Current Site Conditions
- The property encompasses approximately 13.9 acres
- Areas of steep slope and undulating terrain
- Extensive archaeological work has been completed on the site
The General Plan and Zoning maps for the property and the surrounding area are depicted in Attachment 3.
Approvals to Date
- 1987: The subject property was part of the original Rancho Vistoso PAD
- 2006: Preliminary plat/development plan approved as the Retreats at Vistoso subdivison, a multi-family townhome development
- 2006: Final Plat for the Retreats at Vistoso approved by Town Council
DISCUSSION / ANALYSIS:
The subject property is a component of the larger Rancho Vistoso PAD designated “Town Center” which allows single-family residential, multi-family and commercial centered on the Preserve.
A detailed analysis of the Conceptual Site Plan’s and Landscape Plan’s conformance is provided in Attachment 4. A brief summary is provided below.
Conceptual Site Plan and Landscape Plan
The subject property was previously approved by the Development Review Board and Town Council as a 124-unit multi-family residential development. As part of that approval, a revision to the open space boundary was approved, which permitted some encroachment into the existing open space and hillside areas. The applicant’s proposal has revised the development envelope to more closely follow the existing topography of the site and reduces the extent of encroachment into both open space and hillside areas.
The applicant’s request (Attachment 2) has the following components:
- 45 residential lots and private roads
- One ingress/egress point from Moore Road
- Pedestrian connections to multi-use path on Moore Road and larger regional trail network in Big Wash
- Native landscaping and buffer yards
The Conceptual Landscape Plan includes landscaped entries, buffer yards, screen walls and landscaping in all common areas throughout the site. Sidewalks will be incorporated throughout the subdivision connecting to a multi-use path along Moore Road as well as the larger regional pedestrian network.
Engineering Comments
Traffic
The proposed development will include the following traffic related improvements:
- Single point of access from Moore Road, east of the Rancho Vistoso Boulevard intersection.
- Moore Road will be extended by the developer to provide access to this development. The new public road section will consist of a travel lane in each direction, raised medians, dedicated left-turn lanes, bike lanes and sidewalks.
- The developer is currently installing a new traffic signal at the Rancho Vistoso Boulevard and Moore Road intersection to mitigate for the additional traffic generated from new developments within the project area.
This development is not expected to generate traffic that is uncharacteristic of the area. As such, the existing roadway network within Rancho Vistoso and the surrounding areas has capacity to accommodate the additional traffic volume.
Drainage
Existing storm water runoff flows through the site in a southerly direction. The following drainage related improvements will be required:
- The subdivisions drainage will be required to meet the Town’s Drainage Criteria Manual and Floodplain Ordinance requirements.
- Storm water runoff will be conveyed by drainage channels, storm drains, culverts, and basins throughout the development.
- Post-developed discharges will be reduced to pre-developed discharges to mimic existing conditions.
Grading
A Type 2 Grading Permit is required to construct the utilities, streets, and any other structures requiring grading on the project site. The grading represented within the Conceptual Site Plan conforms to the requirements of the Rancho Vistoso PAD and applicable sections of the Town’s Zoning Code (Section 27.9) as well as the Town’s Subdivision Street Standards.
PUBLIC PARTICIPATION:
Neighborhood Meetings
A neighborhood meeting was held on October 24, 2016, regarding the applicant’s proposal. Approximately 7 residents attended the meeting who primarily focused on:
- Traffic: Neighbors voiced concern about the increased level of traffic at the intersection of Moore Road and Rancho Vistoso Boulevard. Staff discussed the future signal to be located at the intersection and that it will resolve all current traffic issues.
- Building Height: Neighbors were concerned about the potential for 2-story homes and impacts on existing views of the Catalina Mountains. Details regarding existing Zoning Code restrictions on 2-story homes was discussed, namely:
- No more than 60% of a subdivision can be 2-story;
- No 2-story homes on corner lots; and
- No more than two 2-story homes in a row, or across the street from
- The Honey Bee Village Preserve: Neighbors were concerned about potential impacts to the Preserve from the new subdivision. Staff explained the Preserve would continue to be protected by the existing walls and fences surrounding the site.
A copy of the neighborhood meeting minutes have been provided in Attachment 5. No additional correspondence has been received by staff.
The CDRB considered the applicant's proposal on June 13, 2017, and recommends approval. The CDRB staff report is provided in Attachments 6. |