Attachment B - Staff Report - Z-66-19-2.pdf
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Staff Report Z-66-19-2 February 21, 2020 Desert View Village Planning Committee Meeting Date: March 3, 2020 Planning Commission Hearing Date: April 2, 2020 Request From: C-O/G-O HGT/WVR DVAO (Commercial Office District, General Office Option, Height Waiver, Deer Valley Airport Overlay District) (6.61 acres) R1-6 DVAO (Single-Family Residence District, Deer Valley Airport Overlay District) (32.82 acres) Request To: R1-6 DVAO (Single-Family Residence District, Deer Valley Airport Overlay District) (39.43 acres) Proposed Use: Single-family residential Location: Southwest corner of Cave Creek Dam Road and the Desert Peak Parkway alignment Owner: Patrick Neil Brown, DR Horton Applicant: Joshua Robinson, Hilgart Wilson, LLC Representative: Benjamin Tate, Withey Morris, PLC Staff Recommendation: Approval, subject to stipulations General Plan Conformity General Plan Land Use Map Designation Residential 2 to 5 dwelling units per acre Preserves / 2 to 3.5 and 3.5 to 5 dwelling units per acre Preserves / Floodplain Preserves / Hillside Street Map Classification Cave Creek Dam Road Local 30-foot west half street Attachment B Staff Report: Z-66-19-2 February 21, 2020 Page 2 of 12 CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS; CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: Protect residential areas from concentrations of incompatible land uses that could change their character and destabilize land values. The proposed development is compatible with the existing Hillstone Master Planned Community, which is the planned single-family residential subdivision to the east of the site. This project will be an extension of the existing neighborhood and will ensure that the character of the area remains intact as a residential community. BUILD THE SUSTAINABLE DESERT CITY; RIVERS, WASHES & WATERWAYS; LAND USE PRINCIPLE: Preserve natural washes coming from the preserves and promote access and views of the preserves by the public. The development is directly adjacent to a wash and flood area to the west. As stipulated, this proposal will ensure that the wash area remains undisturbed and will follow all FEMA-approved guidelines for development along an active floodplain area. BUILD THE SUSTAINABLE DESERT CITY; TREES AND SHADE; DESIGN PRINCIPLE: Plant drought tolerant vegetation and preserve existing mature trees in new development and redevelopment. The project site is located in an area that contains considerable native vegetation, with natural recreation areas to the north and south of the site. To ensure compatibility with the existing natural conditions of the surrounding area, staff is recommending that all new trees and plants be of drought-tolerant desert varieties. Applicable Plans, Overlays and Initiatives North Land Use Plan – See Background Item No. 4. Deer Valley Airport Overlay District – See Background Item No. 5. Tree and Shade Master Plan – See Background Item No. 8. Complete Streets Guiding Principles – See Background Item No. 9. Reimagine Phoenix – See Background Item No. 10. Staff Report: Z-66-19-2 February 21, 2020 Page 3 of 12 Surrounding Land Uses/Zoning Land Use Zoning On Site Vacant Land C-O/G-O HGT/WVR DVAO and R1-6 DVAO North Vacant Land S-1 DVAO South Vacant Land S-1 DVAO East Single-family residential subdivision under construction R1-6 DVAO West Industrial storage, wash County RU-43 R1-6 Single Family (Planned Residential Development Option) *if variance required Standards Requirements Proposed Site Plan Gross Acreage - 39.43 acres Total Number of Units Maximum 256 33 – Met Density (du/ac) 5.5; 6.5 with bonus 0.84 – Met Minimum lot width 45 feet minimum 45 feet – Met Minimum lot depth None, except 110 feet adjacent to freeway or arterial 120 feet – Met Common landscaped setback adjacent to perimeter streets 15 feet average, 10 feet minimum 15 feet average, 10 feet minimum – Met Minimum Perimeter Setbacks Street (Cave Creek Dam Road): 15 feet (in addition to landscape setback) Rear: 15 feet (1-story), 20 feet (2-story) Side: 10 feet (1-story), 15 