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AGENDA ITEM: 4.
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| Planning & Zoning Commission |
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| SUBJECT: |
PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION REGARDING A PROPOSED 131-ACRE RESIDENTIAL DEVELOPMENT, LOCATED NORTH OF TANGERINE ROAD AND WITHIN THE RANCHO VISTOSO BOULEVARD LOOP
A. TYPE 1 GENERAL PLAN AMENDMENT TO REMOVE A RESORT/GOLF COURSE LAND USE DESIGNATION AND TO RECONFIGURE THE REMAINING LAND USE DESIGNATIONS OF OPEN SPACE, PARK AND MEDIUM DENSITY RESIDENTIAL (OV1701068)
B. REZONING REQUEST TO AMEND THE RANCHO VISTOSO PLANNED AREA DEVELOPMENT TO REMOVE THE EXISTING ZONING DESIGNATIONS OF COMMERCIAL (C-1), MEDIUM HIGH DENSITY RESIDENTIAL, AND RECREATION AREA/GOLF COURSE AND TO RECONFIGURE THE REMAINING ZONING DESIGNATIONS OF OPEN SPACE AND MEDIUM DENSITY RESIDENTIAL (OV17001630) |
| RECOMMENDATION: |
Items A and B
Staff recommends approval of the proposed Type 1 General Plan Amendment and Rezoning applications, subject to the rezoning conditions listed in Attachment 1. |
| EXECUTIVE SUMMARY: |
The applicant’s request (Attachments 2 and 3) involves two separate applications (Type 1 General Plan Amendment and rezoning) related to developing a residential development with similar design and density as the surrounding single-family neighborhoods. The proposed development is on 131-acres of undeveloped parcels, located north of Tangerine Road and in-between the Rancho Vistoso Boulevard loop (Attachment 4).
The Tentative Development Plan (Attachment 5) found in the rezoning case depicts a westerly and easterly residential development with 408 total lots, minimum lot size of 6,000 sf and two-story homes. The proposed densities of 3.60 and 2.90 dwelling units per acre is consistent with the surrounding neighborhoods, which have an average of density of 3.57 dwelling units per acre (see Attachment 4).
The key factors for consideration include:
- Regardless of the applicant’s requests, the site has 30-year old development rights to construct 421-homes, a golf course, and commercial uses within the floodplain and on slopes located directly behind the adjacent neighbors.
- If approved, the proposed amendments will improve the existing land use design as follows:
- Shrink the developable area from 250-acres to 131-acres
- Better respect the floodplain boundaries and adjacent uses
- Create approximately 600-acres of permanent open space
- Dedicate legal and continuous access for existing trails on the property
The Planning and Zoning Commission held the first of two required public hearings on October 3, 2017. No action was taken at that hearing. Three residents spoke at the meeting and several issues were discussed, including:
- Sewer maintenance
- School traffic on Arrowsmith Drive
- View preservation
- Recreational amenities
- Whether or not changes to an approved site plan design are allowed
- Intent of existing Golf/Recreation zoning designation
The October 3, 2017 Planning and Zoning Commission draft meeting minutes are provided in Attachment 6.
This report addresses the issues and/or concerns raised at the first public hearing and provides an update on the Big Wash Trailhead for onsite improvements and cost sharing (see Discussion and Analysis Section below). The original staff report (Attachment 7) contains the overall background and analysis related to this case.
The November 8, 2017 Planning and Zoning Commission meeting is the second of two public hearings. At the second hearing, the Commission will take public testimony and formulate a recommendation on the proposed amendments to Town Council. |
| BACKGROUND OR DETAILED INFORMATION: |
The background information and analysis for the proposed amendments can be found in the October 3, 2017 Planning and Zoning Commission staff report (Attachment 7). New or additional information is provided as follows:
A. DISCUSSION / ANALYSIS:
At the October 3, 2017 Planning and Zoning Commission meeting, the following issues and/or concerns were discussed (comments are in italics):
1. Commissioner comment on sewer: To reduce the financial burden of maintaining a sewer pump station, can the Town require the proposed sewer pump stations be maintained by the Pima County Regional Wastewater Reclamation Department and not local residents who use the sewer pump station?
