Extracted text (via pymupdf)
10096 characters
PRELIMINARY PLAT REPORT TO CITY COUNCIL 1 Case: FS20-823 2 3 Project Name: Bonita Ranch – Preliminary Plat 4 5 Council District: 1 - Acacia 6 7 City Council Date: October 19, 2021 8 9 Planner: Robert H. Kuhfuss, AICP 10 11 Owner: Sun Belt Land Investment Limited Partnership, et. al. 12 13 Applicant: Atwell, LLC 14 15 Request: Preliminary Plat for a 208-lot single-family residential subdivision in 16 the Rancho Mercado PAD and RM-6 PUD zoning districts 17 18 Site Location: Generally located south of Jomax Road and west of 147th Avenue 19 20 Site Size: 73.01 acres (approx.) 21 22 Gross Density: 2.85 DU/Ac. 23 24 General Plan Conformance: The proposal is consistent with the Surprise General Plan 2035 25 26 Support/Opposition: None known 27 28 Findings: 29 The proposed Preliminary Plat is consistent with the Rancho Mercado PAD and the RM-6 30 PUD (Bonita Ranch) zoning districts. 31 The proposed Preliminary Plat is consistent with applicable City of Surprise regulations. 32 The reviewing agencies have indicated no objections to the request. 33 34 Commission 35 Recommendation: The Planning and Zoning Commission recommends approval of case 36 FS20-823 to the City Council, subject to stipulations ‘a’ through ‘d.’ 37 38 39 40 October 19, 2021 City Council Case: FS20-823 Bonita Ranch Preliminary Plat Page 2 of 7 41 PROJECT DESCRIPTION: 42 43 Michael Park of Atwell, on behalf of Sun Belt Investments Limited Partnership et. al., seeks approval 44 of a Preliminary Plat covering Rancho Mercado Parcels A23 and A24 (Rancho Mercado PAD), as well 45 as Bonita Ranch Parcels A, B, and C (all zoned RM-6 PUD). The applicant seeks to subdivide the subject 46 property into 208 lots and 15 tracts, to be developed in two (2) phases. 47 48 SURROUNDING LAND ZONING: 49 50 The following map depicts the existing zoning of the subject site and its surrounds: 51 PAD (Rancho Mercado) PAD (Rancho Mercado) RR RU-43 (County) RL-5 PUD (Saddlehorn) PAD (Tierra Verde East) RM-6 (Bonita Ranch) PAD (Rancho Mercado) Subject Site Jomax Rd Frontier Frontier Rd Rd 14 14 7th th Av Av e 52 53 BACKGROUND: 54 55 July 11, 2006: The Maricopa County Board of Supervisors approved a request for a Development 56 Master Plan (DMP) and associated Zone Change for the Rancho Mercado project in what was then 57 unincorporated Maricopa County. 58 59 October 11, 2007: The Surprise City Council approved the Rancho Mercado PAD under case PAD06- 60 276, Ordinance #2007-46. 61 62 November 10, 2007: The City Council approved the annexation of the Rancho Mercado property 63 under Ordinance # 2007-47. 64 65 December 8, 2010: Staff approved a Minor Amendment to the Rancho Mercado PAD under FS10- 66 210. October 19, 2021 City Council Case: FS20-823 Bonita Ranch Preliminary Plat Page 3 of 7 67 August 15, 2017: The City Council approved the annexation of Bonita Ranch Parcel A under case 68 FS17-107. 69 70 August 15, 2017: The City Council approved the rezoning of Bonita Ranch Parcel A under case FS17- 71 108. 72 73 August 15, 2017: The City Council approved the rezoning of Bonita Ranch Parcels B and C under case 74 FS17-109. 75 76 October 8, 2020: The applicant discussed the proposed development during a regularly scheduled 77 Concept Review meeting under CR20-604. 78 79 December 28, 2020: The applicant filed the subject request under FS20-823. 80 81 September 16, 2021: The Planning and Zoning Commission recommended approval of the proposed 82 Preliminary Plat (FS20-823) subject to staff-recommended stipulations ‘a’ through ‘d’. 83 84 ANALYSIS AND DISCUSSION: 85 86 The subject request includes two (2) parcels located within the Rancho Mercado PAD designated as 87 single-family residential, as well as three (3) parcels that are zoned RM-6 PUD and are associated with 88 Bonita Ranch. The proposed lots will be 58’ in width and will range from 110’ to 115’ in depth. There 89 are a total of 208 lots over approximately 73 acres for a density of 2.85 DU/Ac. 90 91 92 93 94 [Continued on following page] October 19, 2021 City Council Case: FS20-823 Bonita Ranch Preliminary Plat Page 4 of 7 95 Rancho Mercado Parcel A24 Rancho Mercado Parcel A23 Bonita Ranch Parcel A Bonita Ranch Parcel B Bonita Ranch Parcel C North 96 97 Phasing 98 99 The site will be developed in two (2) phases with the Rancho Mercado Parcel A24 comprising the 100 second phase. Rancho Mercado Parcel A23, together with Bonita Ranch Parcels A, B, and C will 101 comprise the first phase. 102 103 Access 104 105 Access to Phase 1 will be via 147th Avenue on the east and via 148th Drive on the south. 148th Drive 106 actually extends northward from Rancho Mercado Parcel A22, the Final Plat of which is scheduled for 107 City Council on September 7, 2021 under case FS20-664. 148th Drive will also extend northward into 108 Phase 2, as will 147th Drive, while the northernmost portion of Phase 2 will also take access from 147th 109 Avenue. 