Attachment B - Staff Report - GPA-NG-1-19-1.pdf
Extracted text (via pymupdf)
9848 characters
GENERAL PLAN AMENDMENT STAFF ANALYSIS April 28, 2020 Application: GPA-NG-1-19-1 Owner: GM Gabrych Family Limited Partnership Applicant / Representative: Lennar Arizona, Inc., Chris Clonts Location: Southwest corner of Interstate 17 and Dixileta Drive Acreage: 64.84 acres Current Plan Designation: Mixed Use (North Gateway & Northwest Area only) (39.26 acres) Preserves / Mixed Use (Area C & D only) (21.08 acres) Preserves / Floodplain (4.21 acres) Floodplain (0.29 acres) Requested Plan Designation: Residential 3.5 to 5 dwelling units per acre (64.84 acres) Reason for Requested Change: Amend the General Plan Land Use Map to allow for single-family residential development and to extend the infrastructure limit line Village Planning Committee Date: North Gateway – May 14, 2020 Staff Recommendation: Approval FINDINGS: 1) The Mixed Use (Areas C, D and Northwest Area Only) land use designation accommodates Commerce Park, Industrial, Commercial and Public/Quasi-Public type land uses. The proposed single-family residential development is not consistent with the General Plan Land Use Map designation, therefore a land use map amendment is required. Attachment B Staff Analysis GPA-NG-1-19-1 Page 2 of 6 2) Property owners who want to rezone property in the infrastructure phasing overlay area prior to the removal of the infrastructure limit line, as detailed in the North Black Canyon Corridor Plan, may file a general plan amendment to remove the overlay from their property. Because the infrastructure limit line still applies to this property and new utility service is needed, a general plan amendment is required to remove this designation from the subject site. 3) The proposal for residential development is appropriate given the site’s location adjacent to a major transportation corridor and in close proximity to a major employment center. 4) The proposed infrastructure limit line removal for this property is appropriate due to the limited extension of services needed to serve the proposed residential development. BACKGROUND The subject site is located at the southwest corner of Interstate 17 and Dixileta Drive, just southwest of the North Black Canyon Major Employment Center. Currently, the site is vacant and unimproved. The companion Rezoning Case No. Z-31-19-1 is a request to allow for R1-6 (Single-Family Residence District) zoning for the northern portion of the site. Aerial Map, Source: City of Phoenix Planning and Development Department Staff Analysis GPA-NG-1-19-1 Page 3 of 6 Major Employment Centers, Source: City of Phoenix The current General Plan Land Use Map designations for the subject site are Mixed Use (North Gateway and Northwest Area only), Preserves / Mixed Use (Areas C and D only), Preserves/Floodplain and Floodplain, with the majority of the property having a mixed use designation. The Mixed Use (Areas C, D and Northwest Area Only) land use designation accommodates Commerce Park, Industrial, Commercial and Public/Quasi- Public type land uses. The proposed single-family residential use is not consistent with this designation; therefore, a General Plan Land Use Amendment is required. The proposed single-family development is consistent with the requested designation of Residential 3.5 to 5 dwelling units per acre. Major Employment Centers, Source: City of Phoenix SUBJECT SITE Staff Analysis GPA-NG-1-19-1 Page 4 of 6 The adoption of the infrastructure limit line within the North Gateway Village was intended to help guide where water and sewer infrastructure will be extended and, subsequently, where development should be encouraged. The boundaries of this area being the Central Arizona Project on the south; Interstate 17 on the west; Cloud Road on the north; and 7th Avenue on the east. The North Black Canyon Corridor Plan contains a provision for property owners who want to rezone property within the infrastructure phasing overlay area prior to the lifting of the infrastructure limit line. This provision allows for filing of a General Plan Amendment to remove the overlay designation from a property so long as the rezoning would not require the extension of significant infrastructure and the proposed use would not adversely impact the city's ability to recoup its infrastructure costs to serve the designated growth corridor bounded by the infrastructure limit line. Because the companion rezoning case seeks to develop property outside of the established Existing and proposed General Plan Land Use Maps, Source: City of Phoenix Planning & Development Department Infrastructure Limit Line and Phasing Boundary, Source: North Black Canyon Corridor Plan SUBJECT SITE Staff Analysis GPA-NG-1-19-1 Page 5 of 6 infrastructure limit line, a General Plan Amendment