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MINUTES OF THE SPECIAL MEETING
OF THE HONORABLE MAYOR AND COUNCIL
OF THE CITY OF CASA GRANDE
HELD IN THE COUNCIL CHAMBERS
510 E. FLORENCE BOULEVARD, CASA GRANDE, AZ 85122
MONDAY, AUGUST 16, 2017
 
             
A.   Call to Order
Mayor McFarland called meeting to order at 5:30 p.m.
 
             
B.   Roll Call  
Present:
Donna McBride, Council Member  
 
Lisa Fitzgibbons, Council Member  
 
Matthew Herman, Council Member  
 
Mary Kortsen, Council Member  
 
Dick Powell, Council Member  
 
Ralph Varela, Mayor Pro Tempore  
 
Craig McFarland, Mayor  
Also Present:
Larry Rains, City Manager
Gloria Leija, City Clerk
Brett Wallace, City Attorney
Celina Morris, Finance Director
Paul Tice, Planning & Development Director
Kevin Louis, Public Works Director
Steve Hardesty, Community Services Director
             
C.   Consent Agenda
All items listed with an asterisk (*) are considered routine matters and will be enacted by one motion and one roll call vote of the Council. There will be no separate discussion of these items unless a Council Member or member of the public so requests, in which event the item will be removed from the Consent Agenda and considered in its normal sequence of the agenda.
 
             
D.   New Business:  
             
  D.1   
Public Hearing and Consider Ordinance No. 1178.387
Approving a Major Amendment to the Regional Gateway Commerce Center PAD to Create Dreamport Villages Casa Grande North Planned Area Development (PAD)

 
  Paul Tice, Planning and Development Director, reported that Jim Gagliardi, City Planner would be addressing agenda items D.1 and D.2.

Jim Gagliardi, City Planner, offered a PowerPoint presentation to review the below information.  The PowerPoint presentation that included information on agenda items D.1 and D.2 is hereto attached as Exhibit "1".

The request is submitted by Gilmore Planning on behalf of Casa Grande Mountain Ranch Limited Partnership and others to amend the Regional Gateway Commerce Center PAD (Exhibit A), between  Interstate 8 and Jimmie Kerr Blvd, west of Interstate 10 to create the Dreamport Village North PAD. The proposed amendment would replace the previously-approved office campus land use to allow a resort commercial land use, specifically for a recreational extreme sports-outdoor amusement theme park, a resort hotel, indoor waterpark, gated RV park, restaurants, and a retail/marketplace.  The amendment proposes to revise the master circulation plan of the previously-approved PAD and incorporate new areas that previously were outside of the PAD zone currently zoned I-1 and UR.

At its March 2, 2017 public hearing, the Planning and Zoning Commission voted unanimously to forward to City Council a recommendation to approve DSA-17-00002, Dreamport Villages Casa Grande North, subject to staff's technical modifications and conditions (Exhibit B - PZ Staff report, Exhibit C - PZ minutes, and Exhibit D - technical modifications and conditions).     Since that time the technical modifications have been addressed; therefore the recommendation is to approve DSA-17-00002 with the following conditions:
  1. A Master Water Report that details the water demands, sources and facilities needed to serve the PAD shall be submitted and approved by Arizona Water Company and the City prior to approval of any Major Site Plan within the Dreamport North or South PAD.
  2. A Master Wastewater Report that details the wastewater demands and treatment facility shall be submitted and approved prior to approval of any Major Site Plan within the Dreamport North or South PAD
  3. A Master Drainage Report shall be submitted and approved prior to approval of any Major Site Plans within the PAD. Said report to provide details regarding:
  • The source and amount of off-site flows that are impacting the site and how said flows will be transmitted through the site.
  • How development will occur within the Special Flood Hazard Area A in compliance with the City’s special flood hazard area regulations.
  • The amount of additional stormwater that will be created with the development of the site and how said stormwater will be managed and retained.
The proposed Dreamport Villages Casa Grande North Planned Area Development (PAD) is 618-acres in size. It is an amendment of the 525-acre Regional Gateway Commerce Center PAD currently approved for office, business park, and light industrial and hotel uses with allowed heights up to 100 ft.  An additional 93 acres currently zoned UR (Urban Ranch) and I-1 (Garden and Light Industrial) are being included and rezoned with the new PAD to accommodate Dreamport Villages Casa Grande North PAD.  This PAD proposes a resort commercial land use which would include hotels, an indoor water park, an extreme sports park featuring motor, water, and skill based sports such as wakeboarding, and Go Kart tracks. Other aspects of the request include outdoor live entertainment, a marketplace, movie studio, RV park;, warehousing, restaurants, a future train station, and utility facilities such as wastewater and well sites.  The resort hotel is proposed to have a maximum height of 260 ft., with outdoor recreation/amusement park structures proposed to have a maximum height of 400 ft.  

With this change in land use, a master circulation plan and study have been developed to address the estimated traffic generated into and out of this area (Exhibits E-1 and  E-2).  As each portion of the park develops, a specific Traffic Impact Analysis would be required to examine what portion of the Traffic Circulation Study needs to be implemented at the Major Site Plan review stage which gets submitted for approval by the Planning & Zoning Commission.    
 
There would be an intersection with a parkway planned to serve the PAD and I-8 at the Henness Rd. alignment where a new interchange would be constructed with Interstate 8.  This parkway would meander to the east slightly and be developed as an overpass over the UPPR (Union Pacific Railroad) and Jimmie Kerr Blvd to Selma Highway. Ultimately, it would proceed north to Florence Blvd following a proposed alignment that lies east of Mitchell Rd.  Transportation details are still being studied as to how best carry traffic traveling to the site from the north.  Ultimately, there will be an interchange at Selma Highway and Interstate 10. In the interim, there is  analysis occurring regarding how to mitigate roadways further north to handle impact of the added traffic, mainly on  Florence Blvd between its I-10 interchange and the intersection with the new parkway.   The first phase of the development, a hotel with an indoor water park would require only a relatively minor portion of traffic improvements versus what will be constructed when the entire project is completed. The major improvement associated with the first phase is the construction of an interchange at I-8 and the Henness Rd. alignment, and an overpass over UPPR and Jimmie Kerr Blvd leading to Selma Highway (Exhibit E-1).   

