Exhibit B- PLZS-24-0008 Regent Hills Phase 3B Narrative 09022025pdf
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Verrado Regent Hills Phase 3B – Final Plat Project Narrative December 10, 2024 ______________________________________________________________________________ Background and Project Overview Verrado is planned and designed as a sustainable community with a strong identity and vision that integrates diverse residential neighborhoods with commercial uses and is responsive to the market. The Verrado Community Master Plan (“CMP”) provides the framework for market-driven product and neighborhood design while preserving and celebrating the natural features of the Property. Earlier phases of Verrado’s Main Street, Heritage, East and Marketside Districts were designed as more traditional near-town neighborhoods on gently sloping terrain, which created an opportunity for integrated neighborhoods designed around neighborhood parks and integrated access between each of the neighborhoods. Regent Hills and Highlands Districts have more dramatic terrain with slopes ranging from 3% to 6%. To the north and west of the Regent Hills and Highlands Districts are significant mountain ridges and dramatic settings. It is with these dramatic settings, challenging topography and a desire to create more exclusive, premium residential neighborhoods that we are proposing residential enclaves that transition from the near-town neighborhoods of prior phases into a more organic, desert adaptive foothills setting within the Regent Hills District. Request The request is to approve the final plat for Regent Hills Phase 3B (“RH Phase 3B”) located west of Main Street District and the original custom home lots and the Verrado Golf Club. Pre-Annexation Development Agreement and Community Master Plan The Pre-Annexation and Development Agreement (“PADA”) and Community Master Plan (“CMP”) for Verrado were approved by the Town Council in November of 1999 encompassing 8,800 acres. In January 2004, the Town Council amended the CMP to include an additional sixteen (16) acres. Currently, the CMP, as amended, allows for 14,080 residential dwelling units, 1,000 resort rooms, and more than 4.2 million square feet of commercial/mixed-use space throughout the entire development. Verrado is divided into Planning Units and provides for a master Land Use Budget to determine where the residential density and commercial/mixed-use intensity can locate within the community. 2R PLZV-24-0008 RECEIVED DEC 11 2024 WD Current Condition of the Site Regent Hills is primarily vacant desert land. There are several dirt roads constructed by the Caterpillar Co. during their proving ground operations on the site. Native desert vegetation is present throughout most of the site. This site includes a small, central mountain feature. Current General Plan Designation Verrado is designated as a Master Planned Community on the City’s General Plan. In addition, because of the major washes that traverse Verrado, the General Plan land use map has several ‘Floodway Transitional Areas’ designated within the master planned community. The updated Planning Unit Drainage Plan and Update to Master Drainage Plan submittal addresses any drainage issues related to this land use designation. Current Zoning Designation Verrado is zoned Planned Community (“PC”). Verrado entitlements consist of the Pre- Annexation and Development Agreement, recorded 11/26/1999 (the “Development Agreement”) and the Community Master Plan (“CMP”), approved November 17, 1999 and amendments thereto. Project Description The design character proposed for RH Phase 3B transitions to a less formal, more natural foothills transition design pattern as the slope increases and terrain changes. The neighborhoods in Regent Hills are intended to be gated with public access on collector roadways leading to the private neighborhoods. The design allows each enclave more exclusivity versus a continuous neighborhood connection pattern prevalent in the Main Street and Heritage Districts of Verrado. The main public access points to RH Phase 3B are from extension of Lost Creek Drive on the south and the extension of W. Highlands Dr. off Sunrise Lane from the north and east. RH Phase 3B proposes 45’x120’, 55’x120’, 65’x120’ and 80’x130’ lot sizes. This variety of lot sizes will create a unique and varying streetscape along this gently sloping ridge and the mountain feature within the subdivision. Proposed Development Options Verrado’s CMP has a listing of land use designations. The land use designations are titled ‘development options’ for residential and commercial mixed-use. The development options selected for this request are as follows: The smaller lot sizes will utilize the Residential Medium (RM) - 45’x120’, Residential Low/Medium (RLM) - 55’x120’, and