andor financed through 

the formation of a CFD The Developer will also pay his proportionate share of any traffic 

signals on the adjacent arterials required to serve Sedella Two commercial sites consisting 

of 12 acres and 16 acres are 

designated for neighborhood commercial development with this 

Final P AD 

These parcels will provide future opportunities to the City for generating 

additional retail sales tax revenues 

T COACS 06 2843 doc

RBTC02dJHYKsPDBD

ORDINANCE 2006 998 

AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE CITY OF 

GOODYEAR MARICOPA COUNTY ARIZONA PROVIDING FOR 

CONDITIONAL REZONING OF 256 ACRES OF PROPERTY FROM THE 

PRELIMINARY PLANNED AREA DEVELOPMENT ZONING DISTRICT TO THE 

FINAL PLANNED AREA DEVELOPMENT ZONING DISTRICT FOR A 

RESIDENTIAL DEVELOPMENT KNOWN AS TALA VERDE ESTATES CASE NO 

05 200 00024 GENERALLY LOCATED AT THE SOUTHEAST CORNER OF 

CAMELBACK ROAD AND CITRUS ROAD AMENDING SUPPLEMENTARY 

ZONING MAP NO 05 238 TO PROVIDE FOR THE CHANGE IN ZONING 

PROVIDING SEPARABILITY AND PROVIDING FORAN EFFECTIVE DATE 

WHEREAS the City of Goodyear Planning and Zoning Commission held a public hearing 

on 

Zoning Case No 05 200 00024 on February 15 2006 in the manner 

prescribed by law 

for the purpose of considering the rezoning ofa parcel ofland containing approximately 256 

acres 

from the Preliminary Planned Area Development zoning district to the Final Planned 

Area Development zoning district 

WHEREAS due and proper notice of such public hearing before the City of Goodyear 

Planning and Zoning Commission was 

given in the time form substance and manner 

provided by law including publication of such notice in THE WEST VALLEY VIEW on 

January 31 2006 and 

WHEREAS the City of Goodyear Planning and Zoning 

the Mayor and Council of the City of Goodyear Arizona that it conditionally 

property as aforesaid and 

Commission has recommended to 

rezone the 

WHEREAS the Mayor and Council of the City of Goodyear Arizona desire to accept the 

recommendation of the Planning and Zoning Commission 

and conditionally rezone the 

property from the Preliminary Planned Area Development zoning district to the Final 

Planned Area Development zoning district 

NOW THEREFORE BE IT ORDAINED by the Mayor and Council of the City of 

Goodyear 

Arizona that 

SECTION I Rezoning A parcel of land of 256 acres as described in Exhibit A and 

attached hereto 

is hereby conditionally rezoned from the Preliminary 

Development zoning district to the Final Planned Area Development zoning 

provided in the Zoning Code 

Planned Area 

district as 

SECTION II Conditions 

following conditions 

The rezoning of 256 acres herein provided for is subject 

to the 

1 Compliance with the Planned Area Development PAD zoning district criteria and 

City of Goodyear s Engineering Design Standards for public 

works construction and 

T COACS 06 2825 TalaverdeFinalPAD doc

with Maricopa County Association of Governments standards for 

construction except as modified by the City Engineer 

public works 

2 Compliance with the development concepts and standards contained in the Talaverde 

Estates Final PAD Development Plan dated January 2006 as amended by any 

stipulations 

contained herein 

3 If the Developer fails to comply with any of the stipulations 

Ordinance or fails to 

comply with any other City codes and regulations 

development of Talaverde Estates then the Community Development 

designee may suspend issuance of building or construction permits Estates project until the cures 

Developer the item in default 

contained in this 

in the 

Director or his 

for the Talaverde 

4 The Developer shall enter into a 

Development Agreement with the City of Goodyear 

prior to or concurrent with City Council approval of the Final PAD for Talaverde 

Estates Said agreement will address the following issues 

a 

The construction of improvements within public rights of way 

b 

The construction ofoff site improvements required to serve the development 

c 

The Developer s participation in the capital and operation and maintenance 

costs for anew fire station 

d 

Certificate of Occupancy restrictions for dwellings not meeting 

response time goal for fire and emergency service 

the 4 minute 

e 

The extinguishment ofwater rights and credit to the appropriate entity 

f The Developer s proposed mitigation measures for addressing impacts 

school districts 

to the 

g The use of credits reimbursements or other repayment mechanisms In 

consideration for public improvements and benefits 

h 

Such other matters as the City and Developer mutually deem appropriate 

5 The maximum number of dwelling units in the rezoned area shall not exceed 395 

Minor amendments defined as those not 

permitting an increase in the number oftotal 

dwelling units in excess of 395 nor 

permitting arterial street intersections at locations 

other than presented in the Final PAD nor uses 

changes permitting densities and 

intensities not included in the application nor the relocation of intended uses except 