feet (2-story) Street (Cave Creek Dam Road): 15 feet – Met Rear: Approximately 765 feet – Met Side (north): Approximately 70 feet – Met Side (south): Approximately 350 feet – Met Minimum Interior Setbacks Front: 10 feet Rear: None (established by Building Code); Street side: 10 feet Side: None (established by Building Code) Front: 10 feet – Met Rear: 15 feet (1-story), 20 feet (2-story) – Met Street side: 10 feet – Met Side: 5 feet – Met Staff Report: Z-66-19-2 February 21, 2020 Page 4 of 12 R1-6 Single Family (Planned Residential Development Option) *if variance required Standards Requirements Proposed Site Plan Lot Coverage 40%; 50% including shade structures Not shown Common Areas Minimum 5% of gross area 84.2% – Met Background/Issues/Analysis 1. This is a request to rezone a 39.43-acre site located at the southwest corner of Cave Creek Dam Road and the Desert Peak Parkway alignment to allow single-family residential. A portion of the site was recently rezoned to C-O/G-O HGT/WVR DVAO (Commercial Office District, General Office Option, Height Waiver, Deer Valley Airport Overlay District) to allow for the relocation of D.R. Horton’s regional office. However, due to the limited size of the property, the relocation of these offices to this site did not materialize and the applicant is requesting to rezone the property to R1-6 DVAO (Single-Family Residence District, Deer Valley Airport Overlay District) to allow the extension of D.R. Horton’s existing Hillstone residential master plan. Source: City of Phoenix Planning and Development Department Source: City of Phoenix Planning and Development Department Staff Report: Z-66-19-2 February 21, 2020 Page 5 of 12 2. The subject site was annexed into the City of Phoenix on November 14, 2001, with Annexation No. 257. The properties surrounding the subject site are currently all vacant. The site and the properties to the south and east are part of the planned residential community called Hillstone, which is zoned R1-6 DVAO and is currently under construction. To the north of the site is vacant land zoned S-1 (Farm or Ranch Residence District). The property to the west of the site, west of the wash, is currently within unincorporated Maricopa County and is being utilized as outdoor industrial storage. 3. The site (within proposed rezoning area) has General Plan Land Use map designations of Preserves / Floodplain, Preserves / 2 to 3.5 or 3.5 to 5 dwelling units per acre, Residential 3.5 to 5 dwelling units per acre, and Preserves / Hillside. The proposed development area falls within the Preserves / 2 to 3.5 or 3.5 to 5 dwelling units per acre and Residential 2 to 5 dwelling units per acre designations. The proposal is consistent with these designations, at a density of 0.84 dwelling units per acre. Source: Maricopa County Historical Aerials Map Source: City of Phoenix Planning and Development Department Staff Report: Z-66-19-2 February 21, 2020 Page 6 of 12 4. The subject site is located within the North Land Use Plan boundary. The North Land Use Plan was created in 1997 with the purpose of establishing growth patterns while preserving the desert landscape and character of the area. The plan recognizes the importance that the rural character and lifestyle play in determining appropriate land use densities. The North Land Use Plan designated this site for 2 to 5 dwelling units per acre. The proposed development has a total of 33 homes on a 39.43-acre site, resulting in a density of 0.84 dwelling units per acre, which is considerably lower than what is designated on the North Land Use Plan. To ensure compatibility with the General Plan and with the character of the North Land Use Plan, staff is recommending that the developer not build beyond the proposed 33 residential lots. This is addressed in Stipulation No. 1. 