Extracted text (via pymupdf)
11557 characters
To: City of Phoenix Planning Commission Date: August 6, 2020 From: Racelle Escolar Planner III Subject: ITEM NO. 4 (Z-37-19-2) – NORTHEAST CORNER OF CENTRAL AVENUE AND HAPPY VALLEY ROAD This memo is to address the following: Staff recommended modifications to stipulations that were recommended by the Deer Valley Village Planning Committee, Adding a stipulation for an executed Proposition 207 waiver, Adding a stipulation to require that the legal description be updated, and Adding stipulations per the applicant’s request to address concerns from the neighborhood. The Deer Valley Village Planning Committee (VPC) recommended approval of the request with two additional stipulations on May 21, 2020. Stipulation No. 17 was added to limit building height to one story for the first row of homes along Yearling Road. Stipulation No. 18 was added to require a traffic signal at Central Avenue and Happy Valley Road at the first phase of the development. Staff recommends that Stipulation No. 17 be modified to limit the height to one story and 20 feet. If a specific height is not referenced it is possible to build the homes at one story and 30 feet. This stipulation has been moved as a sub-stipulation under Stipulation No. 1 to amend the PUD Narrative. Additionally, the applicant has requested that the stipulation be modified to 22 feet in height for the first row of homes abutting Yearling Road to address any architectural embellishments that may be added. The Street Transportation Department has reviewed Stipulation No. 18 recommended by the Deer Valley VPC and requests that the wording be modified to require that funding for the traffic signal be provided prior to Phase 1 of the development. The applicant and staff have reviewed comments and proposed stipulations provided by concerned residents in the area. The following stipulations have been added to address the concerns: Stipulation No. 1.b. was added to remove all hillside and Sonoran Preserve requirements from the PUD Narrative and reference the existing City standards that are in place per the City Code and Zoning Ordinance. Attachment F Z-37-19-2 Backup Memo August 6, 2020 Page 2 of 5 Stipulation No. 1.c. was added to limit the building height to 22 feet along Yearling Road. Stipulation No. 1.d. was added to require a solid perimeter wall along the lots adjacent to Yearling Road. Stipulation No. 1.e. was added to require that the wash areas appear natural and undisturbed. Stipulation No. 1.g. was added to require that any changes made to the development standards table also be reflected in the comparative standards table provided in the Exhibits Section. Stipulation No. 19 was added to require that the existing mailboxes located on the site be relocated by the developer. Staff is also requesting that a stipulation be added to require legal descriptions for the parcel areas described in the PUD Narrative. This is addressed in Stipulation No. 1.f. The stipulation requiring an executed Proposition 207 Waiver is addressed in Stipulation No. 20. Staff recommends approval, subject to the revised stipulations below: 1. An updated Development Narrative for the Central Foothills PUD reflecting the changes approved through this request shall be submitted to the Planning and Development Department within 30 days of City Council approval of this request. The updated Development Narrative shall be consistent with the Development Narrative date stamped April 24, 2020 as modified by the following stipulations: a. Page 18, attach ADEQ final report stating that those portions of the site outside of the defined complex areas have not been environmentally impacted by UPCO’s prior operations. Include report in appendix and reference appendix on page 18. B. PAGE 9 THROUGH 13, REMOVE ALL TEXT IN SECTION 3 AND ADD THE FOLLOWING: THE SITE IS SUBJECT TO ALL HILLSIDE REQUIREMENTS IN THE CITY CODE AND ZONING ORDINANCE AND SONORAN PRESERVE EDGE TREATMENT GUIDELINES IN THE ZONING ORDINANCE. C. PAGE 51, UPDATE THE MAXIMUM BUILDING HEIGHT AS FOLLOWS: 2-STORIES/30’ Z-37-19-2 Backup Memo August 6, 2020 Page 3 of 5 EXCEPT THAT THE FIRST ROW OF HOMES ABUTTING YEARLING ROAD TO THE NORTH OF THE SITE SHALL BE LIMITED TO ONE STORY AND NOT EXCEED 22 FEET FROM FINISHED FLOOR. D. PAGE 54, ADD THE FOLLOWING TO SECTION 8.C.1.: A SOLID PERIMETER WALL SHALL BE CONSTRUCTED ALONG THE LOT LINES OF THE NORTHERN MOST LOTS ALONG YEARLING ROAD. THE WALL SHALL BE INTEGRAL IN COLOR OR PAINTED TO BLEND WITH THE NATURAL DESERT ENVIRONMENT. E. PAGE 60, ADD THE FOLLOWING AFTER SECTION 9.B.3.: 4. WASHES BOX GABIONS AND CONCRETE CHANNELS SHALL NOT BE ALLOWED UNLESS NEEDED FOR PUBLIC SAFETY. WHERE USED, THEY SHALL BE DESIGNED TO BLEND WITH THE DESERT SETTING THROUGH COLOR, TEXTURE, LANDSCAPING OR OTHER MEANS. RIPRAP SHALL NOT BE USED UNLESS NEEDED FOR PUBLIC SAFETY. WHERE USED, IT SHALL BE USED WITH RESTRAINT AND BE DESIGNED TO BLEND WITH THE DESERT SETTING THROUGH COLOR, TEXTURE, LANDSCAPING AND OTHER MEANS. F. PAGE 67, ADD LEGAL DESCRIPTIONS TO DESCRIBE EACH PARCEL AREA (PARCELS 1 THOUGH 3). G. PAGE 82, UPDATE THE COMPARATIVE STANDARDS TO REFLECT ALL CHANGES MADE ABOVE. 2. Conceptual site plans and elevations for Parcels 2 and 3 shall be reviewed and approved by the Planning Hearing Officer through the public hearing process for stipulation modification prior to preliminary site plan approval. This is a legislative review for conceptual purposes only. Specific development standards and requirements may be determined by the Planning Hearing Officer and the Planning and Development Department. 