Planning commission recommends rezoning for 35-acre West Maricopa Village mixed‑use project

The Maricopa Planning and Zoning Commission voted to recommend approval of PAD19‑03, West Maricopa Village, a rezoning request to create a planned area development for a proposed mixed‑use project on about 35.25 acres at the southeast corner of Loma Road and Smith‑Enke Road.

The recommendation, which moves the proposal to City Council for final action, would change the property’s existing CI‑2 (industrial) zoning to a PAD (Planned Area Development) and adopt a development land‑use plan and standards allowing single‑family rental homes, multifamily housing, live/work and other mixed‑use commercial components, and site‑specific design standards.

Commissioners and staff said the PAD is consistent with the city’s General Plan land‑use designation of Mixed Use and would establish setbacks, permitted uses, parking ratios, landscape and street‑design guidelines, and phasing that future site plans must follow. Commissioner Sharp said, “I think this is an ideal project for this part of the city,” and commended the applicant’s planning and coordination with the city.

Staff presentation and the applicant’s conceptual materials described a six‑lot plan: Lot 1 (about 16 acres) proposed for single‑family rental product with a pool and amenity package; Lot 2 at the southwest corner designated for multifamily apartments; Lot 3 along Smith‑Enke Road for true mixed use (upper‑floor housing over commercial/medical offices and possible live/work units); Lot 4 shown for a gas station on the Smith‑Enke frontage; Lots 5 and 6 reserved for future users to the northwest. The plan includes a private “Main Street” designed for walkability, an 8‑foot decomposed granite trail encircling the property, 5‑foot interior concrete sidewalks and highlighted pedestrian crossings, and a transit stop on Loma Road to connect to regional transit.

Staff and the applicant also described design guidelines that are conceptual at this stage: single‑story single‑family homes adjacent to existing subdivisions, a mix of materials and architectural styles intended for visual compatibility with nearby homes, and three‑story buildings in the multifamily/mixed‑use areas. Staff noted a 25‑foot buffer from the property line to a wall plus an additional 10‑foot rear yard, resulting in buildings about 35 feet from the existing residential property line.

Transportation and drainage questions drew extended discussion. Eduardo Dallas, the city engineer, said the traffic impact analysis is still under review and that the city is coordinating with the Arizona Department of Transportation on right‑of‑way for State Route 238. “This area is still under study,” Dallas said, adding that the city has not yet determined whether to require additional right‑of‑way. Commissioners expressed concern that SR‑238 is seen in regional plans as a future high‑capacity connection (I‑11) and requested concrete coordination with ADOT. On signalization, staff said the current traffic analysis did not yet warrant a traffic signal at the Loma/SR‑238 intersection, but that staff expects a signal may be needed as the area develops; staff has not approved the traffic analysis because it did not meet the city’s standards.

On drainage, commissioners asked about a floodplain and drainage study prepared by EPS Group; staff said the floodplain work is under FEMA review and that review outcomes are expected to reduce the mapped shallow flooding (one‑to‑three feet) shown in prior analyses.

Staff said notification letters and a neighborhood meeting were completed; two written comments are included in the staff report. During the public hearing no speakers registered to comment. After commission questions and discussion about traffic coordination and construction impacts, the commission voted to recommend approval of PAD19‑03 “subject to the conditions of approval stated in the Staff Report,” and the chair declared the motion carried.

The commission’s recommendation is advisory; City Council will consider the PAD and text amendments and must act to rezone the property and adopt the PAD standards. If Council approves, subsequent preliminary and final plats and design review permit applications will bring site‑level details back to the city for review.