as allowed by existing city codes to the proposed land use concept and configuration 

may be administratively approved by the Community Development Director or his 

designee 

6 The underground placement of all permanent utilities excluding power lines 69 kV or 

larger within the proposed development and abutting the Development s portion of 

T COACS 06 2825 TalaverdeFinalPADdoc

perimeter arterial streets per phase prior 

to Issuance of the first Certificate of 

Occupancy including those for model homes 

7 The Developer shall control dust as required by the State City and the County 

Bureau ofAir Pollution on 

temporary access ways during construction with a dust 

proofroad surface 

8 Failure of the Developer to commence offsite water and sewer infrastructure 

improvements for the rezoned area within three 3 years of City Council approval of 

the Final PAD for Talaverde Estates shall be cause for the City Council to initiate 

rescinding the zoning unless an extension oftime is granted by the City Council 

9 The Developer shall submit a plan with the Final Drainage Report 

for this subdivision 

that identifies alternative methods for storm water 

disposal in the event the storm 

water 

disposal methods proposed by the Developer are not effective The Developer 

will be responsible for implementing corrective measures for the duration of the 

project s warranty period 

10 The Developer shall provide for the dedication of the following rights of way in 

form and substance acceptable to the City Engineer prior to or concurrent with 

recordation of any Final Plat 

a 

South halfofCamelback Road right of way 

65 feet from centerline 

b 

East halfofCitrus Road right of way 

55 feet from centerline 

11 The Developer shall make a good faith effort to obtain the right of way 

for that 

portion of Camelback Road and Citrus Road that extends from the subject property 

up to and including the intersection ofsaid roadways and convey said right of way to 

the City prior to or concurrent with recordation of the Final Plat for Phase 1 of the 

development as provided for in the Development Agreement for Talaverde Estates 

12 Construction of the half street 

improvements on Citrus Road shall be completed in 

conjunction with development ofPhase I ofthis project 

13 Construction of the half street 

improvements on Camelback Road shall be completed 

in conjunction with development of Phase 2 or Phase 3 of this project whichever 

occurs first 

14 The City will allow interim sewer service to the development to be provided by 

LPSCO until such time as such service is either available from the City of Goodyear 

or the City makes other arrangements with LPSCO to provide sewer service to the 

property on apermanent basis 

15 Improvements made on all arterial collector and local streets 

abutting and within the 

Talaverde Estates development shall comply with the City of Goodyear s prevailing 

Engineering Design Standards except as modified by the City Engineer The 

Developer shall provide atwo year warranty on all public improvements dedicated to 

the City of Goodyear 


16 The Developer is responsible for a 

proportionate share ofthe costs for adjacent traffic 

signals The Developer shall either construct these signals when warranted or pay to 

the City the proportionate share of the costs to install the required signals when 

requested by the City Engineer 

or his designee 

17 The Developer shall submit a current Phase 1 Environmental Survey designating the 

City of Goodyear as named party to whom such survey is delivered and to whom 

such certification is made together with any additional environmental surveys which 

the City Engineer deems necessary dependent upon 

the contents of the Phase 1 

survey Such survey shall cover publicly dedicated rights of way easements or other 

parcels of land dedicated to the public and shall be submitted with the Final Plat for 

the project Any environmental conditions identified by the Phase I Environmental 

Site Assessment shall be addressed and remediated to the satisfaction of the City 

or 

Engineer his designee prior to approval of any Final Plat for the project 

18 The Developer shall provide for a waiver agreement which shall run with the land 

for each initial Homebuyer to sign and shall include the following statement in the 