5. The subject site is located within the Deer Valley Airport Overlay District (DVAO), Area 1. The Deer Valley Overlay District was established to promote uses and height restrictions that are compatible with the airport. Area 1 of the DVAO is the least restrictive of the three areas and only prohibits residential land uses on property zoned A-1 (Light Industrial District). Standard Aviation Department comments regarding avigation notice requirements and disclosures given the property’s proximity to the Deer Valley Airport are also applicable. These are addressed in Stipulation Nos. 15 and 16. Subject Site Source: City of Phoenix Planning and Development Department Staff Report: Z-66-19-2 February 21, 2020 Page 7 of 12 6. The proposed site plan depicts 33 residential lots that fall under the Planned Residential Development (PRD) option of the R1-6 zoning district. Development of the site is limited due to the location of washes on the western and southern portions of the site. As such, the proposed subdivision will be limited to the northeastern portion of the site. Although elevations were submitted as part of the request, staff is not recommending general conformance due to the size of the proposed lots. The lots will measure 45 feet by 120 feet which, under the PRD development option, which will require that the development be subject to Single-Family Design Review. To ensure high quality building design and compatibility with the surrounding desert environment, staff is recommending the use of enhanced building materials and features, a color scheme that blends with the desert, and enhanced garage treatments on all homes. These recommendations are addressed in Stipulations 3 through 5. 7. The project site is located in an area that contains significant undisturbed desert landscape. As such, it is important that the development minimize visual disruption of the desert environment and implement design and materials that will help enhance the views in the area. To help minimize the visual impact of this development on the surrounding area, staff is recommending that all retention basins and drainage channels be designed to look natural and organic in shape. This is addressed in Stipulation No. 10. As this is a residential development and solid perimeter walls will be provided for privacy, it is imperative that the materials used on the walls that face the desert incorporate enhanced materials to ensure aesthetic compatibility. Staff is recommending the use of faux stone, stone veneer, stonework, or other enhanced building materials be used on all perimeter walls, per Stipulation No. 11. Source: HILGARTWILSON Staff Report: Z-66-19-2 February 21, 2020 Page 8 of 12 8. The Tree and Shade Master Plan has a goal of treating the urban forest as infrastructure to ensure that trees are an integral part of the city’s planning and development process. By investing in trees and the urban forest, the city can reduce its carbon footprint, decrease energy costs, reduce storm water runoff, increase biodiversity, address the urban heat island effect, clean the air, and increase property values. In addition, trees can help to create walkable streets and vibrant pedestrian places. To support the City’s urban forestry efforts and to ensure compatibility with the Hillstone subdivision, staff is recommending that the applicant provide a 25-foot landscape setback along Cave Creek Dam Road, per Stipulation No. 6. Staff is also recommending that the sidewalk along Cave Creek Dam Road be detached with a 5-foot landscape strip between the sidewalk and back of curb, with trees planted on both sides of the sidewalk to provide pedestrians with adequate shade, per Stipulation No. 7. Staff is also recommending that the developer plant at minimum two trees per residential lot to promote shade on the proposed attached sidewalks interior to the subdivision, per Stipulation No. 8. Further, as this is an area that is characterized by the Sonoran Desert landscape, staff is recommending that the development provide a minimum 70 percent of the gross site as open space, and that all trees and other plant materials be of drought-tolerant varieties. This is addressed in Stipulation Nos. 2 and 9 and will ensure that the desert landscape remains largely undisturbed and that any new trees and plants are compatible with the existing vegetation. 