110 111 Open Space 112 113 The Rancho Mercado PAD, as well as the RM-6 PUD zoning associated with Bonita Ranch, each 114 requires no less than 15% open space. The applicant proposes between 18.7% and 32.5% open 115 space, depending upon the parcel; however, overall, the applicant proposes 29.3%, consisting of 7.3 116 acres of Active open space, 8.4 acres of Passive open space, and 4.8 acres Natural open space as 117 depicted on Sheet 16 of the attached Preliminary Landscape Plans and captured below. Comment [AL1]: I think this may need updated to reflect the outcome of the meeting? October 19, 2021 City Council Case: FS20-823 Bonita Ranch Preliminary Plat Page 5 of 7 118 119 120 121 122 123 124 Amenities 125 126 Within the aforementioned open space, the applicant proposes three (3) pocket parks, several turf 127 play areas, a nature overlook and butterfly garden, two (2) trail plazas, eight (8) seating nodes and a 128 trail system consisting of 6’ internal concrete trail, 8’ regional concrete trail and 8’ DG trail. 129 130 Landscaping 131 132 The site will be well landscaped using a variety of drought-tolerant species appropriate for the desert. 133 Areas that have been disturbed to accommodate drainage that are not being utilized for internal turf 134 play areas will be revegetated using a Sonoran Desert wildflower and shrub seed mix. 135 136 Walls 137 138 Primary Theme Walls will consist of 6’ high smooth-face CMU panels with a split-face cap, punctuated 139 by stone-veneer columns. View walls will consist of 6’ high smooth-face CMU panels and split-face 140 columns topped with wrought iron. There will also be several segments of 4’ high split rail fencing 141 providing visual interest. The plan also calls for three (3) 8’ tall entry monuments to be located along 142 the 147th Avenue frontage. These entry monuments will be located within the Rancho Mercado 143 parcels. Section 3.a of the Rancho Mercado PAD which will allow the height of the entry features to 144 be evaluated on a case-by-case basis and approved administratively if deemed appropriate. Active 7.23 AC Passive 8.45 AC Natural 4.79 AC Total 20.47 AC October 19, 2021 City Council Case: FS20-823 Bonita Ranch Preliminary Plat Page 6 of 7 145 Utility and Services Table: 146 Water: City of Surprise. Wastewater: City of Surprise School District: Dysart Unified 147 148 Conformance with Adopted Plans: 149 150 The Surprise General Plan 2035 shows the subject property as lying within the Neighborhood 151 Character Area, which supports residential development of up to 8 DU/Ac or more. 152 153 Reviewing Agencies: 154 155 In addition to the standard city reviewing agencies, Maricopa County, Arizona Department of 156 Transportation, Maricopa Water District, and Luke AFB were included in the routing of this request, 157 who have indicated no objections to the request. 158 159 Summary: 160 161 The applicant seeks a Preliminary Plat across the subject property. The proposed development is 162 compatible with the neighboring land uses and the amenities included will provide recreational 163 opportunities for the neighborhood residents. 164 165 Findings: 166 167 The proposed Preliminary Plat is consistent with the Rancho Mercado PAD and RM-6 PUD 168 (Bonita Ranch) zoning districts. 169 The proposed Preliminary Plat is consistent with applicable City of Surprise regulations. 170 The reviewing agencies have indicated no objections to the request. 171 172 Commission Recommendation: 173 174 Based on the findings noted above, the Planning and Zoning Commission moved to recommend 175 approval of the subject Preliminary Plat to the City Council, subject to stipulations ‘a’ through ‘d’ as 176 outlined below: 177 178 a. Development and use of the site shall be consistent with the Preliminary Plat entitled 179 “Preliminary Plat for Bonita Ranch”, prepared by Atwell and received July 29, 2021. 180 181 b. Landscaping of the site shall be consistent with the Preliminary Landscape Plan entitled 182 “Bonita Ranch Preliminary Landscape Submittal”, prepared by RVi Planning + Landscape 183 Architecture and received July 29, 2021. 184 October 19, 2021 City Council Case: FS20-823 Bonita Ranch Preliminary Plat Page 7 of 7 185 c. Prior to the City recording a final plat or approving a site plan or building permit within the 186 property, the applicant shall provide the City with a Notice of Payment from William Lyon 187 Homes, Inc., that the Happy Valley West (“HVW”) Buy-in Fee, the Happy Valley East (“HVE“) 188 Buy-in Fee, the Sewer Buy-in Fee, and the Water Buy-in Fee, as applicable, all as described in 189 the Rancho Mercado Supplemental Development Agreement (Regional Improvements 190 Overlay Agreement), as amended, have been paid. 191 192 d. Non-compliance with the stipulations of approval of this case will be treated as a violation in 193 accordance with the provisions of Article XIV of the Surprise Unified Development Code. 194 195 Attachments: 196 197 01 Vicinity Map 198 02 Case Map 199 03 Preliminary Plat 200 04 Preliminary Landscape Plan