Land Use Context
The property is vacant and is zoned Commercial (C-1) per the Rancho Vistoso PAD. The existing land uses and zoning for the surrounding area are provided in Attachments 3 and 5.
Site Conditions
- 17.8 acres
- Property is vacant with exception of HOA monument sign
- Two existing curb cuts, each located on Vistoso Highlands Drive and Rancho Vistoso Boulevard
Approvals-to-date
- June 1987: Rancho Vistoso Planned Area Development, Commercial (C-1) zoning
Request
The applicant proposes to rezone a 17.8 acre property from Commercial (C-1) to Medium Density Residential (MDR) to develop a residential subdivision. The Tentative Development Plan (Attachment 4) depicts:
- 39 lots with a minimum lot size of 8,750 square feet
- Density: 2.19 homes per acre
- Detached single-family homes
- Building height: 22’, one-story (flat roof homes), 25’, one-story (pitch roof homes)
- Two access points on Vistoso Highlands Drive (south) and Rancho Vistoso Blvd (east)
- Landscape bufferyards along the south and east property lines
- 28% open space
Zoning Analysis
The proposed PAD Amendment to MDR conforms with the Rancho Vistoso Planned Area Development and the Zoning Code. The table below summarizes the project’s conformance with the proposed residential (MDR) standards as enabled by the Rancho Vistoso Planned Area Development.
| Categories |
Allowed/Required |
Proposed |
| Density (dwelling units per acre) |
3-6 du/ac or 106 units |
2.19 du/ac or 39 units |
| Building Heights |
30', two-story (MDR)
34', three-story (C-1)
|
22' to 25', one-story |
| Minimum Lot Size |
5,000 sq. ft. |
8,750 sq. ft. |
| Building Setbacks |
Front: 20', Sides: 5' or 0, Rear: 10' |
Front: 15', Sides: 5', Rear: 10' |
Compatibility
The proposed subdivision is compatible with the surrounding area because 1) it is similar in design to the nearby single-family neighborhoods 2) there is less impact (e.g., building height, traffic, noise, etc.) than the existing commercial zoning and 3) the applicant has agreed to limit the proposed building height to one-story and design the perimeter wall in accordance with the Rancho Vistoso HOA Design Guidelines.
To improve the project’s compatibility with the surrounding area, three conditions have been added in Attachment 1. The conditions relate to building height and preserving the existing views, designing a subdivision wall in accordance with the Rancho Vistoso HOA Design Guidelines, and maintaining sight visibility for motorists.
Golf Course Overlay Zone
The Golf Course Overlay District of the Zoning Code requires minimum setbacks between golf courses and residential property lines to protect property owners from errant golf balls and nuisances. The proposed Tentative Development Plan meets the golf course setback requirements by providing the minimum distance between the proposed lots and the existing golf course.
Environmentally Sensitive Lands (ESL) Conformance
The proposed development is required to provide 4.9 acres of Environmentally Sensitive Open Space (ESOS). The project conserves 5-acres of ESOS on the property.
ESL Flexible Design Option
The Environmentally Sensitive Lands requirements enable the use of incentives, or flexible design options, subject to Town Council approval. The flexible design options are available to a developer when ESOS is applied to 25% or more of the property.
The applicant proposes 25% ESOS and has requested use of the modified review process. A modified review process would allow the proposed subdivision design to undergo an administrative review, provided that it closely matches the approved Tentative Development Plan.
The applicant’s request is reasonable because the proposed Tentative Development Plan was adequately reviewed by the neighbors and the Planning and Zoning Commission at two neighborhood and two Planning and Zoning Commission meetings. It is not apparent that the community would benefit from additional reviews at public meetings.
General Plan Conformance
As part of this PAD Amendment, the applicant is proposing a Major General Plan Amendment from Neighborhood Commercial Office (NCO) to Medium Density Residential. The Major General Plan Amendment, if approved, will support the requested PAD Amendment for the property.
The proposed PAD Amendment is consistent with the Vision, Goals and Policies of both the General Plan and the Your Voice, Our Future Plan. The applicable Goals and Policies relate to compatibility, environmental protection and housing type. A more detailed analysis is provided in Attachment 6.
Planning and Zoning Commission
The applicant’s request was heard by the Planning and Zoning Commission (PZC) on August 23 and September 6, 2016. The main topics discussed at the meeting included view preservation and traffic.
At the conclusion of the September 6, 2016 meeting, the commission voted to approve the PAD Amendment and the use of ESL’s Modified Review Process, based on the finding that the request complies with the Rancho Vistoso PAD and the General Plan. The PZC staff report is included as Attachment 7 and the PZC draft meeting minutes are included as Attachment 8.
Public Notification and Comment
The following public notice has been provided:
- Notification of all property owners within 1,000 feet
- Notification to additional interested parties who signed in at neighborhood meetings
- Homeowners Association mailing
- Advertisement in The Daily Territorial and Arizona Daily Star newspapers
- Post on property
- Post at Town Hall and on Town website
- Outside review agencies
Two neighborhood meetings were held on April 25, 2016, and June 30, 2016, with approximately 40 residents at each meeting. The main topics discussed at the meetings included preserving the existing views to the east, traffic circulation, architecture and wall design.
In response to the neighbors’ concerns for view preservation, the applicant has agreed to limit the proposed building height to 25’, one-story for pitch roof homes and 22’ one-story for flat roof homes. The applicant has also agreed to design a perimeter wall in conformance with the Rancho Vistoso HOA Design Guidelines. These agreements are included as conditions in Attachment 1.
A copy of the neighborhood meeting summary notes are provided as Attachment 9, and five letters of concern are included as Attachment 10.
|