9. In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding Principles, which are intended to promote improvements that provide an accessible, safe, connected transportation system to include all modes, such as bicycles, pedestrians, transit, and vehicles. To support these principles, staff is recommending that the sidewalk along Cave Creek Dam Road be detached to maximize pedestrian safety by providing a landscape buffer between the pedestrian pathway and vehicular travel lanes. This is addressed in Stipulation No. 7. 10. As part of the Reimagine Phoenix initiative, the City of Phoenix is committed to increasing the waste diversion rate to 40 percent by 2020 and to better manage its solid waste resources. The City of Phoenix offers recycling collection for all single-family residences. The provision of recycling containers was not addressed in the applicant’s submittals; however, per City Code, the City provides recycling containers and services to all single-family residences. Staff Report: Z-66-19-2 February 21, 2020 Page 9 of 12 COMMUNITY INPUT SUMMARY 11. At the time the staff report was written, there has not been any written concern regarding the request. INTERDEPARTMENTAL COMMENTS 12. The Street Transportation Department is requesting that the developer be responsible for the installation of all drainage improvements to the adjacent roadways, and that all streets be constructed with all required improvements and comply to current ADA standards. These are addressed in Stipulation Nos. 12 and 13. 13. Floodplain Management has determined that the parcel is located in a Special Flood Hazard Area called Zone AE Floodplain & Floodway on panel 1285 L of the Flood Insurance Rate Maps (FIRM) dated October 16, 2013. The developer will be required to follow all Floodplain Management guidelines for development on or near a floodplain, which are addressed in Stipulation No. 14. 14. The site is located within the noise contour area of the Phoenix Deer Valley Airport (DVT). Staff is recommending that the property owner grant and record an avigation notice to the City of Phoenix, and record documents that disclose the existence, and operational characteristics of Phoenix Deer Valley Airport (DVT) to future owners or tenants of the property. This is addressed in Stipulation Nos. 15 and 16. 15. The site is located in a larger area identified as being archaeologically sensitive. If further review by the City of Phoenix Archaeology Office determines the site and immediate area to be archaeologically sensitive, and if no previous archaeological projects have been conducted within this project area, it is recommended that archaeological Phase I data testing of this area be conducted. Phase II archaeological data recovery excavations may be necessary based upon the results of the testing. A qualified archaeologist must make this determination in consultation with the City of Phoenix Archaeologist. In the event archaeological materials are encountered during construction, all ground disturbing activities must cease within a 33-foot radius of the discovery and the City of Phoenix Archaeology Office must be notified immediately and allowed time to properly assess the materials. This is addressed in Stipulation Nos. 17, 18 and 19. 16. Development and use of the site is subject to all applicable codes and ordinances. Zoning approval does not negate other ordinance requirements. Other formal actions such as, but not limited to, zoning adjustments and abandonments, may be required. Staff Report: Z-66-19-2 February 21, 2020 Page 10 of 12 Findings 1. The proposal is consistent with the General Plan Land Use Map and North Land Use Plan designations and will contribute to the overall residential character of the area. 2. As stipulated, the building design and plant palette will ensure compatibility with the surrounding desert environment and will minimize visual impact to the surrounding area. 3. The development will include detached sidewalks and trees along Cave Creek Dam Road which will provide increased connectivity as well as promote pedestrian-oriented design in the area. Stipulations 1. The development shall not exceed 33 lots. 2. A minimum of 70 percent of the gross project area shall be retained as open space, including washes and hillside areas as approved by the Planning and Development Department. 