Staff Report Z-85-16-8 February 7, 2017Applicant/Representative: Hillary Turby; Norris Design Group...
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Staff Report Z-85-16-8 February 7, 2017 Laveen Village Planning Committee Meeting Date: February 13, 2017 Planning Commission Hearing Date: March 2, 2017 Request From: S-1 (79.58 acres) Request To: R1-8 (79.58 acres) Proposed Use: Single Family Residential Location: Northeast corner of 35 th Avenue and Baseline Road Owner: Silva Farming Enterprises LTD Partnership Applicant/Representative: Hillary Turby; Norris Design Group Staff Recommendation: Approval, subject to stipulations General Plan Conformity General Plan Land Use Designation Residential 3.5-5 du/acre Street Map Classification 35 th Avenue Arterial 55-foot east half street Baseline Road Major Arterial 65-foot north half street CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Protect and enhance the character of each neighborhood and its various housing lifestyles through new development that is compatible in scale, design, and appearance. As stipulated, the proposed development is consistent with the scale, design, and appearance of the surrounding area. The proposal provides a high percentage of open space and increased setback along Baseline Road. CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the acquisition of vacant, underutilized and blighted parcels for appropriate
Transcript of Staff Report Z-85-16-8 February 7, 2017Applicant/Representative: Hillary Turby; Norris Design Group...
Staff Report Z-85-16-8 February 7, 2017
Laveen Village Planning Committee Meeting Date:
February 13, 2017
Planning Commission Hearing Date: March 2, 2017 Request From: S-1 (79.58 acres) Request To: R1-8 (79.58 acres) Proposed Use: Single Family Residential Location: Northeast corner of 35th Avenue and
Baseline Road Owner: Silva Farming Enterprises LTD
Partnership Applicant/Representative: Hillary Turby; Norris Design Group
Staff Recommendation: Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Designation Residential 3.5-5 du/acre
Street Map Classification 35th Avenue Arterial 55-foot east half street
Baseline Road Major Arterial 65-foot north half street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Protect and enhance the character of each neighborhood and its various housing lifestyles through new development that is compatible in scale, design, and appearance.
As stipulated, the proposed development is consistent with the scale, design, and appearance of the surrounding area. The proposal provides a high percentage of open space and increased setback along Baseline Road.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the acquisition of vacant, underutilized and blighted parcels for appropriate
Staff Report: Z-85-16-8 February 7, 2017 Page 2 of 6 redevelopment, compatible with the adjacent neighborhood character and adopted area plans.
The proposal introduces a compatible development on a long-vacant parcel that is consistent with the area’s adopted plans.
Area Plan Laveen Southwest Growth Study. See Item No. 4 in the Background/Issues/Analysis Section.
Surrounding Land Uses/Zoning Land Use Zoning On Site Agricultural S-1 North Single Family Residential R1-8
South Single Family Residential & Commercial uses RU-43 COUNTY & C-2
East Single Family Residential S-1 and R1-10
West Single Family Residential & Commercial uses RU-43 COUNTY & C-2
R1-8 Single Family *if variance required
Standards Requirements Proposed site Plan Development Option PRD PRD Gross Acreage - 79.58 acres Total Number of Units - 382 units Density 4.5, 5.5 with bonus Met - 4.8 du/acre Typical Lot Size 45’ minimum widths
(unless approved by either the Design Advisor or the Single-Family Architecture Appeals Board for demonstrating enhanced architecture that minimizes the impact of the garage)
Not Met – 40’ x 90’ (Design Advisor Approval Required) Met – 45’ x 115’ Met - 55’ x 120’
Subject to Single Family Design Review Yes Yes
Open Space Minimum 5% gross Met - 15%
Staff Report: Z-85-16-8 February 7, 2017 Page 3 of 6 Perimeter Setbacks Street (Front, rear or side) 15’ (in addition to
landscape setback) Met - 15’
Property Line (rear) 15’ (1 story), 20’ (2 story) Met - 15’ (1 story), 20’ (2 story)
Property Line (side) 10’ (1 story), 15’ (2 story) Met - 10’ (1 story), 15’ (2 story)
Lot Coverage Primary Structure 40%, Total 50% Not Shown
Building Height 2 stories and 30’ Met - 2 stories and 30’ Background/Issues/Analysis 1. This request is to rezone 79.58 acres located at the northeast corner of 35th
Avenue and Baseline Road from S-1 (Farm Residence) to R1-8 (Single Family Residential) to allow for a single-family subdivision.