In addition to vehicular circulation, this amendment proposes to also reflect regional trails that are identified in the City's Regional Park and Trail plan to extend through the north PAD, primarily following the canal system, leading from the community trail at Casa Grande Mountain northward through the development toward the primary parts of the City. Implementation of these trails would occur at the time of platting and Major Site Plan approval. 
  
A water and waste water impact reports were submitted with the PAD. A privately-constructed and operated waste water facility is proposed for this project; as well as a water campus to serve both the north and south Dreamport developments.  Public Works requires that a more detailed Master Water and Sewer Report be provided for review.  This will contain specific information on the water and wastewater infrastructure that needs to be constructed to serve the proposed development be submitted and approved prior to approval of any Major Site Plan within the PAD.  
 
There is an existing Analysis of Assured Water Supply issued by ADWR for the existing PAD that extends through July of 2018. Based on the current Analysis of Assured Water Supply, the Project has available water rights that are more than adequate for the full build-out of this project. The Project will be implementing additional water analyses as well as updating and extending the Analysis of Assured Water Supply for the later phases of the Project. The Project is located with the Pinal Active Management Area and all requirements for establishing assured water rights apply as conditions for approving Final Plats. 
 
There is an existing 12” water line within the Project that extends along the Cox Road alignment and continues under I-8 to the south. Although there are other potential connections for water service north of Jimmie Kerr Boulevard, the required volume for the Project dictates a larger more comprehensive solution involving storage tanks and pump stations to satisfy demand for domestic and fire services. Details of the final layout and associated improvements will be dictated by the Arizona Water Company who will establish locations for water infrastructure facilities, which may occur on-site and off-site based on the area requirements surrounding the PAD. If there is a decision to place a ‘water campus’ on-site, the preferred location will be along the north boundary where the waste water treatment plant and electrical substation are also being planned. The location, service access and buffering will be included with first application for Major Site Plan Approval.  These facilities will be installed by the Project and be dedicated to and maintained by the Arizona Water Company.
 
Integral to the Project will be water based amenities.  Plans call for a water taxi system that can transport guests from parking areas to the Resort, to the Extreme Sports Complex, to the Adventure Zone, and to the future Amtrak Station. Waters sports will include 2 wake board cable systems on an approximate 7.5 acre lake treated for full body contact, and a separate 12-15 acre lake used primarily as a visual amenity for the resorts and water taxis.
 
The source of water for these amenities relies on the surface waters available from the San Carlos Irrigation and Drainage District (SCIDD). The Project will develop a network of water features with canals and adjacent walkways which will be integral to the pedestrian experience. SCIDD has qualified that as long as these water features are designed as a storage reservoir(s) used as a means to balance irrigation demands throughout the downstream network, then the State’s restrictions limiting surface area will not apply. SCIDD has been planning for this type of reservoir which the Project has been able to capitalize for the benefit of the both the Project and SCIDD. Because these storage reservoirs are situated outside SCIDD’s service boundary, the Project cannot draw water for use, but the reservoir can serve as a visual amenity and be used for recreational activities. With SCIDD’s approval, the Project may elect to acquire additional water from other sources and “wheel” that volume through SCIDD’s upstream canal into the storage lakes and water features, which can be used by the Project. SCIDD will require service access along both sides of the canal with one side sized for maintenance equipment during their one month dry-down season. Subject to SCIDD’s approval criteria, the storage reservoir waters may be commingled with the Project’s Class ‘A’ effluent water and returned to the canal system for use by the farmers downstream. Ownership of the lakes, canals, and related water features may be transferred to SCIDD or to the City of Casa Grande, subject to the terms of a Development Agreement.  Long term maintenance of these facilities will remain with Dreamport Villages Casa Grande.

In evaluating this site for the use and impact generated by the use, there are good buffers in place due to its location between two interstates, Jimmie Kerr Blvd, UPPR and the San Carlos Irrigation canal. 

Noise and visual impact require addressing.  The development agreement proposes a particular noise threshold as measured from neighboring properties. At the time of Major Site Plan approval, further analysis will be required to ensure that noise does not adversely impact adjacent sites.  To help address some of the visual impact, there is a stipulation that Planning Commission has the ability to approve up the specified height, which means that there will be more guidance with regard to placement of  particularly tall structures during the Major Site Plan consideration process.  Secondly, the PAD also proposes that structures or buildings will have to be setback from the perimeter of the PAD boundary a distance equal or greater to its height.  There are also step-backs proposed for structures 150 feet in height or greater.  The step-back would require that in addition to meeting the minimum setbacks, the structure has to be setback one additional foot for every foot in height over 150 feet in height.

Exhibit F is a letter of correspondence received from the attorney of the owner of the purple warehouse building (Picacho Trading Post) at the southeast corner of Jimmie Kerr and Cox Rd. received after Planning Commission.  The letter expresses general concern over access and the impact of abutting development.  Other comments received during the notification for Planning Commission are included as exhibits within the Planning Commission staff report (Exhibit B). Details such as access and abutting uses will be finalized during platting and Major Site Plan review.

Cameron Carter, Rose Law Group, offered a PowerPoint presentation to review the Dreamport Villages, Block Sports Destination Resort. In the PowerPoint, Mr. Carter reviewed the below:
  • Highlights of the proposed Multi-Faceted Destination Resort and Theme Park
  • Dreamport Villages North PAD
  • Dreamport Villages South PAD
  • Development Agreement
The PowerPoint is herewith attached as Exhibit "2".

At this time, Mayor McFarland Declared a public hearing to allow comments a major amendment to the Regional Gateway Commerce Center PAD to create Dreamport Villages Casa Grande North Planned Area Development (PAD); and expanding the PAD By 93 acres to include a rezone of areas currently designated Urban Ranch (UR) and Garden And Light Industrial (I-1) for Property located between Interstate 8 and Jimmie Kerr Boulevard, West of Interstate 10, Casa Grande, Arizona, and approving a major amendment to Casa Grande Mountain Ranch PAD to create Dreamport Villages Casa Grande South Planned Area Development (PAD); and expanding the PAD by 114.27 116.73 acres to include a rezone of areas currently designated Urban Ranch (UR) and Single-Family Residential (R-1) for Property Located Entirely South of Interstate 8, West of Lamb Road, Casa Grande, Arizona.

PUBLIC HEARING:

Tim Kanavel, Pinal County Economic Development Manager, read into the record the below statement from Steve Miller, Chairman of Pinal County Board of Supervisor.