3. All elevations shall contain three of the following architectural embellishments and detailing, such as: textural changes, pilasters, offsets, recesses, variation in window size or location, overhang canopies, stone veneer wainscoting, decorative gabel pipe details, decorative wooden shutters, or similar features, as approved by the Planning and Development Department. 4. Building and wall colors shall be muted and blend with rather than contrast strongly with the surrounding desert environment. as approved by the Planning and Development Department. 5. All elevations shall have decorative garage treatments, including but not limited to, windows, raised or recessed panels, architectural trim, and/or single garage doors, as approved by the Planning and Development Department. 6. A minimum landscape setback of 25 feet shall be required along Cave Creek Dam Road. 7. The sidewalks along Cave Creek Damn Road shall be detached with a minimum 5- foot-wide landscaped area located between the sidewalk and back of curb. Minimum 2-inch caliper shade trees shall be planted on both sides of the sidewalk (minimum of 20 feet on center or equivalent groupings), as approved by the Planning and Development Department. Staff Report: Z-66-19-2 February 21, 2020 Page 11 of 12 8. On interior streets, shade trees shall be planted adjacent to sidewalks at a rate of a minimum of two, 2-inch caliper or greater shade tree provided at a spacing of 20 to 30 feet on center, depending on species, within the front yard of each residential lot and where sidewalks are adjacent to common area tracts, as approved by the Planning and Development Department. 9. All landscape material shall be drought tolerant plant types, as approved by the Planning and Development Department. 10. All retention areas shall be natural and organic in shape to blend with the natural desert area, as approved by the Planning and Development Department. 11. Perimeter walls shall incorporate stone veneer, stonework, faux stone, or integral color CMU block, as approved by the Planning and Development Department. STREET TRANSPORTATION 12. The developer shall be responsible for the installation of all associated drainage improvements to the adjacent roadways in accordance with the City of Phoenix, Storm Water Design Manual. 13. The developer shall construct all streets within and adjacent to the development with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping and other incidentals, as per plans approved by the Planning and Development Department. All improvements shall comply with all ADA accessibility standards. FLOODPLAIN MANAGEMENT 14. This parcel is located in Special Flood Hazard Areas called a Zone AE Floodplain & Floodway on panel 1285 L of the Flood Insurance Rate Maps (FIRM) dated October 16, 2013. a. No encroachment is allowed in the floodway without hydrologic and hydraulic analysis showing no rise in water surface elevation and increase in the special flood hazard area boundaries. b. The Architect/Engineer is required to show the special flood hazard area boundary limits on plans and ensure that impacts to the proposed facilities and surrounding properties have been considered, following the National Flood Insurance Program (NFIP) Regulations (44 CFR Paragraph 60.3). This includes, but not limited to provisions in the latest versions of the Floodplain Ordinance of the Phoenix City Code. c. A copy of the Grading and Drainage Plan shall be submitted to the Floodplain Management section of Public Works Department for review and approval of Floodplain requirements prior to issuance of a Grading Permit. Staff Report: Z-66-19-2 February 21, 2020 Page 12 of 12 d. The developer shall provide a FEMA approved CLOMR-F or CLOMR prior to issuance of a Grading and Drainage permit. AVIATION 15. The developer shall grant and record an avigation notice to the City of Phoenix Aviation and Planning and Development Departments for the site, per Zoning Ordinance Section 658D and per the content and form provided prior to final site plan approval. 