2. The General Plan Land Use Map designation for the subject site is Residential
3.5-5 du/acre. The proposal is consistent with the existing General Plan Land Use Map designation therefore a General Plan Amendment is not required.
3. Currently the subject site is used for agricultural purposes. There are existing
residential uses of various intensity in every direction from this site. To the north and east are single-family residential subdivisions zoned R1-8. To the west and south are properties utilized as single-family residential and commercial uses zoned C-2 within the city limits and also properties zoned RU-43 outside of the city.
4. Adopted in 1998, the Laveen Southwest Growth Study provides guidance for
land use decisions in the Laveen Village, including recommended design guidelines. The Growth Study identifies several design guidelines including the use of view fencing for perimeter walls, central open space elements, landscaped subdivision entries and detached sidewalks on local streets. The proposed development, as stipulated, is consistent with these design recommendations by including open space areas dispersed throughout the subdivision, landscaped tracts along Baseline Road and by providing detached sidewalks along both sides of the residential streets.
5. The conceptual site plan depicts a gated single-family subdivision consisting
of 382 lots with approximately 12 acres (15% of the gross area) dedicated as open space throughout the subdivision. There will be a primary and secondary amenity area along with an internal pedestrian trail system. The individual parcels have three different minimum lot sizes; 40’ x 90’, 45’ x
Staff Report: Z-85-16-8 February 7, 2017 Page 4 of 6
115’, and 55’ x 120’. The proposed subdivision will be subject to single-family design review since more than ten percent (10%) of the lots are less than sixty-five (65’) feet wide. Since the small proposed lot size if less than forty-five feet (45’) wide, it will be subject to design advisor review to ensure architectural diversity and demonstrate the minimization of garage dominance throughout the development. The applicant intends to meet the requirements of Zoning Ordinance Section 507 Tab A 8.1-8.4 through a future design review application prior to Preliminary Site Plan approval. The different product types will be grouped into three (3) neighborhoods within the subdivision. The proposed density is 4.8 dwelling units per acre. The proposed subdivision will incorporate additional design elements in order to achieve a bonus greater than the 4.5 dwelling units per acre allowed under the R1-8 PRD zoning district. Some of the proposed additional design elements include, but are not limited to increased common landscaped setback adjacent to a perimeter street, major entry feature, additional common areas, and minor private recreational amenities. The proposed development will be gated with private streets. The primary access point will be provided from Baseline Road. A secondary gated ingress and egress point is depicted from 35th Avenue. There is a gated exit only to the north on 33rd Lane. Staff is recommending a stipulation of general conformance to the site plan to ensure compatibility with the existing character of the area.
6. The site plan depicts a 50-foot minimum landscape setback along Baseline
Road. Within that setback is a 15-foot multi-use trail easement. The Parks and Recreation Department is requesting a 30-foot multi-use trail easement. Staff is recommending a stipulation that a 30-foot multi-use trail easement be dedicated along the north side of Baseline Road so a multi-use trail can be constructed. Baseline Road is identified as a scenic drive on the City of Phoenix Street Classification map and the Southwest Growth Study has specific design standards for Baseline Road. The standards include a bike lane, drought tolerant tree, concrete sidewalk, a multi-use trail, two rows of staggered trees and a minimum building setback of 20 feet. To ensure consistency and preservation of the established character along Baseline Road, staff is recommending stipulations to address these standards.
STREETS 7. The Street Transportation Department has indicated that the developer shall
dedicate 70 feet of right-of-way for the north half of Baseline Road and right-of-way totaling 55 feet for the east half of 35th Avenue. Staff is recommending stipulations to address this request.
Staff Report: Z-85-16-8 February 7, 2017 Page 5 of 6 8. The Street Transportation Department has indicated that the developer shall
update all existing off-street improvements to current ADA guidelines. A stipulation has been recommended to address this request.