Pinal County stands ready to support the Casa Grande City Council in Dreamport Villages' Project. This project will create new jobs - both direct and indirect; permanent and temporary construction, as well as new operational opportunities; e.g., new hotels, restaurants, retail opportunities, etc.  Additionally, the project will bring new visitors to the County, along with new taxes.   The Board of Pinal County wants Casa Grande to know that they support the various projects proposed by Dreamport Villages, and therefore ask that Council approve the Dreamport Villages project. 

Further, Mr. Kanavel, expressed his support for the Dreamport Villages project. He noted that this project will bring many jobs to Pinal County.

Kirk McCarville stated that he grew up in Casa Grande along with six siblings. He is the last of his family to live in Casa Grande. Many of his family members do not want to live in Casa Grande because there is not many things for them to do.  Dreamport Villages can provide the much needed entertainment for the community and can bring in new jobs.  He believes that staff has worked very hard on this project and they have done their jobs well in providing detailed information to the Council. These types of opportunities do not come along very often. He requested that Council give Dreamport Villages a chance to be successful.

Jerald Bien-Willner, representing Picacho Trading Post, LLC, stated that he submitted a letter requesting consideration to his client's property which is located directly adjacent to the area proposed for Dreamport Villages project, attached as Exhibit F.  He stated that his client is willing to work with staff and the developer to find mutually acceptable solutions for access to his client's property.

John McGuire stated that he concurs Mr. McCarville's comments. He reported that he conducted an informal poll on Casa Grande. Chat to see if there was support for the Dreamport Villages projects. Three hundred, twenty-six (326) responded they support the project with only 32 expressing their opposition. He stated it's up to Council to support the overwhelming support by the community for the Dreamport Villages project.

Philip Menne, 1115 West Monte Carlos Lane, expressed that his property is on the Westside of the proposed project site. Relating to the proposed Dreamport Villages project, he stated that initially he had a lot of fear, but not anymore. He fully supports the project, and believes it will make a difference for the city, county and state.

Sandy Salicido, stated that she owns Natures Nook Forest on Jimmy Kerr Blvd. She was born and raised in Casa Grande.   She encouraged Council to approve the Dreamport Villages project, and hopes that Council will consider making improvements to Jimmy Kerr Blvd., which will bring new businesses to the area.

Ernest Figueroa, resident near Casa Grande mountain stated that he supports the Dreamport Villages project, which has great potential for the community. However, he believes based on the presentation today and last March that the project appears to be only a vision. He would prefer that Council approve the project in phases, and once one phase is completed, then Council consider the next phase.   He want the project to be successful, but doesn't believe it's achievable. The project would be much like Legend City, which didn't succeed.

Anthony Decker, business owner, expressed support for the Dreamport Villages project.  He voiced that he is excited to hear that new businesses are considering Casa Grande; e.g., Lucid, etc., and believes that the City should make it easy to allow new business to develop in Casa Grande. Professional and personally, he asked that Council approve the Dreamport Villages project.

There being no further comments, Mayor McFarland declared the public hearing closed.

DISCUSSION:

Mayor Pro Tempore Varela requested information on how the developers will address the concerns relating to heights of the proposed structures.

Mr. Carter reported that development team has discussed the concerns relating to the heights of the proposed structures; e.g., amusement rides, resort buildings, etc.  The structures relate to the theme and master landscaping and designs, which are the next steps of the process.  Part of the team includes Principles that are part of a Theme Park design company.  This company was once part of the Disney companies and ideas.  Today, this company has spun-off and have their own company, which designs theme parks all over the world. The Principles are taking steps to develop, but the plans are not currently available. The developers don't want to build something that is not consist with the area.

Mayor McFarland stated that the South PAD is the area of greatest concern to the Council.  He asked Director Tice, if minimum standard provisions have been included to address the planning and design of hotels and rides, etc., next to I-8 and the mountain.

Responding to Mayor McFarland, Planning and Development Director Tice confirmed that are numerous standards within the PAD that will help mitigate the height of any structures in the resort/commercial area within the South PAD.

Council Member Fitzgibbons expressed her appreciation to staff and Block Sports representatives and Rose Law Group for all of the work done to reach this point. She voiced that she initially had reservations about the project. The Planning and Zoning Commission spent a lot of time reviewing the project and appreciates their work, which makes the Council jobs much easier.  The concerns and questions she had on the project (water, drainage, wastewater, flooding, etc.) have been asked.  The Mountain preservation is improvement.  However, with the hill side protection provision, make her and other feel good about the project.  She believes the project will be beneficial to the Community; e.g., new jobs, entertainment, etc. She is hoping her children and others will return to Casa Grande to find jobs and be a part of the community. 

Further, Council Member Fitzgibbons stated that she greatly appreciates the comments offered on this project by the community and local leaders of Pinal County.  She asked staff what would happen if this development does not come to fruition, and the property is sold; e.g., 100 ft height limit for structures only I-8, etc.

Planning Director Tice stated that the 100 ft. height only applies to amusement park structures within the resort commercial area.  Therefore, if the amusement park does not materialize, then there would not be any 100 ft. structures.  However, it does allow for 80 ft. resort hotels.  A resort, not associated with Dreamport Villages, could build a 80 ft. resort.  However, developments are limited to 50 ft. height limits, and multi-family is limited to 40 ft. heights.   There is no limit on how many amusement park structures may be built at the 100 ft heights.  This information will be provided in future site plans for the project.

Council Member Kortsen asked for clarification relating to the HOA's requirement to maintain the trails and hillside standards.

Mr. Carter stated that there will be a property association that is established and related to residential properties within Dreamport Villages South.  The non-profit association will own the open space.  However, in the terms of the PAD and development agreement, the open spaces will have easements for public access, including trails.  The association will be tasked with maintaining the trails and connectivity.

Planning and Development Director Tice voiced that the PAD contains a provision that requires prior to platting, grading, development of residential or non-residential, of any parcel with slopes of excess of 8%, must have the hillside design standards approved by the Planning and Zoning Commission.?

Council Member Powell stated that he understands that the developers have the right to include additionally property in the project, but the Council has the ability to refuse the request, if it's not appreciate with the proposed plan.  

Council Member Herman voiced that he appreciates the presentation from Mr. Carter and for addressing his concern relating to the 100 ft. height structures. He commended Mr. Chasse, current property owner, for his vision. The project is a great economic opportunity for the community.  He does not believe it's Council job to address if this project will be successful. Council wants this project to happen and be successful.  Council's job is to do zoning, place restrictions, and make sure everything is in order to protect the community. It is up to the developers to ensure that the project is successful.  This project will drive people to Casa Grande and the City will be able to collect sales tax from the project, and will generate more sales tax from the other businesses that will benefit from the project.

