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Item # 1.
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| Town Council Regular Session |
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| Information |
| SUBJECT: |
PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION REGARDING TWO REQUESTS RELATED TO THE PROPOSED VILLAGES AT SILVERHAWKE RESIDENTIAL SUBDIVISION, LOCATED ON THE SOUTHEAST CORNER OF TANGERINE ROAD AND N. 1ST AVENUE:
A. GRADING EXCEPTION
B. CONCEPTUAL SITE PLAN, LANDSCAPE PLAN AND RECREATION
AREA PLAN |
| RECOMMENDATION: |
Item A - Grading Exception
The Conceptual Design Review Board (CDRB) recommended conditional approval (Attachment 1) on June 13, 2017.
Item B - Conceptual Site Plan, Landscape Plan and Recreation Area Plan
At the same meeting, the CDRB recommended conditional approval (Attachment 2) of the applicant's plans. |
| EXECUTIVE SUMMARY: |
The applicant’s proposal includes two requests related to the Villages at Silverhawke residential subdivision (formerly known as Kai-north), located on the southeast corner of Tangerine Road and N. 1st Avenue.
Item A – Grading Exception
The first request (Attachment 3) is for an exception to the Town's grading restrictions. The applicant proposes shaping the land by digging into hills and filling uneven areas beyond the limits permitted by the Zoning Code. The extent entails a range from 6 feet to a maximum of 20.5 feet (Attachment 3, Ex. “A”) with a majority between 6 and 12 feet.
Staff supports the request due to the hilly nature of the site. Furthermore, the exception is necessary to permit development of the site as represented on the approved Tentative Development Plan. Because a majority of areas impacted are obscured from view by the existing topography, adjacent property owners will not be negatively impacted.
The proposed Grading Exception, with the conditions listed in Attachment 1, is in conformance with the evaluative criteria established in the Zoning Code.
Item B – Conceptual Site Plan, Landscape Plan and Recreation Area Plan
The second request is a proposed Conceptual Site Plan, Landscape Plan and Recreation Area Plan (Attachment 4) to develop a 186-lot subdivision on an approximately 122-acre property. Key elements are provided below:
- Approximately 60 acres as Environmentally Sensitive Open Space (ESOS)
- Three points of vehicular access: two from N. 1st Avenue and one from Tangerine Road
- Future light at the intersection of Kai Drive and N. 1st Avenue to alleviate potential traffic impacts and increase the viability of existing and future commercial in the immediate area.
- Cultural resources site eligible for listing on the National Register of Historic Places:
- Conservation easement to be dedicated to the Town
- Permanent fencing, with maintenance gate, and signage to restrict access
The subdivision design and layout satisfy the General Plan Kai-Capri Special Area Policies and the approved rezoning and Tentative Development Plan.
The Conceptual Site Plan, Landscape Plan and Recreation Area Plan, with the conditions listed in Attachment 2, conform to the Conceptual Design Principles and Design Standards of the Zoning Code. |
| BACKGROUND OR DETAILED INFORMATION: |
Land Use Context
The subject property is designated as Master Planned Community on the General Plan and is zoned R1-7. The existing land use, general plan and zoning designations for the property and the surrounding area are depicted in Attachment 5.
Existing Site Conditions
- Property is currently vacant
- Characterized by rolling terrain, hillsides and riparian areas
Proposed Improvements
- 186 single-family detached residential lots
- Approximately 60 acres of Environmentally Sensitive Open Space
- Four recreation areas and equestrian/pedestrian trails totaling approximately 9.5 acres
- Three points of ingress/egress
- Future traffic signal at the N. 1st Avenue and Kai Drive intersection
Approvals to Date
- 1994: The subject property was annexed into the Town in 1994 with a translational zoning of R1-144.
- 2005: General Plan with Kai-Capri Special Area Policies formally adopted
- 2015: A rezoning and Tentative Development Plan was approved for the property from R1-144 to R1-7
- 2016: The Your Voice, Our Future General Plan was adopted with the Kai-Capri Special Area Policies
Conformance with previous approvals
The applicant’s requests satisfy both the General Plan Kai-Capri Special Area Policies and the previously approved rezoning and Tentative Development Plan.
DISCUSSION/ANALYSIS:
The applicant has proposed two requests related to the Villages at Silverhawke residential subdivision.
Item A - Grading Exception
The first request is a grading exception (Attachment 3) to permit cuts (removal of dirt) and fills (addition of dirt) beyond current Zoning Code limitations.
The maximum height of any cut or fill cannot exceed 6 feet (or 12 feet in certain areas for properties subject to the Environmentally Sensitive Lands requirements) unless a grading exception is granted by Town Council. The proposed exception depicts cuts and fills ranging from 6 feet to a maximum of 20.5 feet (Attachment 3, Exhibit “A”) with a majority between 6 and 12 feet.
The request is supported by staff for the following reasons:
- The site is characterized by a number of substantial topographical constraints which make the limitations established by the Zoning Code difficult to attain.