PARKS 9. The Parks and Recreation Department has required that the developer dedicate
a 30-foot-wide multi-use trail easement (MUTE) along the north side of Baseline Road and to also construct a multi-use trail (MUT) within the easement as indicated in Section 429 of the City of Phoenix MAG Supplement. A stipulation has been recommended to address this request.
WATER 10. The City of Phoenix Water Services Department has noted the potential need to
up size existing water and sewer infrastructure mains so that any remodels or new buildings will be able to meet domestic and fire code requirements.
FIRE 11. No fire code issues are anticipated with this case and the site and/or buildings
shall comply with the Phoenix Fire Code. ARCHAEOLOGY 12. No known archaeological work is necessary for this project. In the event
archaeological materials are encountered during construction, all ground disturbing activities must cease within 10-meters of the discovery and the City of Phoenix Archaeology Office must be notified immediately and allowed time to properly assess the materials.
OTHER 13. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements. Other formal actions such as, but not limited to, zoning adjustments and abandonments, may be required.
Findings 1. The proposed site plan, as stipulated, is compatible with the surrounding land
use patterns in the area. 2. The proposal will provide a continuation of the multi-use trail along Baseline
Road. 3. The proposal will provide an additional housing options within the Laveen
Village.
Staff Report: Z-85-16-8 February 7, 2017 Page 6 of 6 Stipulations 1. The development shall be in general conformance with the site plan date
stamped January 19, 2017, with specific regard to the 50-foot landscape setback along Baseline Road, as approved by the Planning and Development Department.
2. Right-of-way totaling 70 feet (60 feet of right-of-way plus a 10-foot sidewalk easement) shall be dedicated for the north half of Baseline Road, as approved by the Planning and Development Department.
3. Right-of-way totaling 55 feet shall be dedicated for the east half of 35th Avenue, as approved by the Planning and Development Department.
4. The developer shall construct all streets within and adjacent to the development with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping and other incidentals as per plans approved by the City. All improvements shall comply with all ADA accessibility standards.
5. A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the north side of Baseline Road and a multi-use trail (MUT) shall be constructed within the easement as indicated in section 429 of the City of Phoenix MAG Supplement.
6. The developer shall record a Notice to Perspective Purchasers of Proximity to Airport in order to disclose the existence and operational characteristics of Phoenix Sky Harbor International Airport (PHX) to future owners or tenants of the property.
Writer Craig Mavis February 7, 2017 Joshua Bednarek Attachments Zoning sketch Aerial Site plan dated January 19, 2017 (1 page)
* Maximum Units Allowed with P.R.D. Bonus
APPLICANT'S NAME:
DATE:REVISION DATES:
REQUESTED CHANGE:
GROSS AREA INCLUDING 1/2 STREETAND ALLEY DEDICATION IS APPROX. AERIAL PHOTO &
QUARTER SEC. NO.ZONING MAP
MULTIPLES PERMITTED CONVENTIONAL OPTION * UNITS P.R.D. OPTION
FROM:
TO:
75TH
AVE
67TH
AVE
59TH
AVE
51ST
AVE
43RD
AVE
35TH
AVE
27TH
AVE
BROADWAY RD
BASELINE RD
SOUTHERN AVE
DOBBINS RD
ELLIOT RD
ESTRELLA DR
APPLICATION NO.