Council Member McBride voiced concern with 50% of community members leaving the city to go somewhere else to work. This project can help address this issue by providing jobs for people to stay in Casa Grande and Pinal County.  She thanked Mr. Carter for addressing the issues relating to heights restriction and preserving existing trails, and Mr. McGuire for taking a poll to see if people supported this project. There are may still be issues to address, but the City has excellent staff can addresses these issues.  Previously, a comment was made that the Council should make it easy for developers, but she believes developers should earn the right to develop in Casa Grande, which she believes Dreamport Villages' developers have done. 

Council Member Powell expressed that he believes that the site for the proposed Dreamport Villages project is a great location; e.g., Interstate location, etc.  This development will  allow for infrastructure to be built without the City having to raise taxes. The developer will pay for the construction of the infrastructure, and the City will reimburse the developer through sale tax they generate (49% to developer for reimbursement and the City will get 51% of sales tax). He does not remember a time that a developer wanted to invest 5.0 billon dollars in the city.  He fully welcome this development.

Mayor Pro Tempore Varela expressed his appreciation to staff and Planning and Zoning Commission for all the work done on this project, and Block Sports' representatives for their transparency. He stated that he is excited about the jobs the project will create and impact to local businesses. He noted that he didn't hear any opposition from businesses, because they understand the secondary impact that they will receive. The developers will protect the open spaces and trails, as well as the hillside. The infrastructure will be very beneficial to the community.

Council Member Kortsen expressed that she agrees with all of the positive comments offered by Council. Mr. Carter addressed her concerns with the trails and heights of structures. A recent survey shows that people today are spending money on entertainment; e.g., $10,000 for a Disneyland trip, etc.  She voiced that she feels comfortable with the project.

Council Member Fitzgibbons voiced that Mr. Carter previously mentioned that there is a right way to develop property and the Council feels the same way.  The Council wants to make sure that the development is being done the right way, because it's important to protect the citizens and the future of Casa Grande.  The project will have a positive impact on the entire County. She thanked staff, Planning and Zoning Commission and Block Sports' representatives for the hard work on the project.

Mayor McFarland expressed his appreciation to Mr. George Chasse for his vision, Planning and Zoning Commission, Block Sports' representatives, and Mr. Carter for the hard work on the project.  He extend a huge appreciation for many hours spent on this project. Many cities rely on tax dollars for their budgets.  Currently, the City's sales tax dollars are flat. This project will generate new sales tax dollars for the City. Additionally, the project will create new jobs for the entire County, and new infrastructure will be built. This project will benefit the entire County.

City Clerk Leija read by title only Ordinance No. 1178.387 approving a major amendment to the Regional Gateway Commerce Center PAD to create Dreamport Villages Casa Grande North Planned Area Development (PAD); and expanding the PAD By 93 acres to include a rezone of areas currently designated Urban Ranch (UR) and Garden And Light Industrial (I-1) for Property located between Interstate 8 and Jimmie Kerr Boulevard, West of Interstate 10, Casa Grande, Arizona
  Moved by Council Member Dick Powell, seconded by Council Member Mary Kortsen to approve Ordinance No. 1178.387
 
AYE: Council Member Donna McBride
  Council Member Lisa Fitzgibbons
  Council Member Matthew Herman
  Council Member Mary Kortsen
  Council Member Dick Powell
  Mayor Pro Tempore Ralph Varela
  Mayor Craig McFarland
  Mayor McFarland declared Ordinance No. 1178.387 passed to a second reading.
             
  D.2   
Public Hearing and Consider Ordinance No. 1178.388
Approving a Major Amendment to Casa Grande Mountain Ranch PAD to Create Dreamport Villages Casa Grande South Planned Area Development (PAD)

 
  Jim Gagliardi, City Planner, addressed this item with agenda item D.1, which included a PowerPoint presentation to review the below information.  The PowerPoint presentation is hereto attached as Exhibit "1". All comments relating to this item, appear under agenda item D.1.

This request was submitted by Gilmore Planning on behalf of Casa Grande Mountain Ranch Limited Partnership and others to amend the Casa Grande Mountain Ranch PAD (Exhibit A), south of Interstate 8, west of Lamb. Rd. to create a new Dreamport Village South PAD which includes: 
  1. An expansion and revision of standards for resort commercial land use and a revision of other standards
  2. A new campus and technical park land use
  3. A revision to the master circulation plan of the previously-approved PAD
  4.  A rearrangement of commercial and residential land use areas, and expansion of land area of the PAD for commercial, medium and high density residential land uses, incorporating areas that were previously outside of the PAD
At its March 2, 2017, public hearing, the Planning Commission unanimously voted to forward to City Council a recommendation to approve DSA-17-00001, Dreamport Villages at Casa Grande South Planned Area Development subject to conditions and technical modifications recommended by Staff.  (See Exhibit B- PZ Staff Report, Exhibit C - PZ Meeting Minutes, and Exhibit D-Technical Modifications and conditions).  All of the technical modifications and one conditions of the listed have since been addressed; therefore the recommendation is now subject to the following conditions:
  1. Land must be dedicated to the City at the west boundary of the PAD for a roadway and trail access prior to the abandonment of the existing Peart trailhead.
  2. A minimum of one acre of land must be dedicated to the City for the existing aria Rd. trailhead and parking area prior to the approval of any Major Site Plans or Preliminary Plat within the PAD.
  3. At the time of Major Site Plan or Preliminary Plat approval, applicant is to identify location of all saguaros over four feet in height that are located within areas that are to be disturbed Prior to the approval of any grading permit, these identified saguaros will need to have been relocated within the north or south PADs
  4. A Master Water Report that details the water demands, sources and facilities needed to serve the PAD shall be submitted and approved by Arizona Water Company and the City prior to approval of any Major Site Plan within the Dreamport North or South PAD
  5. A Master Wastewater Report that details the wastewater demands and treatment facility shall be submitted and approved prior to approval of any Major Site Plan within the Dreamport North or South PAD.
  6. A Master Drainage Report shall be submitted and approved prior to approval of any Major Site Plans within the PAD.  Said report to provide details regarding:
  • The source and amount of off-site flows that are impacting the site and how said flows will be transmitted through the site.
  • How development will occur within the Special Flood Hazard Area A in compliance with the City's special flood hazard area regulations.
  • The amount of additional stormwater that will be created with the development of the site and how said stormwater will be managed and retained. 
Dreamport Villages Casa Grande South Planned Area Development (PAD) is 872.07 acres located entirely south of Interstate 8, west of Lamb Road.  If approved, it would amend the currently-approved 757.8-acre Casa Grande Mountain Ranch PAD but also expand the PAD by 114.27 acres to include a rezone of areas currently designated UR (Urban Ranch) and R-1 (single-family residential).    