Residential Low (RL) - 65’x120’, Development Options as follows: • Residential Medium (RM): Minimum Lot size - 3,500 square feet Min. Lot Width - 45’ Min. Front Yard Setback - 18’ (front facing garage); and 12’ (living) Min. Side Setback - 5’ Min. Rear Setback – 15’ • Residential Low/Medium (RLM): Minimum Lot size - 6,600 square feet Min. Lot Width - 55’ Min. Front Yard Setback - 18’ (front facing garage); 10’ (side facing garage) and 8’ (living) Min. Side Setback - 5’ Min. Rear Setback – 20’ • Residential Low/Medium (RL): Minimum Lot size - 7,800 square feet Min. Lot Width - 65’ Min. Front Yard Setback - 18’ (front facing garage); 10’ (side facing garage) and 8’ (living) Min. Side Setback - 5’ Min. Rear Setback – 15’ The largest lot size, 80’ x 130’, will utilize Verrado’s Residential Very Low (RVL) Development Option as follows: • Residential Very Low (RVL): Minimum Lot size – 10,000 square feet Min. Lot Width – 80’ Min. Front Yard Setback - 18’ (garage); 10’ (side garage) and 12’ (living) Min. Side Setback - 5’ Min. Rear Setback – 20’ Verrado’s Design Guidelines Verrado’s Design Guidelines have consistently been more restrictive than the Town’s residential design guidelines. Within Regent Hills, several lots sizes and street layouts and a more organic street and lotting layout create unique neighborhoods within the foothills area of Verrado. The various parcels create small unique neighborhoods within close proximity to a mountain feature. With the use of the design guidelines such as alternating front yard setbacks, single-family home design criteria and a mixture of lots within Regent Hills, this plat will allow for another signature phase within Verrado. Traffic and Roadways This Phase of Lost Creek Drive is designed as an undivided minor collector (MIC) that is a 28’ back of curb to back of curb (boc/boc). Highlands Drive extension from Sunrise Lane is designed as a local collector (LC) with no median or parking and a 28’ boc/boc roadway section. All streets within the subdivision are designed as local residential (LR) and are a minimum width of 24’ boc/boc with no parking and 32’ feet boc/boc with parking on both sides of the street. Where parking is on one side the streets are 28’ feet boc/boc. There are no one-way streets within this phase of Regent Hills. Water Management Plan EPCOR is the water service provider for Verrado. The water distribution system will be extended into Regent Hills from Verrado Way from the east. Water storage is provided by the Zone 3 South reservoirs, located adjacent to the Verrado Golf Course. Wastewater Management Plan EPCOR is the wastewater service provider for Verrado. Regent Hills wastewater will be handled by connections to the main line in Verrado Way. The trunk sewers convey wastewater to the existing water reclamation facility located in the southeast portion of the Verrado Community. Fire Protection The existing Verrado Fire Station at the southwest corner of Thomas Road and Verrado Way will be the primary provider for fire protection for this area of Verrado. As previously requested by the Fire Department, a parcel has been set aside for a second Verrado fire station at the southwest corner of Verrado Way and Highlands Park Dr. collector roadway within Highlands Phase 1. A final fire station site is currently being worked on with the developer and City Fire department. Police Protection The fire station at the southwest corner of Thomas Road and Verrado Way is a joint fire/police facility. The police have use of a portion of the facility to give Verrado full police and fire protection coverage. This facility was a part of the original development agreement requiring Verrado to provide these facilities to the community. Impact on Local Schools The Request is for 121 single-family residential lots consistent with the land use budget and planning unit plan densities. There is no impact on existing local schools within Verrado, which includes Heritage Elementary School at Thomas Rd. and Verrado Way, Verrado Middle School on Main St. and Verrado High School on Indian School Rd. Parks, Open Space and Trails The plat is approximately 56 acres in size. The proposed plat incudes internal parks and open spaces and limited sidewalk pathways. The subdivision includes a private amenity and access to a semi-private mountain trail on the central mountain feature within the subdivision. Development Timeline With this final plat approval, construction is anticipated to start approximately third quarter of 2025. Subdivision improvements and finished lot are proposed in first/second quarter of 2026 with model homes approximately third quarter 2026. This project with 221 units, and in conjunction with other parcels being developed within Verrado currently, will put Verrado at approximately 85% buildout when completed.