Woodside Homes Heather DavenportZ-85-16
79.58 Acres
12/16/2016
QS 1-21 D-6
LAVEEN VILLAGE
Z-85-16
MARI
COPA
COU
NTY
MARICOPA COUNTY
S 33R
D DR
S-1 Z-110-02
C-2 Z-16-08
S-1 Z-16-08
C-2 *Z-78-02
C-2Z-18-03
C-2Z-110-02
S-1Z-50-99
R1-10 *Z-49-13
C-2
C-2ANX 440
R1-8 *Z-33-01
S-1Z-175-04
R1-8 *Z-49-99
S-1
S 34
TH LN
S 33R
D AVE
S 32N
D AVE
W PARK ST
W CARSON RD
S 31S
T AVE
W DONNER DR
W FREMONT RD
S 30
TH LN
S 32
ND D
R
S 31
ST LN
W BASELINE RD
S 31
ST D
R
W VINEYARD RD
W DUNBAR DR
W POLLACK ST
W MALDONADO RD
W SHUMWAY FARM RD
S 35
TH D
R
W MINTON ST
S 35T
H AV
E
C-2 *Z-5-90
C-2 SP *Z-SP-19-05
C-2 *Z-5-90
3021
6830
7029
6834
6838
6825
6904
6829
6908
6912
6833
7004
7008
7012
6903
6907
6911
6824
6915
3009
7007
7011
3010
71103018
3014
71067123
710571197102
7115 70237111
701970167107
70157103
3134
3126
3127
3112
3143
3127
3130
3122
3123
3108
3129
3123
3126
3119
3125
7104
7108
7112
7116
7120
3115
3121
3110
3111
3117
3108
3107
3113 3109
7214
7407
7403
3138 3134
3130
3126 3122 3118 3114 31107321
7317
7313
3139 31353131
31273123 3119 3115 3111 3107 7309
7305
730131043140 3136 3132
3128
7124
3155
3156
3151
3152
3147
3148
3143
3144
3138
3159
3146
3143
3139
3140
3124
3155
3139
3142
3134
3135
3136
3120
3151
3135
3138
3130
3131
3116
3147
3131
3045
7444
3137 3129 3121 3113 3107 3103
3136 3132 3128
31243120
3116 3112 31087423
7419
7415
3137 3133 31293125
3121 3117 3113 3109 7411
3132 3128 7014
7017
70257010 7021
3149 3145 3141 70063137 3133 3129 70177002 70137013
700970057009
70013148
3144
3140 3136
313231287005
31463212 3208 3204
31243120
6822
6826
32393239
3244
3245
3240
3241
3236
3237
3232
3233 3229 3225 3221
3220
7004
32163322
3321
68276831
6822
6824
68283248
3249
3324
3319
3320
33157023
7015
70197014
7018
3255 3251
3252
3247
3248
3243
3244
3239
3240
3235
3236
3231
3232
3227
3228
3223
3224
3219
7008
7012
3215 3211
3408 3404 3342 3338 3334 3330 3326
7013
3425
7020
7016
7012
3427
3422
3423
3418
3419
3414
3415
3410
3411
3406
3407
3402
3403
3344
3341
3340
3335
3337
3336
3331
3333
3332
3329
3328
3323
3325
7815 3326 3322 3318 3314 3310
33023306
3335
7708
3131
34453159
3159
3422
3421 3417 3413 3409 3405 3401 3343 3339
6999
7008
7004
3428 3424 3420 3416 3412
7018
3522
7210
3623 3611
3530
3520
3508
3505
7810
7650
7450
7820
3321 3317 3313 3309 33057816
7812
7808
7804
3103
3147
3133
7825
7858
3103
3106
3104
3028
3105
7214
7210
3021
3024
7206
7202
7114
7212
3021
3020
3017
3016
3014
3013
3013
3012
3017
3010
3013
7412
7416
3022 3018 3014 30107412
3023 3019 3015 30117408
7404
30213003
3025 3019 3013 3007
500 0 500250Feet
S-1 (79.58 a.c.)
R:\IS_Team\Core_Functions\Zoning\sketch_maps\2016\Z-85-16.mxd
CITY COUNCIL DISTRICT: 8
I
S-1R1-8
79 N/A342 437
R1-8, (79.58 a.c.)
* Maximum Units Allowed with P.R.D. Bonus
APPLICANT'S NAME:
DATE:REVISION DATES:
REQUESTED CHANGE:
GROSS AREA INCLUDING 1/2 STREETAND ALLEY DEDICATION IS APPROX. AERIAL PHOTO &
QUARTER SEC. NO.ZONING MAP
MULTIPLES PERMITTED CONVENTIONAL OPTION * UNITS P.R.D. OPTION
FROM:
TO:
75TH
AVE
67TH
AVE
59TH
AVE
51ST
AVE
43RD
AVE
35TH
AVE
27TH
AVE
BROADWAY RD
BASELINE RD
SOUTHERN AVE
DOBBINS RD
ELLIOT RD
ESTRELLA DR
APPLICATION NO.