This amendment retains much of the existing approved land uses, densities and development standards of the existing PAD.  An exception to the currently-approved land uses and development standards is between the north face of Casa Grande Mountain and Interstate 8. The existing, currently-approved PAD identifies a mixture of commercial and office uses, high-density residential and a resort hotel in this area. The maximum height for buildings currently approved here is 35 ft.  The proposed PAD revises this area  to add a wildlife attraction land use with outdoor recreation /amusement amenities as a supplement to the amusement park land use proposed north of Interstate 8 (DSA-17-00002 Dreamport Villages Casa Grande North). Structures associated with the proposed outdoor recreation/amusement use are proposed to have a maximum height of 100 ft., with the ability to go to 150 ft. with the approval of a Conditional Use Permit by Planning Commission.  Hotels in the commercial areas are proposed to be as high as 60 ft. tall, while the hotel in the resort land use area is proposed to be 80 ft. in height as part of a resort facility use.

Though high-density residential land use areas still remain within the PAD, this particular land use along the frontage of Interstate 8 has been replaced with a campus/technical park land use with buildings proposed at a height of 50 ft.   Some additional land along the Interstate 8 frontage currently zoned UR is now proposed to have highway service commercial related uses with a 35 ft. height.  High Density Residential land use was previously approved for 35 ft. height but now proposes 40 ft. height. 

Another change  to the PAD is regarding the land near northwest corner of  Arica and Lamb Roads. This area is currently-zoned R-1 and proposed to be included within the PAD and designated for Medium-Density Residential (Note, there is a parcel of property at the immediate NWC of Arica and Lamb that is zoned UR and not a part of this proposed PAD amendment).

Both the existing and proposed PAD includes a 304-acre area currently owned by the City of Casa Grande that abuts Casa Grande Mountain Park.  This is known as the "Option Parcel". A number of years ago there was an agreement made that this property could be sold for development. The City has chosen to exercise this option to sell.  Though this area is not part of the Casa Grande Mountain Park, a number of trails meander through this area and tie back into the trail system established within the park.  Ninety-two of these 304 acres are to be designated as open space. The remainder of the acreage within the Option Parcel is designated for other uses, ranging from very-low density to medium density residential the further away the PAD gets from Casa Grande Mountain. A limited portion of commercial land use and campus-tech park land use is within this area as well.    
 
The largest concern with the proposed PAD is the sensitivity that exists between development abutting the open space and trails within Casa Grande Mountain Park.   In order to address these concerns the PAD provides responses for the following identified issues:

Trailhead access
There are two trailheads to Casa Grande Mountain Park that are affected by this PAD.  The Peart trailhead, accessed off of Tate Rd. via Peart Rd.; and the Arica trailhead at the western terminus of Arica Rd.  The existing Peart trailhead is currently on property owned by Daryl Tang. Mr. Tang has kindly agreed that the trailhead and associated parking can remain until such time as the property is developed or sold. This parcel is now proposed to be incorporated into the PAD and it is assumed that the current trailhead and parking will be required to be removed in the near future.  The City recently-acquired a 40-acre parcel south of the Tang property, outside of the PAD.  These 40 acres can now be used for the relocated trailhead and parking.  The PAD identifies a roadway and trail extension along the western PAD boundary that leads to this City-owned parcel. As a condition of approval, land must be dedicated to the City for roadway and trail access along the West boundary of the PAD prior to the abandonment of the existing Peart Rd. trailhead located on the Tang property.
 
The Arica Rd. trailhead has been identified within the PAD, and this will continue to have access and parking provided to it.  A condition of approval is that a minimum of one acre for this trailhead and parking lot be dedicated to the City for ownership and maintenance prior to the approval of any Major Site Plans or Preliminary Plats within this PAD.  

Use of the Option Parcel 
There are existing trails within the Option Parcel that are connected to Casa Grande Mountain Park’s trail system. This area is also perceived as an extension of the public open space.  Accordingly, the PAD indicates that existing trails or new ones to be constructed within this area will either be placed in an easement or a tract for public use at the time of platting. These trails will be in private ownership, but maintained by a Homeowners Association created in conjunction with future residential subdivisions.  The land uses immediately adjacent to the park are designated as open space or otherwise very low density residential which allows a maximum of one dwelling unit per acre. This very low density development will result in the retention of an open space appearance immediately abutting Casa Grande Mountain Park.   The maximum height for homes within the very low density area is 25 feet.  Restricting development to very low density single-family homes is a way to minimize visual impact of vistas from trails within Casa Grande Mountain Park, particularly along the park’s edge.  Low-density and medium-density residential development situated further from the mountain and at a lower grade would have a maximum height of 35 ft.  

Views, esthetic, passive and active enjoyment within the Casa Grande Mountain Park affected by the abutting development.  
There are two primary issues prompting recommended conditions on how to best mitigate the relationship of abutting development adjacent to Casa Grande Mountain Park:
  • The users of Casa Grande Mountain's experience while within park and how development will effect views while experiencing the open space.
  • The visual impact that development on slopes can have on Casa Grande Mountain as viewed from outside the park.

