The Planning and Zoning Commission this week unanimously approved site, landscape, photometric and elevation plans for what will become Maricopa’s largest apartment complex.
The proposed 574-unit Apartments at Honeycutt would be on 20.2 acres south of the Union Pacific Railroad tracks off John Wayne Parkway on Honeycutt Avenue, which would be extended to the complex entrance as part of the Maricopa Station development.
Apartments at Honeycutt represents one of the first significant investments in the Maricopa Station area. It is planned as an innovative multi-family complex for various types of residents. It would have market-rate apartments consisting of three buildings and 174 residences. It also would have workforce apartments consisting of four buildings and 200 residential units. Finally, there is a senior-restricted component in a single building with 200 residential units.
Each development type will have a dedicated clubhouse with amenities. The overall site also will provide several shared amenities for all residents. Development of the site will be in three phases.
The plan includes clubhouses, dog park, kids’ area, sport courts, battery-charging stations for electric vehicles and community open space. Units on the second floor or higher will have balconies. Those at ground level will have patios.
The proposed landscape plan, which is required to provide a minimum of 30% open space, exceeds that with approximately 35% open space scattered around the site among the residential buildings and along the site’s periphery. Plans call for at least 400 trees and more than 1,000 shrubs.
A Preliminary Traffic Impact Analysis, reviewed by the city engineer, found that timing of traffic signals on John Wayne Parkway is not adequate for this and any other future development, however relief is coming from the city.
Traffic signals on the thoroughfare formerly were controlled by Arizona Department of Transportation. Those now are controlled by the city, which has proposed a Capital Improvement Plan for fiscal year 2023-24 to optimize, synchronize and monitor the timing at all intersections on the stretch of road within the city.
The proposed CIP project also suggests adding modifications within the signal cabinets, connecting a fiber network in addition to implementation of coordination and timing plans at intersections, followed by observation and changes to improve performance and maintain an acceptable level of service. Eleven traffic signals along John Wayne Parkway from the northern city limit south to Farrell Road are expected to be synchronized.
Additionally, the traffic engineer has provided timing recommendations to improve the intersection of JWP and Honeycutt Avenue, close to the proposed apartments. The TIA recommends dual left-turn lanes be implemented on all approaches of the intersection. Current pavement width allows the east side of JWP and Honeycutt to be re-stripped to accommodate a second left-turn lane.
These traffic-improvement measures will not only benefit the proposed development but also the surrounding community, improving traffic flow and reducing congestion on JWP, engineers believe.
Maricopa Station is planned as a mix of commercial and residential uses. Apartments at Honeycutt would fulfill the residential portion. The apartment-complex project narrative outlines proposed connection and integration of commercial and residential portions of the conceptual Maricopa Station plan.
Alan Beaudoin and Rachael Smith of Norris Design made the request for P&Z approval on behalf of property owner Shaun Ridge, LLC, and developer DBG Properties, LLC. development.