is required to remove this designation from the subject site. SURROUNDING LAND USES South of the subject site, across the CAP Canal are single-family residential properties zoned R1-6 (Single-Family Residence District) and a church zoned S-1 (Ranch or Farm Residence). North of the subject site is vacant land zoned S-1 (Ranch or Farm Residence). West of the subject site is vacant land zoned R1-18 (Single-Family Residence District) and S-1 (Ranch or Farm Residence). The property zoned R1-18 is hillside area also part of the companion rezoning case that will be designated as preserve area. To the east of the site is Interstate 17. Beyond Interstate 17, is vacant land zoned PCD NBCOD (Planned Community District, North Black Canyon Overlay District). RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES CONNECT PEOPLE AND PLACES CORE VALUE • CORES, CENTERS AND CORRIDORS; LAND USE PRINCIPLE: Plan cores, centers and corridors to include a variety of land uses: office, retail shopping, entertainment and cultural, housing, hotel and resort, and where appropriate, some types of industry. The proposed land use map designation will provide for additional housing options within the community with convenient access to the Interstate 17 corridor and the North Black Canyon employment center to the north. CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE . • CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Create new development or redevelopment that is sensitive to the scale and character of the surrounding neighborhoods and incorporates adequate development standards to prevent negative impact(s) on the residential properties. As stipulated through companion rezoning case Z-31-19-1, the development will provide an enhanced setback from the freeway to buffer the proposed residences. In addition, stipulations are included to incorporate large open space areas and design features in keeping with other residential developments in the vicinity. Staff Analysis GPA-NG-1-19-1 Page 6 of 6 BUILD THE SUSTAINABLE DESERT CITY CORE VALUE • WATER INFRASTRUCTURE (SUPPLY); LAND USE PRINCIPLE: Partner with the private sector to responsibly develop new infrastructure and water supplies that accommodates growth in a fiscally prudent and sensible manner. Geographical constraints surrounding the property, including the CAP canal to the south, the hillside area to the west and the freeway to the east preclude multiple water line connections at this time, thus a single water line is planned for the proposed development and will be constructed by the developer of the site. Due to the limited water service in the area, commercial development is not viable in this location as originally envisioned for this area. The companion rezoning case includes a stipulation limiting the square footage size of residential properties in order to ensure adequate water service for the proposed development. CONCLUSION AND RECOMMENDATION Staff recommends approval of GPA-NG-1-19-1. The approval of this request will update the General Plan Land Use Map designation to reflect the single-family residential development planned for this site. A residential designation at this location is an appropriate land use due to the site’s location adjacent to a major transportation corridor and employment center. The removal of the infrastructure limit line for this site is also appropriate given the constraints of the development and limited service extension required for the single- family residential use. The infrastructure needed for the development would not require the extension of significant infrastructure and the proposed use would not adversely impact the city's ability to serve the designated growth corridor bounded by the infrastructure limit line. Writer / Team Leader Samantha Keating April 21, 2020 Exhibits Sketch Map APPLICATION NO: VILLAGE: APPLICANT: COUNCIL DISTRICT: ACRES: EXISTING: PROPOSED CHANGE: GPA-NG-1-19-1 64.84 +/- 1 Granite Creek Farms LLC North Gateway GENERAL PLAN AMENDMENT Infrastructure Phasing Overlay Removal ( 64.84 +/- Acres) BLACK CANYON AC DIXILETA DR CAP CANAL Proposed Change Area Residential 0 to 2 du/ac Residential 2 to 5 du/ac Residential 5 to 15 du/ac Preserves / Mixed Use (Area C and D only) Preserves / Floodplain Preserves / 0 to 1 or 1 to 2 du/ac Mixed Use (North Gateway and Northwest Area only) Parks/Open Space - Future 1 du/ac Public/Quasi-Public Floodplain Transportation X X X X X CITY OF PHOENIX PLANNING & DEVELOPMENT DEPARTMENT 200 W WASHINGTON ST PHOENIX, AZ 85003 (602) 262-6882 BLACK CANYON AC DIXILETA DR CAP CANAL Proposed Change Area Residential 3.5 to 5 du/ac Mixed Use (North Gateway & Northwest Area only) ( 39.26 +/- Acres) Preserves/Mixed Use (Area C & D only) ( 21.08 +/- Acres) Preserves/Floodplain ( 4.21 +/- Acres) Floodplain ( 0.29 +/- Acres)