The PAD addresses this in the following ways: 
  1. A  PAD perimeter setback boundary which requires buildings and structures to be setback from the boundary of the PAD a minimum distance of its height.This means that from the shared boundary of Casa Grande Mountain Park and the PAD, tall structures cannot be placed as to overshadow the park to the degree as if it were following an internal setback.
  2. At the time of Major Site Plan or preliminary plat approval, applicant is to identify the location of all saguaros over four feet  in  height that are located within areas that are to be disturbed.  Prior to the approval of any grading permit, these identified saguaros will have to relocated within the north or south PADs.
  3. To allow additional public consensus and technical examination of how best to address the relationship of development on slopes, prior to platting, grading, or development of any residential and non-residential parcels with slopes in excess of 8%, design guidelines shall be created and approved by the Planning Commission that establishes the following design principles:Maximum cut and fill allowed.
  • Maximum driveway grade, width, and length.
  • Appropriate street width, length, and slope standards.
  • Maximum retaining wall heights.
  • Amount of natural vegetation removal allowed.
  • Alternative landscaping solution that results in planting that is low water demand and highly-compatible with the surrounding vegetation.
  • Standard that establishes which areas of lots to be potentially placed within preservation easements.
  • Structural designs that take up slope to minimize grading.
  • Method for design and placement of structures to ensure their blending in with the natural environment.  
To support this development there was a master circulation plan and study provided (Exhibits E-1 and  E-2) showing roadway improvements and extensions that would be necessary.  Notably, there would be an interchange along  the Henness Rd. alignment and Interstate 8, a frontage road would follow the Southside of Interstate 8 that would tie into Arica Rd. at Sunland Gin. At Interstate 8, this interchange with the Henness Road alignment would be comprised of a parkway that would carry traffic north over UPPR to access Jimmie Kerr Blvd to Selma Highway.  In later phases, this future roadway would ultimately reach Florence Blvd and there will be an interchange at I-10 and Selma. 

Utility extensions and provision of utilities would be achieved during the platting and Major Site Plan stages where detailed reports would analyze and recommend utility service solutions.

A number of comments were received regarding this PAD amendment and have been incorporated as an exhibit within the Planning Commission Staff Report (Exhibit B).

City Clerk Leija read by title only Ordinance No. 1178.388, approving a major amendment to Casa Grande Mountain Ranch PAD to create Dreamport Villages Casa Grande South Planned Area Development (PAD); and expanding the PAD By 114.27 Acres to Include a Rezone of Areas Currently Designated Urban Ranch (UR) and Single-Family Residential (R-1) for Property Located Entirely South of Interstate 8, West of Lamb Road, Casa Grande, Arizona.
  Moved by Council Member Matthew Herman, seconded by Council Member Lisa Fitzgibbons to approve Ordinance No. 1178.388 with the following changes:
Ordinance No. 1178.388 Approving a Major Amendment to Casa Grande Mountain Ranch PAD to Create Dreamport Villages Casa Grande South Planned Area Development (PAD); and Expanding the PAD By 114.27 116.83 Acres to Include a Rezone of Areas Currently Designated Urban Ranch (UR) and Single-Family Residential (R-1) for Property Located Entirely South of Interstate 8, West of Lamb Road, Casa Grande, Arizona.
 
AYE: Council Member Donna McBride
  Council Member Lisa Fitzgibbons
  Council Member Matthew Herman
  Council Member Mary Kortsen
  Council Member Dick Powell
  Mayor Pro Tempore Ralph Varela
  Mayor Craig McFarland
  Mayor McFarland declared Ordinance No. 1178.388 passed to a second reading. 
             
  D.3    Consider Two Items Regarding a Proposed Development Agreement With The Block Sports Company

A)  Consider Making the Following Findings Regarding a Proposed Retail Development Tax Incentive Agreement with The Block Sports Company
 
1.  That the proposed tax incentive is anticipated to raise more revenue than the amount of the incentive within the duration of the Development Agreement.

 
2.  That in the absence of a tax incentive, the Developer (to the extent it constitutes or operates a retail business facility or similar retail business facility as such terms are used in A.R.S. § 9-500.11, as amended) would not locate in the City in the same time, place, or manner.

 
B)  Consider Ordinance No. 3033, Approving a Development Agreement Between the City of Casa Grande and The Block Sports Company for the Dreamport Villages Project; and Authorizing Execution of the Development Agreement and Other Necessary Documentation By the City Manager; and Authorizing the Expenditure of City Funds
 
  Larry Rains, City Manager, recapped that on August 2, 2017, Council adopted a Notice of Intent, which started the process for a sales tax reimbursement through a development.  The sales tax reimbursement agreement was requested on the part of the developer, which has been reviewed with Council on several occasions.  The development agreement is driven the amount of infrastructure that needed for the project.  A large portion of the infrastructure is strategic infrastructure that is included in many of the City's plans and would in sometime in future be required to build.  As required by State statute, the City contract with Applied Economics to provide the economic analysis.

Sarah Murley, Applied Economics, offered a PowerPoint presentation to review the economic and revenue impacts of Dreamport Villages on the City of Casa Grande.  The report is hereto attached as Exhibit 1.

Ms. Murley reported per A.R.S. 9-500.11 states it is required that any proposed tax incentive is anticipated to raise more revenues than the amount of the incentive within the duration of the agreement.  Clearly there are more revenues accruing to the City than the amount of the reimbursement.  The second component of A.R.S. 9-500.11 requires that this development would not have occurred in the same time, place or manner in the absence of a tax incentive.  Although the site is well located, relative to the Interstate, there is a large amount of transportation and infrastructure that is required to connect it to the existing City and to provide sufficient access.  Without the reimbursement for the public improvements it's likely this site would not be feasible. Relating to A.R.S. 42-6010, within the Phoenix Metropolitan area, which is the City is part of, the sales tax reimbursement cannot exceed the cost of public improvements.  This provision is articulated in the development that the maximum is $124,000,000, but if the public improvements are less, then the maximum reimbursement would be reduced.  Therefore, the project does meet the statute requirements for sales tax reimbursement, and creates substantial benefits for the public in terms economic impacts and additional revenues, that are not part of the reimbursement.

City Manager Rains stated that on numerous occasion staff has presented information to the Council on the proposed development agreement with The Block Sports Company for the Dreamport Villages Project. 

Relating to the development agreement, City Manager Rains provided the below information in the Council routing form.

Over the past few months, staff has been negotiating a proposed development agreement with The Block Sports Company ("Block Sports") regarding the location of a theme park to be located in the southern part of Casa Grande between Jimmie Kerr Blvd. and CG Mountain. Once fully developed, the proposed development is expected to include a theme park, resort hotel, indoor and outdoor water park, indoor meeting and entertainment space, extreme sports park, adventure zone, rv park, restaurants, regional transit center, wild animal park and rides, welcome center, school and tech office park, retail, and office and residential uses. For a number of reasons, including sizable public infrastructure projects of a regional nature needed to fully realize the development of the project, the developer would be unable to build the project without reimbursement of certain public infrastructure to be dedicated by the developer from the City and, accordingly has asked the City to consider entering into a Development Agreement that would rebate a portion of the sales tax the development would generate, as well as set forth other matters relating to the development of the Property. The City, at the August 2, 2017 meeting, adopted a Notice of Intent to enter into such an agreement as required by law. Adoption of that notice does not obligate the Council to adopt the Development Agreement tonight.