waiver agreement Talaverde Estates is subject 

to attendant noise vibrations dust 

and all other effects that may be caused by over flights and by the operation of 

aircraft landing at or taking off from Luke Air Force Base andor the Phoenix 

Goodyear Airport The Owner does release and discharge the City of Goodyear and 

Beazer Homes from any liability for any and all claims for future damages and 

complaints of any kind to persons 

or property that may arise at any time in the future 

from the operation of such aircraft near and over the area 

19 The Public Sales Report and Final Plats shall include a statement that Talaverde 

Estates is subject to attendant noise vibrations dust and all other effects that may be 

caused by overfli ght and by the operation of aircraft landing at or 

Luke Air Force Base and or the Phoenix Goodyear Airport 

taking off from 

20 The Developer shall post signage within all subdivision sales offices identifying the 

location of the Luke Air Force Base Accident Potential Zones APZs 65 Ldn and 

higher noise contours and departure corridors as well as the Phoenix Goodyear 

Airport Traffic Pattern Area and noise contours per the Goodyear General Plan 2003 

2013 Policy B 3e of Section 9 2 This display shall include a twenty four by thirty 

six inch 24 x36 map at the main entrance of such sales facility and shall include 

the approximate locations of the homes or apartments being sold or leased clearly 

depicted The required contents of the map shall be provided by the City of 

Goodyear 

21 The Public Sales Report and Final Plats shall include a statement that Talaverde 

Estates is in proximity to the proposed Loop 303 and may be subject to potential 

noise intrusion vibrations dust and all other effects that may be caused by said 

roadway 

22 The following information a shall be disclosed in the Public Sales Report and b 

shall be provided in a separate acknowledgment which shall run with the land for 


each initial Homebuyer to sign Talaverde Estates is in close proximity to agricultural 

uses and may therefore be subject 

to noise dust and odors associated with such uses 

23 The following information a shall be disclosed in the Public Sales Report and b 

shall be provided in a 

separate acknowledgment which shall run with the land 

each initial Homebuyer to sign 

Talaverde Estates is in proximity 

to the Arizona 

Motor Sports Park generally located at Camelback Road and Reems Road and may 

be subject to potential 

noise intrusion 

for 

24 The following information a shall be disclosed in the public sales report and b 

shall be provided in a 

separate acknowledgment which shall run with the land 

each initial Homebuyer to sign Single family residential parcels within Talaverde 

Estates may be in the vicinity of land designated for commercial development fire 

station elementary school ballfield lighting or APS electrical substation or sewage 

lift station and therefore may be subject 

to noise intrusion and all other effects 

associated with such uses 

for 

25 For any single family residential land uses within the PAD the developer shall 

submit a copy of the legal documents pertaining to the establishment of a 

Homeowners Association and any restrictive covenants associated with the proposed 

development for City Staffreview and comment prior to approval of any Final Plat 

for residential development 

26 The Developer shall design the residential subdivisions to minimize the occurrence of 

T intersections where dwelling units will be subject to headlight intrusion into living 

areas 

27 All housing products to be constructed within the project 

City for Design Review and approval prior to submittal of single family standard 

custom construction plans 

shall be submitted to the 

or 

28 All development on the subject property shall comply with the prevailing City of 

Goodyear Design Guidelines 

29 The Developer shall de emphasize the garage element of all dwelling units by using 

techniques such as front porches and livable areas of the home that project forward 

the garage side entry or recessed garages or other design elements acceptable 

to the 

Community Development Director orhis designee 

30 Four sided architecture is required for all buildings within the Talaverde Estates PAD 

PAD Architectural details provided on the front elevation shall also be provided on 

the side and rear elevations ofthe building 

31 Dwelling units with the same elevation or color scheme within the Talaverde Estates 

PAD shall not be placed side by side or across the street from each other unless the 

elevation is fundamentally different as determined by the Community Development 

Director or his designee 

T ICOACSI06 2825 TalaverdeFinalPAD doc

32 Homebuilders within Talaverde Estates shall provide for atotal wall assembly with a 

minimum thermal resistance R value of 19 and shall demonstrate this with the 

submission of standard building plans to be reviewed and approved by City staff 

which shall specify the use of 2 x6 construction or acceptable equivalent 

walls of homes 

for outer 

The City shall review the exterior house wall construction standards 

with respect to noise abatement to ensure that the 2 x6 construction standard is 

maintained 

33 The Developer Homebuilder or Homeowner shall provide and install a front yard 

landscape package for each dwelling within 60 days of issuance ofthe Certificate of 