- The existing topography of the site will help minimize the visual impacts of the proposed cuts and fills.
- The exception is necessary to permit development of the site as represented on the approved Tentative Development Plan which utilized a cluster style development to avoid most of the sensitive areas of the site (e.g. hillsides and washes).
A more detailed analysis of the Grading Exceptions is included in Attachment 6.
Item 1B - Conceptual Site Plan, Landscape Plan and Recreation Area Plan
Conceptual Site Plan
The Conceptual Site Plan is for 186 single-family residential lots on approximately 122 acres. The overall design and layout of the subdivision is generally consistent with the Tentative Development Plan approved as part of the prior rezoning application and preserves approximately 60 acres as Environmentally Sensitive Open Space (ESOS).
Key elements of the subdivision are provided below, while a more detailed analysis is provided in Attachment 7:
- Significant setback from adjoining neighbors
- Cluster design primarily avoids hillsides and washes
- Three points of vehicular ingress/egress
- Future traffic light at Kai Drive and N. 1st Avenue
- Cultural resource site eligible for listing on the National Register of Historic Places
A new component of the subdivision design is the inclusion of a future traffic light at the intersection of N. 1st Avenue and Kai Drive. The new light is warranted because access to Palisades Road was not allowed as a condition of the prior rezoning. As a result, the level of service (e.g. wait times) during peak hours at the intersection (the only opportunity for residents to make a left onto N. 1st Avenue), were at an unacceptable level.
The light will help alleviate the impact to the existing roadway network and will increase the viability of both the future commercial north of the subject property and the existing commercial center on the west side of N. 1st Avenue. Additional Engineering information is provided in Attachment 8.
Lastly, archaeological field work identified two pit houses, fire pits and other subsurface cultural resources. A condition has been included in Attachment 2 to require dedication of a conservation easement to the Town and provide permanent fencing around the site to ensure continued protection of the sites resources.
The Conceptual Site Plan, with conditions in Attachment 2, is in conformance with the applicable Zoning Code requirements.
Conceptual Landscape Plan
The Conceptual Landscape Plan (Attachment 9), with conditions in Attachment 2, is in conformance with the applicable Zoning Code requirements. The Conceptual Landscape Plan includes landscaped entries, as well as landscaping in all common areas. The landscape plan preserves a majority of the riparian washes that bisect the property as natural open space.
Recreation Area Plan
The Recreation Area Plan (Attachment 10) includes both passive and active elements. The subdivision includes four recreation areas spread throughout the development to provide convenient access to all lots. Each recreation area provides seating opportunities, shade and tot-lot or playground equipment.
Additionally, a number of equestrian/pedestrian trails are provided that will connect to the region's larger trail networks. Lastly, a multi-use path will be constructed on the north side of Palisades Road providing additional connectivity for the subdivision.
PUBLIC PARTICIPATION
Neighborhood Meeting
The history of the project is lengthy and the neighborhood outreach effort has been extensive. The property has been the subject of numerous applications, each of which included a number of public participation opportunities.
As part of the previous rezoning application, numerous neighborhood meetings were held including:
- Three formal neighborhood meetings
- August 15, 2013 standard format
- November 19, 2013 open house/workshop
- June 16, 2014 open house/workshop
- Applicant met numerous times with neighborhood residents and constituents. The discussions between the applicant and neighbors has led to a number of accommodations including:
- Equestrian trail alignment
- Single story homes along Palisades Road
- No vehicle access onto Palisades Road
- Reconfiguration of lots along Palisades Road
The applicant's Conceptual Site Plan adheres to the neighborhood agreements established above and conforms to the previously approved Tentative Development Plan. As such, additional neighborhood meetings for this application were not required.
No additional correspondence has been received to date.
Public notice has been provided in conformance with all zoning code requirements as well as to all individuals who attended and signed-in at previous neighborhood meetings.
The CDRB recommended conditional approval of both proposals on June 13, 2017. The CDRB staff report is provided as Attachment 11. |
| FISCAL IMPACT: |
| N/A |
| SUGGESTED MOTION: |
Item A - Grading Exception
I MOVE to recommend approval of the Grading Exception for the Villages at Silverhawke subdivision, subject to the conditions listed in Attachment 1, finding the request to be consistent with the evaluation criteria.
OR
I MOVE to recommend denial of the Grading Exception for the Villages at Silverhawke subdivision, finding __________________________________.
Item B - Conceptual Site Plan, Landscape Plan and Recreation Area Plan
I MOVE to recommend approval of the Conceptual Site Plan, Landscape Plan and Recreation Plan for the Villages at Silverhawke subdivision, subject to the conditions in Attachment 2, finding the request to be in conformance with the Design Principles and applicable Design Standards.
OR
I MOVE to recommend denial of the Conceptual Site Plan, Landscape Plan and Recreation Area Plan for the Villages at Silverhawke subdivision finding __________________________________.
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