The proposed Development Agreement before Council, in exchange for developer's construction of certain public improvements and the completion of certain minimum resort district improvements (to include a 300 room resort hotel, 100,000 SF Indoor Water Park, and 40,000 SF Indoor Meetings and Entertainment Space), and minimum public infrastructure (to include the construction of Resort Parkway from the development to Selma Road), the City will reimburse the developer up to $124 million dollars for the specified public improvements from a portion of the sales taxes generated solely by construction and sales in the
development.

A copy of the proposed Development Agreement has been distributed to Council. Since the agreement is obviously lengthy, staff will try to focus on some of the major points of the Development Agreement:

1) The proposed initial term of the agreement is for 20 years with an automatic extension for another 20 years if the Developer has constructed the minimum resort improvement and minimum public improvements and any of the property remains undeveloped at the end of the initial 20 year period. The City has the right to terminate the agreement after the 10th year of the effective date if the developer has not completed the construction of the minimum resort district improvements or minimum public improvements.

2) Major amendments to the planned area development zoning on this property will require City Council approval (after consideration by the Planning Commission) and minor amendments will require Planning Commission approval. Major amendments include an increase in residential density, reduction in minimum open space in residential areas, the addition of any new land uses, and any deviation more than 1/4 mile off centerline of proposed arterial roadways. In addition, any increase in building heights on commercial buildings require Council approval. All changes to the PAD not designated as Major are considered Minor. In addition, Planning staff would have the authority to make certain administrative amendments to the PAD for minor deviations in standards not described above.

3) Development standards both for residential and non-residential properties will vest for the duration of the Agreement, subject to certain standard exceptions designed to protect the health and safety of the development (for example, the Developer would be subject to the City's most recent building codes and fees throughout), as well as the ability for the City to add hillside development standards for slopes in excess of 8%. The landscape standards and comprehensive sign package for the development would be approved by the Planning Commission.

4) The City would agree to reimburse the developer for public infrastructure actually constructed by the Developer in the amounts expended by the Developer for construction (exclusive of financing costs), up to a maximum reimbursement amount of $124 million dollars. All reimbursements will be paid by solely from retail sales and construction sales tax generated on the property, which the City would not have received if not for the construction of the public infrastructure and the subsequent development of the property. No taxes from outside Dreamport Villages would be used for reimbursement. The portion of the retail sales tax that may be reimbursed is limited only to the non-dedicated portion of the City's sales taxes and, as noted, is further restricted to sales generated within the development. Under the current sales tax structure only 49% of the non-dedicated taxes generated will be reimbursed to the Developer. Construction sales tax will be reimbursed at 27.5% of taxes generated. Reimbursement payments shall be made quarterly after the revenue has been received by the City, with payments being limited to the earlier of (a) full reimbursement has been made to the Developer; (b) 80 quarterly payments (20 years of payments) have been made to the Developer; (c) a maximum of 25 years from the effective date of the agreement; of (d) the termination of the agreement.

5) Before any sales tax reimbursement is paid to the developer there are certain improvements that have to be constructed at a minimum and must be completed by no later than 10 years from the effective date of the agreement . The agreement refers to these as the "Minimum Resort the effective date of the agreement . The agreement refers to these as the "Minimum Resort District Improvements." They include (1) a resort facility and/or other hospitality facilities consisting of, in aggregate, at least 300 rooms, 40,000 square feet of indoor meeting, multipurpose, and/or entertainment spaces, and a full service restaurant; and (2) a 100,000-square foot indoor waterpark to include a wave-pool, swimming areas, water slides and flotation devices (i.e. for a Lazy River and for certain slides).

6) The Agreement codifies many of the state statute provisions relating to Development Fees and provides the Developer with a method to ask for portions of the public infrastructure that the Developer will install to be included within the City's Infrastructure Improvements Plan (IIP). If included in the IIP, the Developer - if it builds the infrastructure - would be entitled to a credit for those improvements per state statute. Any Impact Fee Credits for the reimbursable Public Improvements would be deducted from the amount of available sales tax rebates. Impact Fee Credits for other eligible improvements would be in accordance with state law and current City Code.

7) The agreement outlines some standards related to noise, fireworks, lights, and signs. For example, permissible noise generated from concerts, amusement rides and entertainment uses are measured from residentially zoned property outside the planned area developments and shall be limited to certain dB(a) for different hours of the day. Fireworks shows shall not be later than 11 p.m. with the exception of the 4th of July and New Year's Eve, although the City Manager can grant a later time for special events. City Staff will, if this development agreement is improved, be recommending certain changes to the City Code regarding lighting, signage, and noise relating to the development and generally within the City.

8) The Developer may request to include additional property to the development if acquired and needed to create consistency throughout its theme park. If requested, approval of the City Council would be required to annex the property into the Agreement and approve the zoning and development standards for the Property.

9) City Acquisition of necessary property - Because the Developer will be constructing infrastructure outside its property area, it may be necessary to acquire and build right-of-way in other areas of the City. Prior to requesting the City to exercise its powers to acquire the property, the developer must make commercially reasonable efforts to obtain it. In the event, however, the developer is unable to obtain such property, Developer may provide written notice to the City, and City, at Developer's sole cost and expense, would be required to purchase, accept dedication of, or use its powers to acquire any necessary right-of-way and other property rights required for construction or maintenance of the Public improvements. Although the City would be obligated to acquire the property under the agreement, Council approval of the methods of acquiring are required by City Charter.

10) The agreement gives the developer the option to request to form special districts through Community Facilities Districts (CFD), Municipal Improvement Districts (MID), Revitalization Districts, or apply for other tax credits through Foreign Trade Zones, and Government Property Lease Excise Tax (GPLET). The decision whether to allow for the districts is at the Council's sole discretion and pursuant to state law.

11) Developer agrees to dedicate, upon the request of the City, real property for the location of a permanent fire station and/or a police substation on the Property. If the developer dedicates permanent fire station and/or a police substation on the Property. If the developer dedicates property they are entitled to receive dollar for dollar credit against the applicable Development Impact Fee. The City shall provide fire, police, and emergency services to the Property on the same terms and conditions as provided to other properties in the City.