Occupancy for that dwelling The CC Rs shall contain language reflecting this 

requirement and providing a mechanism for the developer to install the front yard 

landscaping in the even the Homeowner fails to install said landscaping within the 60 

day time period 

34 No more than three two story homes shall be permitted side by side and three 

consecutive two story homes must be followed by a minimum of two 

single story 

homes 

35 No two story homes shall be permitted on lots adjacent to the commercial parcels 

unless a landscape buffer ofaleast 35 feet in width separates the two uses 

36 All lots abutting Camelback Road and Citrus Road and any 

comer lots shall be 

developed with single story homes unless there is a 35 foot wide landscaped tract 

between the previously stated rights of way and the lot line 

37 All open space 

areas trails and other community amenities shall be privately owned 

and maintained by the Talaverde Estates Homeowners Association HOA and that a 

note be placed on each Final Plat indicating HOA ownership 

responsibilities ofthese tracts 

and maintenance 

38 All lots adjacent to common open spaces that have view fences shall be required to 

complete their rear yard landscaping within 90 days ofthe issuance of aCertificate of 

Occupancy 

39 The Developer shall improve all tot lots within the project with an approved shade 

canopy overthe play equipment 

40 The Developer shall provide pedestrian scale security lighting for all trails and active 

recreational areas within the project 

41 All hardscape entry monument and wall plan details within the Final PAD 

Development Plan are conceptual in nature and are not approved by virtue of zoning 

Separate review and approval by the City of Goodyear Community Development 

Department is required 

42 Landscape and other open space improvements located within a phase of 

development shall be completed upon issuance of the first Certificate of Occupancy 

for a single family dwelling unit within that phase 

T COACS 06 2825 TalaverdeFinalPAD doc

43 The Developer shall post signage on the property that identifies a Talaverde Estates 

is in a Luke AFB overflight area and b adjacent 

contour 

to the Luke AFB 65 Ldn noise 

The final configuration location and quantity of the signage are subject to 

review and approval by the Community Development Director or his designee prior 

to 

approval of any Final Plat for Talaverde Estates 

44 The Developer shall execute an 

avigation 

easement overthe entire Talaverde Estates 

property record the document in the Maricopa County Recorder s office and provide 

the City of Goodyear Community Development Department with a copy of the 

recorded easement 

prior to approval of any Final Plat or Site Plan for the property 

Said easement shall be in form and substance acceptable to the Community 

Development Director or his designee and 

45 The Developer shall dedicate right of way with the Final Plat from the 178th Lane 

cul de sac on the south side of the project 

to be used for vehicular access to the 

approximately five 5 acre 

property that was approved as part of the Preliminary 

PAD but was removed from the project prior to the Final PAD application Such 

dedication shall be abandoned by the City should the five 5 

zoning approval for other than residential use 

acre 

property receive 

46 The following information shall be provided in a separate acknowledgement which 

shall run with the land for each initial Homebuyer of lot numbers one 1 through 

eleven 11 fronting on 178th Lane on the south side of the property The Developer 

has dedicated a 

right of way from the 178th Lane cul de sac on the south side of the 

project that may be used for vehicular access to the approximately five 5 acre 

property that was approved as part ofthe property in the case 

preliminary zoning but 

which was removed from the property prior to the final zoning approval for the 

property This right of way dedication shall be abandoned by the City 

5 acre 

property receive zoning approval for other than residential use 

should the five 

SECTION III Amendment of Zoning Map The Zoning Map of the City of Goodyear is 

herewith conditionally amended to reflect the change in districts referred to in Section I and 

the adoption of Supplementary Zoning Map No 05 238 a copy of which is attached Exhibit 