16. The property owner shall record documents that disclose the existence, and operational characteristics of Phoenix Deer Valley Airport (DVT) to future owners or tenants of the property. The form and content of such documents shall be according to the templates and instructions provided which have been reviewed and approved by the City Attorney. ARCHAEOLOGY 17. If determined necessary by the Phoenix Archaeology Office, the applicant shall conduct Phase I data testing and submit an archaeological survey report of the development area for review and approval by the City Archaeologist prior to clearing and grubbing, landscape salvage, and/or grading approval. 18. If Phase I data testing is required, and if, upon review of the results from the Phase I data testing, the City Archaeologist, in consultation with a qualified archaeologist, determines such data recovery excavations are necessary, the applicant shall conduct Phase II archaeological data recovery excavations. 19. 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. Writer Sofia Mastikhina February 21, 2020 Team Leader Samantha Keating Exhibits Zoning sketch map Aerial sketch map Site plan date stamped February 20, 2020 ANX 187 Z-74-18 Z-43-02 Z-65-97 ANX 254 ANX 254 ANX 185 ANX 254 Z-43-02 Z-43-02 Z-76-18 Z-43-02 Z-121-96 ANX 254 * MARICOPA COUNTY * * * * * R1-6 R1-6 S-1 S-1 C-O/G-O HGT/WVR R1-6 R1-18 Deer Valley Airport Overlay District (DVAO) CAVE CREEK DAM RD DOVE VALLEY RD LONE MOUNTAIN RD DYNAMITE BLVD JOMAX RD HAPPY VALLEY RD PINNACLE PEAK RD DEER VALLEY DR MAYO BLVD CAVE CREEK RD BLACK MTN PKY TATUM BLVD 56TH ST 64TH ST SCOTTSDALE RD CAREFREE HWY SR-101 DESERT VIEW VILLAGE CITY COUNCIL DISTRICT: 2 I APPLICANT'S NAME: APPLICATION NO. Z-66-19 GROSS AREA INCLUDING 1/2 STREET AND ALLEY DEDICATION IS APPROX. 39.43 Acres MULTIPLES PERMITTED * Maximum Units Allowed with P.R.D. Bonus C-O/G-O HGT/WVR DVAO, R1-6 DVAO R1-6 DVAO CONVENTIONAL OPTION N/A, 174 209 * UNITS P.R.D. OPTION N/A, 213 256 Josh Robinson Hilgartwilson, LLC DATE: 1/13/2020 REVISION DATES: AERIAL PHOTO & QUARTER SEC. NO. QS 46-31 ZONING MAP O-9 REQUESTED CHANGE: FROM: C-O/G-O HGT/WVR DVAO ( 6.61 a.c.) R1-6 DVAO ( 32.82 a.c.) TO: R1-6 DVAO ( 39.43 a.c.) Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2019\Z-66-19.mxd Z-66-19 0.1 0 0.1 0.05 Miles 2/14/2020 ANX 187 Z-74-18 Z-43-02 Z-65-97 ANX 254 ANX 254 ANX 185 ANX 254 Z-43-02 Z-43-02 Z-76-18 Z-43-02 Z-121-96 ANX 254 * MARICOPA COUNTY * * * * * R1-6 R1-6 S-1 S-1 C-O/G-O HGT/WVR R1-6 R1-18 Deer Valley Airport Overlay District (DVAO) CAVE CREEK DAM RD Maricopa County Assessor's Office DOVE VALLEY RD LONE MOUNTAIN RD DYNAMITE BLVD JOMAX RD HAPPY VALLEY RD PINNACLE PEAK RD DEER VALLEY DR MAYO BLVD CAVE CREEK RD BLACK MTN PKY TATUM BLVD 56TH ST 64TH ST SCOTTSDALE RD CAREFREE HWY SR-101 DESERT VIEW VILLAGE CITY COUNCIL DISTRICT: 2 I APPLICANT'S NAME: APPLICATION NO. Z-66-19 GROSS AREA INCLUDING 1/2 STREET AND ALLEY DEDICATION IS APPROX. 39.43 Acres MULTIPLES PERMITTED * Maximum Units Allowed with P.R.D. Bonus C-O/G-O HGT/WVR DVAO, R1-6 DVAO R1-6 DVAO CONVENTIONAL OPTION N/A, 174 209 * UNITS P.R.D. OPTION N/A, 213 256 Josh Robinson Hilgartwilson, LLC DATE: 1/13/2020 REVISION DATES: AERIAL PHOTO & QUARTER SEC. NO. QS 46-31 ZONING MAP O-9 REQUESTED CHANGE: FROM: C-O/G-O HGT/WVR DVAO ( 6.61 a.c.) R1-6 DVAO ( 32.82 a.c.) TO: R1-6 DVAO ( 39.43 a.c.) Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2019\Z-66-19.mxd Z-66-19 0.1 0 0.1 0.05 Miles 2/14/2020 NORTH This plan is conceptual and subject to change through the planning and development process. HILLSTONE WEST SCALE: N.T.S. PHOENIX, AZ Preliminary Application Site Plan HILGARTWILSON 2141 EAST HIGHLAND AVENUE SUITE #250 PHOENIX, AZ 85016 PH: 602.490.0535 CONTACT: JOSH ROBINSON, PE D.R. HORTON 20410 NORTH 19TH AVENUE SUITE 100 PHOENIX, AZ 85027 PH: 480.368.1065 CONTACT: PATRICK BROWN OWNER/DEVELOPER ENGINEER ADDRESS: DESERT PEAK PARKWAY AND CAVE CREEK DAM RD. APPLICANT: DR. HORTON CONTACT: JOSHUA ROBINSON EXISTING ZONING: C-0 PROPOSED ZONING: R1-6 PRD SITE DATE LEGEND