Staff response: The Town prefers all sewer pump stations to be publicly maintained, however, the Pima County Regional Wastewater Reclamation Department is responsible for determining whether a sewer pump station is publicly or privately maintained. The Reclamation Department assumes responsibility for pump stations when they have a regional impact. As such, the station located on the west side of the rezoning area will be publicly maintained as it will serve 316 homes and the future school site, while the station on the east side, serving 242 homes, will be privately maintained. For this project, staff has worked extensively with the wastewater department and the applicant to ensure that the sewer pump stations in this area meet the needs of existing and future developments. A rezoning condition related to sewer improvements is in Attachment 1.
2. Commissioner comment on school traffic: The applicant proposes to improve Arrowsmith Drive so that access can be provided to the westerly development and the future Amphitheater School site (as shown on the original Rancho Vistoso PAD Map). To reduce potential traffic congestion on Rancho Vistoso Boulevard during pick-up and drop-off hours, can Arrowsmith Drive be widened from 2-lanes to 4-lanes?
Staff response: The applicant will design the Arrowsmith/Moore Road extension and associated right-of-way to accommodate future widening of the roadway adjacent to the school property. This will allow the Amphitheater School District the ability to construct turn lanes (i.e., right-in/left-in) into their site at time of development. Planning now for future turn lanes into the school site will simplify construction and will help mitigate the impact and safety to the traveling public by isolating turning traffic from normal through lane traffic. A rezoning condition has been added to Attachment 1 that requires the developer to work with the Town Engineer during the design of the Arrowsmith/Moore Road extension to accommodate future widening associated with school traffic.
3. Commissioner comment regarding building height and view preservation: What impacts will the proposed building heights have on the surrounding homes to the north and west of the project site?
Staff response: The proposed building height of 30’, two-story will not impact the existing mountain views to the east because the surrounding homes are at least 30’ to 100’ higher than the subject property. As such, existing residential will be looking down onto the proposed development. To alleviate any potential visual impacts, a condition has been included in Attachment 1 to require all rooftop colors be limited to desert earth tone colors to blend with the natural environment.
4. Commissioner comment on recreational amenities: The Tentative Development Plan (Attachment 5) does not show pocket parks in the western development, therefore, the future residents would have to walk to a community park that is at a higher elevation and between one-quarter to one-half mile north of the project site.
Staff response: Town Staff has worked extensively with the nearby Mattamy Homes subdivision on establishing a community park for this area due to the original site (e.g., proposed easterly development) not being easily accessible to existing and future residents. The community park is the same size as its original location (e.g., 7-acres) and will contain several recreational amenities (e.g., dog park, restrooms, shaded seating areas, drinking fountains, picnic tables, two grass areas, a parking lot, and playground equipment). To ensure completion, staff has added a rezoning condition (Attachment 1) that requires the future developers of the westerly development to complete Phase 2 of the community park as shown on Attachment 8.
Staff has worked with developers to establish the larger park, as they generally better serve an area than individual pocket parks within neighborhoods. Larger community parks incorporate more space and amenities which provide a more substantial community benefit.
The Commission can add a rezoning condition that requires pocket parks in the western development. If a condition is not added, the applicant will have the discretion to install any pocket park that is not shown on the approved Tentative Development Plan.
5. Commission comment related to changing an approved site plan design: The proposed site plan design shows 421 lots, less disturbances to floodplain and hillsides, recreation areas, and approximately 600-acres of permanent open space. Should the rezoning case be approved, can the applicant change this site plan design?
Staff response: The Planning and Zoning Administrator can approve non-significant changes to a Tentative Development Plan as outlined in the zoning provision below. For example, minor shifts to interior lot lines or a slight increase/decrease in the total number of lots that does not negatively affect the overall design, circulation or impacts to the surrounding neighbors.