3. In the event archaeological materials are encountered during construction, the developer shall immediately cease all ground-disturbing activities within a 33- foot radius of the discovery, notify the City Archaeologist, and allow time for the Archaeology Office to properly assess the materials. Z-37-19-2 Backup Memo August 6, 2020 Page 4 of 5 4. Right-of-way totaling 70 feet on the north side of Happy Valley Road shall be dedicated for the full limits of the property, or as approved by the Street Transportation Department. 5. Right-of-way totaling 40 feet on the east side of Central Avenue shall be dedicated for a minimum of 300 feet north of Happy Valley Road to accommodate turn lanes, as approved by the Street Transportation Department. Beyond 300 feet, the right-of-way may taper to 30 feet with a 10-foot sidewalk easement, as approved by the Street Transportation Department. 6. Right-of-way triangles shall be dedicated at all intersections at 25 feet by 25 feet, or as approved by the Planning and Development Department. 7. The north half street of Happy Valley Road shall be constructed for the full limits of the property, consistent with cross-section ‘A’, as approved by the Planning and Development Department. 8. Central Avenue shall be constructed consistent with the E-Section collector street identified on the City of Phoenix Street Classification map, as approved by the Street Transportation Department. 9. The development is required to be in conformance to the City of Phoenix, Storm Water Design Manual for all wash crossings of public and private streets. All associated drainage easements shall be dedicated for operation and maintenance purposes. 10. A Traffic Impact Study (TIS) shall be submitted to the City for this development. No preliminary approval of plans shall be granted until the study has been reviewed and approved by the City upon satisfactory resolutions of review comments by the City staff. The developer must contact Transportation Planning and Programming Division of Street Transportation Department (Attention: Mr. Matthew Wilson, Traffic Engineer III, Phone Number: (602) 262-7580, matthew.wilson@phoenix.gov) to set up a scoping meeting to discuss the requirements for the study, prior to the preparation and submittal of the draft study. No TIS reports will be accepted, unless the developer and/or its traffic engineer consultant has discussed the TIS requirements with the Street Transportation Department staff prior to its preparation. 11. Provide conduit and junction boxes at Central Avenue and Happy Valley Road for future traffic signal equipment on the northeast corner of the intersection. The plan is to be submitted to the Street Transportation Department (Zeke Rios, 602-256- 3409 or zeke.rios@phoenix.gov) or review and approval. Submittal will be made as a separate document that shows the entire intersection with existing conduit runs and junction boxes. The Developer will submit the approved plan to the Civil Plans Coordinator as part of the civil engineering plan set. All work related to the construction or reconstruction of the conduit runs and junction box installation shall be the responsibility of the Developer. 12. Driveway access locations to Happy Valley Road shall be in conformance Z-37-19-2 Backup Memo August 6, 2020 Page 5 of 5 with the Street Transportation Department Planning and Design policies for median access, or as approved by the Street Transportation Department. 13. Development responsibility for off-site traffic improvements will be determined through the Traffic Impact Study, as approved by the Street Transportation. Any applicable escrow funding requirements must be provided prior to final site plan approval, or as approved by the Planning and Development Department. 14. The applicant shall provide a minimum of one access point to the Phoenix Sonoran Preserve regional trail system located in the northeast section of Parcel 1, as approved by the Planning and Development Department. 15. The developer shall record a Notice to Prospective Purchasers of Proximity to Airport in order to disclose the existence and operational characteristics of Phoenix Deer Valley Airport (DVT) to future owners or tenants of the property as approved by the Aviation Department. 16. The developer must file FAA Form 7460 and provide City FAA’s no hazard determination prior to construction permit approval. 17. THE DEVELOPER SHALL LIMIT THE FIRST ROW OF HOMES ABUTTING YEARLING ROAD TO THE NORTH OF THE SITE TO ONE STORY IN HEIGHT, AS APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT. 18. THE DEVELOPER SHALL CONSTRUCT AND INSTALL PROVIDE FUNDING FOR 100 PERCENT OF THE COST OF A TRAFFIC SIGNAL INSTALLATION AT THE INTERSECTION OF CENTRAL AVENUE AND HAPPY VALLEY ROAD TO THE STREET TRANSPORTATION DEPARTMENT AT THE TIME OF FINAL SITE PLAN APPROVAL FOR PHASE 1 OF THE DEVELOPMENT, IS CONSTRUCTED, WITH INSTALLATION AS APPROVED BY THE STREET TRANSPORATION DEPARTMENT. 19. THE DEVELOPER SHALL RELOCATE THE EXISTING MAILBOXES LOCATED AT THE SOUTHEAST CORNER OF CENTRAL AVENUE AND YEARLING ROAD TO THE SOUTHWEST CORNER OF THE INTERSECTION, PRIOR TO FINAL SITE PLAN APPROVAL AND SUBJECT TO APPROVALS BY THE CITY OF PHOENIX, THE US POSTAL SERVICE AND ANY REQUIRED LANDOWNER OF THE RELOCATION SITE. 20. PRIOR TO PRELIMINARY SITE PLAN APPROVAL, THE LANDOWNER SHALL EXECUTE A PROPOSITION 207 WAIVER OF CLAIMS FORM. THE WAIVER SHALL BE RECORDED WITH THE MARICOPA COUNTY RECORDER'S OFFICE AND DELIVERED TO THE CITY TO BE INCLUDED IN THE REZONING APPLICATION FILE FOR RECORD.