B 

and which shall be filed with the City in the same manner as the Zoning Map of the City 

of Goodyear 

SECTION IV Separability If any section subsection sentence clause phrase or portion of 

this Ordinance is for any 

reason held invalid or unconstitutional by any court of competent 

jurisdiction such portion shall be deemed a separate distinct and independent provision and 

such holding shall not affect the validity ofthe remaining portions thereof 

SECTION V Effective Date This ordinance shall become effective at the time and in the 

manner 

prescribed by law 

PASSED AND ADOPTED by the Mayor and Council ofthe City of Goodyear 

day of M tJ 

y 2006 

Arizona this 


u2 

es M Cavanaugh Mayor 

5 i o 

Date I t 

ATTEST 

Dee 

cfJc 

City Clerk 

f 

CERTIFICATION OF RECORDING OFFICER 

STATE OF ARIZONA 

County of Maricopa 

ss 

I the undersigned Dee Cockrum being the duly appointed qualified City Clerk ofthe City 

of Goodyear Arizona certify that the foregoing Ordinance 02 998 passed and adopted at a 

City Council Meeting of the Council of the City of Goodyear Maricopa County Arizona 

held on the 

day of tal 2006 at which a quorum was present and by 

a 7 0 vote voted in favorof said ordinance 

Given under my hand and seal this f5dayof 

CityCI 

flu 1 

I 

Mr 

2006 

CI 

0 

0 

J 

III 1 1 111 OF II 

GOo 

f 

I PO 

1946 

J 

O 

tIR A r 0 

111111 11111 

T COACS 06 2825 TalaverdeFinalP ADdoc

@N T S 

OFFICIAL SUPPLEMENTARY ZONING MAP NO 05 238 

AMENDING ARTICLE 2 SECTION 1 B OF THE ZONING ORDINANCE OF 

THE CITY OF GOODYEAR AMENDED BY ORDINANCE NO oOi ft 8 

PASSED BY THE CITY COUNCIL OF THE CITY OF GOODYEAR ARIZONA 

THIS DAY OF 

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SUBJECT PROPERTY 

A portion of Section 23 Township 2 North 

Range 2 West of the Gila and Salt River Base 

and Meridian Maricopa County Arizona 

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SOURCE CITY OF GOODYEAR G IS 

CITY OF GOODYEAR AZ 

REZONE CASE 

EXHIBIT 

A REZONE FROM PAD Prelim TO PAD Final 05 20000024 

DATE 

FEB 06

Exihit A 

LEGAL DESCRIPTION 

Portion of Section 23 Township 2 North Range 2 West of the Gila and Salt River Base 

and Meridian Maricopa County 

Arizona described as follows 

Commencing at the southwest corner of said Section 23 marked with a brass cap in d 

hole from whence the west quarter corner of said Section 23 marked with aluminum cap 

lies North 000 00 23 East 2641 52 feet 

Thence North 000 00 23 East along the west line of the southwest quarter of said 

Section 23 a distance of 1156 22 feet to the POINT OF BEGINNING 

Thence continuing North 00000 23 East along said west line a distance of 1485 30 feet 

to the west quarter of said Section 23 

Thence North 000 00 24 East along the west line of the northwest quarter of said 

Section 23 a distance of 2061 64 feet to a point that lies 580 00 feet south of the 

northwest corner of said Section 23 marked with a brass cap in a hand hole 

Thence departing said west line South 89051 56 East parallel with and 580 00 feet 

south of the north line of said northwest quarter a distance of 980 00 feet 

Thence North 000 00 24 East parallel with and 980 00 feet east of the said west line a 

distance of 580 00 feet to the north line of said northwest quarter 

Thence South 89051 56 East along said north line a distance of 1656 72 feet to the 

north quarter corner of said Section 23 marked with an aluminum cap 

Thence South 890 51 56 East along the north line of the northeast quarter of said 

Section 23 a distance of 660 00 feet 

Thence departing said north line South 00051 07 West a distance of 455 04 feet 

Thence South 020 50 28 West a distance of 505 56 feet 

Thence South 04024 22 West a distance of 325 91 feet 



Thence South 1r 11 38 West a distance of 287 66 feet 

Thence South 250 48 01 

West a distance of 321 74 feet 


Thence South 41018 37 West a distance of 431 78 feet 

Thence South 46009 13 West a distance of 561 62 feet


Thence South 5r 5722 West a distance of 200 84 feet to a point that lies 1156 22 feet 

north of the south line of the southwest quarter of said Section 23 

Thence South 890 42 17 West parallel with and 1156 22 feet north of said south line a 

distance of 1329 78 feet to the POINT OF BEGINNING 

Containing 255 59 acres more or less

Talaverde Estates - The Hogan Group

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