12) City agrees to reasonably cooperate with and support Developer's efforts to obtain all required approvals and federal and state grants, for a new Amtrak station to be located on the Property, at no cost to the City.

13) The Developer intends to develop on the property a private wastewater treatment plant with sufficient capacity to serve each phase of development on the Property. It will be owned, operated, and maintained by the Developer. In the event the Developer wishes to connect the Property, or a portion of the Property, to the City system, the parties would meet to determine the appropriate method of connection.

14) The Developer intends to build a private lake to provide water recreation in the Property. In the event the Developer elects to develop public reservoir improvements in addition to or in lieu of the private lake, the Developer and the City, at no cost to the City, shall cooperate and take all actions necessary to obtain all approvals and permits as required.

15) The Developer may request the City's cooperation in planning cohesive roadway theming and landscaping plan for rights of way located on or immediately adjacent to the Property. The City agrees to reasonably cooperate and all landscaping installed in our right of way will - as in most cases - be maintained by the City.

16) The Developer may request that the City grant a non-exclusive license to access to City owned property and trails, including those properties commonly known as the Casa Grande Mountains, to conduct tours utilizing horseback and other non-motorized vehicles on the trails. This non-exclusive license would ensure that the general public has access to the trails and mountain. In the event Developer elects to conduct these tours they would have the obligation to build or maintain the trails.

Prior to entering into a retail tax incentive agreement, state statute requires that the Council, by a two-thirds vote (at least 5 members), adopt the following findings: (1) that the proposed tax incentive is anticipated to raise more revenue than the amount of the incentive within the duration of the agreement; and (2) that in the absence of a tax incentive, the retail business facility or similar retail business facility would not locate in the City in the same time, place, or manner. These findings, a copy of which are in the materials, and which staff believes are appropriate given the size and nature of the public infrastructure Developer would construct, the limited nature of the reimbursement to a portion of the sales taxes generated solely from the development, and the magnitude and complexity of the development, must be made prior to considering the Development Agreement. These findings are also supported and must be verified by the independent third-party analysis performed by Applied Economics, a copy of which is in the materials, which demonstrates the potential significant impact the development can have on the City of Casa Grande.

If the Council makes the findings, the Ordinance approving the Development Agreement would also need a two-thirds vote of the members of the Council (5 votes) in order to be adopted

Discussion:

Council Member Kortsen voiced that staff has spent many hours reviewing and presenting information on the proposed development agreement. Her concerns with the PAD's have been addressed.

Council Member Fitzgibbons stated that her questions relating to when Police and Fire would be required for this project have been addressed. Council and staff have spent many hours reviewing the proposed development with Block Sports and is comfortable with moving forward.

Council Member Herman voiced that he understands if tickets are sold over the internet, the City will be able to collect sales tax. He expressed that he would be in favor of the local residents of Casa Grande receiving a discount for entertainment proposed.

Mayor McFarland asked for clarification on when the timing of the 20 year agreement would start.

Brett Wallace, City Attorney, reported that the reimbursement period is limited to 20 years.  Once they start receiving payments, the maximum amount of time they can receive the reimbursement is 20 years. It can also end, upon repayment of the infrastructure or a maximum of 25 years from the effective date.  If the developer waited ten years to complete the minimum infrastructure, they would only be able to get reimbursement for a maximum period of 15 years, because there is 25 year drop date.
  Moved by Mayor Pro Tempore Ralph Varela, seconded by Council Member Mary Kortsen to approve the following findings regarding a proposed Retail Development Tax Incentive Agreement with The Block Sports Company
1. That the proposed tax incentive is anticipated to raise more revenue than the amount of the incentive within the duration of the Development Agreement.
2. That in the absence of a tax incentive, the Developer (to the extent it constitutes or operates a retail business facility or similar retail business facility as such terms are used in A.R.S. § 9-500.11, as amended) would not locate in the City in the same time, place, or manner.
 
AYE: Council Member Donna McBride
  Council Member Lisa Fitzgibbons
  Council Member Matthew Herman
  Council Member Mary Kortsen
  Council Member Dick Powell
  Mayor Pro Tempore Ralph Varela
  Mayor Craig McFarland
 
City Clerk Leija ready by title only Ordnance No. 3033, approving a Development Agreement Between the City of Casa Grande and The Block Sports Company for the Dreamport Villages Project; and authorizing execution of the Development Agreement and other Necessary Documentation by the City Manager; and authorizing the expenditure of City Funds.
 
  Moved by Council Member Mary Kortsen, seconded by Council Member Lisa Fitzgibbons to approve Ordinance No. 3033.
 
AYE: Council Member Donna McBride
  Council Member Lisa Fitzgibbons
  Council Member Matthew Herman
  Council Member Mary Kortsen
  Council Member Dick Powell
  Mayor Pro Tempore Ralph Varela
  Mayor Craig McFarland
  Mayor McFarland declared Ordinance No. 3033 passed to a second reading.
             
E.   Executive Session  
             
  E.1    A.R.S. §38-431.03.

Upon a public majority vote of the members constituting a quorum, a public body may hold an executive session but only for the following purposes:
 
3.  Discussion or consultation for legal advice with the city attorney or attorneys of the public body.
  • Discussion and Consultation Regarding Making Findings for a Proposed Retail Development Tax Incentive Agreement with The Block Sports Company
 
3.  Discussion or consultation for legal advice with the city attorney or attorneys of the public body.
4.  Discussion or consultation with the attorneys of the public body in order to consider its position and instruct its attorneys regarding the public body's position regarding contracts that are the subject of negotiations, in pending or contemplated litigation or in settlement discussions conducted in order to avoid or resolve litigation.
 
  • Discussion and Consultation Regarding a Proposed Development and Incentive Agreement with The Block Sports Company
 
             
F.   Public Comments  
             
G.   Adjournment
Moved by Mayor Pro Tempore Varela, seconded by Council Member Fitzgibbons to adjourn the meeting at approximately 8:15 p.m.
 
  ________________________
Craig H. McFarland
Mayor
ATTEST:


 
 
___________________________
Gloria Leija, MMC
City Clerk
 

CERTIFICATION
I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular meeting of the City Council of Casa Grande, Arizona held on the ______ day of _________ 2017. I further certify that the meeting was duly called and held and that a quorum was present.

Dated this _____ day of__________, 2017



_______________________________
Gloria Leija, MMC
City Clerk

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