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El Mirage approves zoning change to allow townhomes in urban corridor
Summary
After a public hearing, the council amended the zoning code to permit single-family attached dwellings (townhomes/condos) in the urban corridor zoning district; the change was driven by a developer request for a site near El Mirage and Thunderbird.
The El Mirage Common Council adopted a zoning text amendment to allow single-family attached dwellings (commonly described as townhomes or condos) in the city's Urban Corridor zoning district, following a public hearing and a staff presentation.
A city planner explained that a developer's pre-application for a specific site revealed the current zoning did not permit individually owned single-family attached units. The planner described the requested change as a table amendment to the permitted uses for the urban corridor: if adopted, the land-use table would show a "P" (permitted) for "dwelling, single-family attached" under the Urban Corridor designation. The planner said the amendment would take effect within 30 days of approval.
The applicant, who identified himself for the record as Brennan Ray of Ray Law (2325 E. Camelback Road), told council he and his client hope the text change will allow another housing option in El Mirage and that townhomes provide market flexibility: "We're excited for the opportunity to provide another housing option within the city," he said. Ray said the request was prompted by a specific site at the corner of El Mirage Road and Thunderbird Road, adjacent to the Casa Mirage Apartments, but the change would apply citywide within the Urban Corridor zoning areas identified on the map.
A resident, Jeff Lock, asked whether developers would pay for off-site improvements because El Mirage currently has no impact fees; city staff said questions about infrastructure and exact obligations would be addressed at the site-plan stage and that "generally, developers do pay for any outside improvements." The applicant and staff also told council that the units would be platted as individually owned parcels and that a homeowners association and property-management arrangements would be likely; the developer said final decisions about rental versus sale and pricing are not yet determined.
The Planning and Zoning Commission recommended approval 5-0. Council member Norton McDaniel moved to adopt the ordinance (listed in the motion as O25-06-03); the motion was seconded and approved by voice vote.