Woodside Homes Heather DavenportZ-85-16
79.58 Acres
12/16/2016
QS 1-21 D-6
LAVEEN VILLAGE
Z-85-16
MARI
COPA
COU
NTY
MARICOPA COUNTY
S 33R
D DR
S-1 Z-110-02
C-2 Z-16-08
S-1 Z-16-08
C-2 *Z-78-02
C-2Z-18-03
C-2Z-110-02
S-1Z-50-99
R1-10 *Z-49-13
C-2
C-2ANX 440
R1-8 *Z-33-01
S-1Z-175-04
R1-8 *Z-49-99
S-1
S 34
TH LN
S 33R
D AVE
S 32N
D AVE
W PARK ST
W CARSON RD
S 31S
T AVE
W DONNER DR
W FREMONT RD
S 30
TH LN
S 32
ND D
R
S 31
ST LN
W BASELINE RD
S 31
ST D
R
W VINEYARD RD
W DUNBAR DR
W POLLACK ST
W MALDONADO RD
W SHUMWAY FARM RD
S 35
TH D
R
W MINTON ST
S 35T
H AV
E
C-2 *Z-5-90
C-2 SP *Z-SP-19-05
C-2 *Z-5-90
3021
6830
7029
6834
6838
6825
6904
6829
6908
6912
6833
7004
7008
7012
6903
6907
6911
6824
6915
3009
7007
7011
3010
71103018
3014
71067123
710571197102
7115 70237111
701970167107
70157103
3134
3126
3127
3112
3143
3127
3130
3122
3123
3108
3129
3123
3126
3119
3125
7104
7108
7112
7116
7120
3115
3121
3110
3111
3117
3108
3107
3113 3109
7214
7407
7403
3138 3134
3130
3126 3122 3118 3114 31107321
7317
7313
3139 31353131
31273123 3119 3115 3111 3107 7309
7305
730131043140 3136 3132
3128
7124
3155
3156
3151
3152
3147
3148
3143
3144
3138
3159
3146
3143
3139
3140
3124
3155
3139
3142
3134
3135
3136
3120
3151
3135
3138
3130
3131
3116
3147
3131
3045
7444
3137 3129 3121 3113 3107 3103
3136 3132 3128
31243120
3116 3112 31087423
7419
7415
3137 3133 31293125
3121 3117 3113 3109 7411
3132 3128 7014
7017
70257010 7021
3149 3145 3141 70063137 3133 3129 70177002 70137013
700970057009
70013148
3144
3140 3136
313231287005
31463212 3208 3204
31243120
6822
6826
32393239
3244
3245
3240
3241
3236
3237
3232
3233 3229 3225 3221
3220
7004
32163322
3321
68276831
6822
6824
68283248
3249
3324
3319
3320
33157023
7015
70197014
7018
3255 3251
3252
3247
3248
3243
3244
3239
3240
3235
3236
3231
3232
3227
3228
3223
3224
3219
7008
7012
3215 3211
3408 3404 3342 3338 3334 3330 3326
7013
3425
7020
7016
7012
3427
3422
3423
3418
3419
3414
3415
3410
3411
3406
3407
3402
3403
3344
3341
3340
3335
3337
3336
3331
3333
3332
3329
3328
3323
3325
7815 3326 3322 3318 3314 3310
33023306
3335
7708
3131
34453159
3159
3422
3421 3417 3413 3409 3405 3401 3343 3339
6999
7008
7004
3428 3424 3420 3416 3412
7018
3522
7210
3623 3611
3530
3520
3508
3505
7810
7650
7450
7820
3321 3317 3313 3309 33057816
7812
7808
7804
3103
3147
3133
7825
7858
3103
3106
3104
3028
3105
7214
7210
3021
3024
7206
7202
7114
7212
3021
3020
3017
3016
3014
3013
3013
3012
3017
3010
3013
7412
7416
3022 3018 3014 30107412
3023 3019 3015 30117408
7404
30213003
3025 3019 3013 3007
500 0 500250Feet
S-1 (79.58 a.c.)
R:\IS_Team\Core_Functions\Zoning\sketch_maps\2016\Z-85-16.mxd
CITY COUNCIL DISTRICT: 8
I
S-1R1-8
79 N/A342 437
R1-8, (79.58 a.c.)