Section 22.3.E.2.b of the Zoning Code: Any proposed changes to a Tentative Development Plan approved in conjunction with a rezoning shall be submitted to the Planning and Zoning Administrator, who shall review the item and shall ascertain whether or not the change is significant. Significant changes include:
- Any change to the permitted use or uses. Permitted uses shall mean the primary and alternative uses as set forth in the Tentative Development Plan and conditions attached to the approved rezoning.
- Any change to the development standards or zoning conditions relating to building heights, perimeter setbacks, open space requirements, any reduction in open space, parking, floor area ratios and density.
- Any change to the Tentative Development Plan associated with this rezoning which would vary any material terms or conditions of the rezoning, which would modify any proposed density standards, any kinds of street or land improvements proposed affecting the standards and layout for vehicular circulation, signs and nuisance controls intended for the development.
- Nothing in this section shall be deemed to authorize the Planning and Zoning Administrator to modify or approve any aspects of development reserved to the Planning and Zoning Commission pursuant to Section 22.5.
- Changes approved as flexible design options as permitted by Section 27.10.F.2.c shall be exempt.
Neighbor comment regarding the existing Golf/Recreation zoning designation: During the public hearing portion of the meeting, a neighbor informed the Commission that the applicant viewed the existing Golf/Recreation zoning designation as a holding zone for a future residential development and not a golf course site.
Staff response: From the Town’s perspective, the areas of the property zoned Golf/Recreation has always been planned for a golf course development per the original 1987 Rancho Vistoso Planned Area Development Map.
B. BIG WASH TRAILHEAD UPDATE
The Big Wash trailhead has already been established. The applicant provided an easement at no land cost to the Town - and Town Council accepted it on May 3, 2017. The access road and parking area has been graded through a joint Pima County and Town effort. This trailhead will provide access to a future trail system that will extend north and south within Big Wash.
The first segment of trail will connect the trailhead and State land to the north. After the October 23, 2017 community open house event, Pima County commenced trail building on their land - and it will be open to the public in December.
The existing trailhead is coupled into this rezoning to ensure two actions: 1) dedication of the land to OV 2) provision of trailhead improvements indicated in Attachment 1 by the developer(s). Conditions have been included to address both issues. In particular, one establishes that public recreation impact fees paid by the future subdivision developer(s) will be used for timely trailhead improvements.
C. PUBLIC COMMENTS
As of the date of this report, staff has received additional letters of objection from the neighbors (Attachment 9).
D. SUMMARY AND RECOMMENDATION
Based on the analysis provided in Attachment 7, staff finds the proposed amendments are acceptable. It is recommended that the Planning and Zoning Commission take the following action:
- Recommend approval to the Town Council of the requested Type 1 General Plan Amendment and Rezoning applications, subject to the rezoning conditions in Attachment 1.
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| SUGGESTED MOTION: |
The Planning and Zoning Commission may wish to consider the following suggested motions for the proposed Big Wash residential development:
ITEM A:
I MOVE to recommend approval of the Type 1 General Plan Amendment for the Big Wash residential development to remove a Resort/Golf Course land use designation and to reconfigure the remaining land use designations of Open Space, Park, and Medium Density Residential, based on the finding that the request complies with the amendment criteria and the General Plan.
OR
I MOVE to recommend denial of the Type 1 General Plan Amendment for the Big Wash residential development to remove a Resort/Golf Course land use designation and to reconfigure the remaining land use designations of Open Space, Park, and Medium Density Residential, based on the finding that _________________________________________.
ITEM B:
I MOVE to recommend approval of the Big Wash Planned Area Development Amendment, subject to the conditions listed in Attachment 1, to remove the existing zoning designations of Commercial (C-1), Medium High Density Residential, and Recreation Area/Golf Course and to reconfigure the remaining zoning designations of Open Space and Medium Density Residential, based on the finding the request complies with Rancho Vistoso Planned Area Development, Town of Oro Valley Zoning Code, and the General Plan.
OR
I MOVE to recommend denial of the Big Wash Planned Area Development Amendment to remove the existing zoning designations of Commercial (C-1), Medium High Density Residential, and Recreation Area/Golf Course and to reconfigure the remaining zoning designations of Open Space and Medium Density Residential, based on the finding that _________________________.
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