Attachment C - VPC Summary - Z-1-20-7.pdf
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City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Village Planning Committee Meeting Summary REVISED Z-1-20-7 Date of VPC Meeting September 15, 2020 (Information only, no quorum) October 20, 2020 (For recommendation) Planning Hearing Officer Hearing Date November 5, 2020 Request A request to rezone approximately 65.75 acres located on the southeast corner of 107th Avenue and Southern Avenue from S-1 (Ranch or Farm Residence) and RE- 43 (One-Family Residence) to R1-10 (Single-Family Residence) to allow single-family residential uses. Location Southeast corner of 107th Avenue and Southern Avenue VPC Recommendation Approve, subject to the stipulations in the staff report, including a correction to Stipulation No. 17 as presented by staff. VPC Vote 7-0 VPC DISCUSSION & RECOMMENDATION: Cases Z-1-20-7 and GPA-EST-1-20-7 were heard concurrently. Mr. Bojorquez, staff, introduced himself and provided a presentation on the proposed general plan amendment case GPA-EST-1-20-7. Staff provided an overview of the site, compared the existing with the proposed land use designation map, and discussed the different land use designation categories. Staff recommends approval per the recommendation in the staff report of case GPA-EST-1-20-7, which is denial as filed, approved with a land use designation of 2 to 3.5 dwelling units per acre. This differs from the applicant’s request, which is for 3.5 to 5 dwelling units per acre on case GPA- EST-1-20-7. Staff then provided a presentation on case Z-1-20-7, explaining the requested zoning and discussed policy guidance including the Estrella Village Plan which designated the site as low density, allowing for 0-2 dwelling units per acre in addition to being located within the “Rio Salado Area of Influence”. Staff showed the site plan proposed by the applicant noting the location of open space plus trail amenities within the site and indicating the location of the SR-30 freeway approximately one-quarter mile to the north. Attachment C City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Staff provided an overview of each stipulation presented in the staff report, noting that a correction to Stipulation No. 17 is recommended as presented in the presentation to correct a typo in that stipulation from “trial” to “trail”. Staff recommends approval of case Z-1-20-7, subject to the stipulations presented in the staff report, in addition to adopting the correction to Stipulation No. 17 as presented: • Stipulation No. 17 – The developer shall dedicate a 20 foot-wide multi-use trail easement (MUTE), along the southern property line and a portion of the western property line south of Nancy Lane. The width of the MUTE can be reduced where conflicts exist with the location of lots or utilities, but shall at no point be less than 15 feet in width. The developer shall construct a 10-foot wide multi-use TRAIL trial (MUT) within the easement as indicated in Section 429 of the City of Phoenix MAG Supplement or as modified by the Planning and Development Department. The following standards shall also be included as approved by the Planning and Development Department. (the rest of Stipulation No. 17 remains unchanged) Ms. Beth Cartwright asked for clarification on the site plan and the distribution of lots. Mr. Bojorquez responded that the site plan shown is not recommended to be stipulated for adherence since staff recommends a lower density of lots than is shown in the site plan provided in the staff report. He explained that the only stipulation that requires adherence to a specific location of certain lots is Stipulation No. 3, which requires 65- foot wide lots to be placed along the northern perimeter. Other stipulations presented in the staff report would require adherence to certain elements of the site plan as shown. Mr. Brennan Ray, with Burch and Cracchiolo, introduced himself as the applicant and introduced the requests by showing a presentation starting with an aerial image and referring to the location of the SR-30 freeway. He then discussed the original site plan that was submitted and the transition to most recent site plan proposed for the subdivision. He discussed the location of site amenities and trails, in addition to the location of a proposed gateway entry feature at the corner of 107th Avenue and Southern Avenue. An overview of approved residential densities within the general area was provided, indicating that many residential densities in the area range between 4.02 to 4.75 dwelling units to the acre, adding that the area is in transition. He then discussed perimeter landscaping and graduated lot sizes for the proposed development and concluded by stating that he is agreement with most stipulations presented by staff with the exception to Stipulation No. 1 regarding density and Stipulation No. 17 regarding the minimum width of a multi-use trail along the south property line. He requested that case GPA-EST-1-20-7 be approved as filed, while the rezoning case Z-1-20-7 be approved with the modifications proposed in his presentation: • Stipulation No. 1 – The development shall not exceed a density of 4.1 3.5 dwelling units per acre. • Stipulation No. 17 – The developer shall dedicate a 20 foot-wide multi-use trail easement (MUTE), along the southern property line and a portion of the western property line south of Nancy Lane. The width of the MUTE can be reduced where conflicts exist with the location of lots or utilities, but shall at no point be less than City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 10 15 feet in width. The developer shall construct a 10-foot wide multi-use trial (MUT) within the easement as indicated in Section 429 of the City of Phoenix MAG Supplement or as modified by the Planning and Development Department. The following standards shall also be included as approved by the Planning and Development Department. (the rest of Stipulation No. 17 remains unchanged) Chairwoman Perez stated that she has been in discussion with the applicant for over one year on this proposal but remains concerned with the proposed density due to the rural nature of the area. She is also concerned over the requested stipulation modifications due to the proximity of the Tres Rios wetlands and Salt River. Ms. Cartwright supports the additional open space in the site and agrees with Chairwoman Perez regarding her comments. Mr. Ray further discussed the proposal. Mr. Dan Rush asked the applicant if a compromise on the density could be reached and mentioned that he agrees that this area is getting dense. Mr. Ray described the original proposal and the reduction in lots to this previous site plan. He is now proposing 279 lots, which would be reduced to 240 lots if approved per the staff recommendation. He added that reducing the density to 3.75 dwelling units to the acre would represent a loss of 20 lots. He provided an overview of the densities that were approved in other projects north of the site. Chairwoman Perez mentioned that she has talked with residents in the area and knows that these residents are aware of the change that is happening. Mr. Rush asked if the density on the project would be apparent when viewing the development from the perimeter. He asked if 20 to 30 additional homes would affect the area. He liked the gateway entry feature proposed by the applicant. Chairwoman Perez mentioned that this area is very rural in nature and provided some examples of this. She discussed comments from residents on the proposed development. Mr. Ray discussed other similar developments in the area and how the stipulations presented in the staff report are different and more restrictive. Chairwoman Perez opened and closed the public comment portion of the meeting as no requests to speak from members of the public were received by staff. Chairwoman Perez asked for a motion or further discussion. Committee discussion. City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Case Z-1-20-7 MOTION Mr. Cardenas made a motion to approve case Z-1-20-7 per the staff recommendation, including the modifications to Stipulation Nos. 1 and 17 as requested by the applicant. Mr. Rush seconded the motion. VOTE: 3-4 Motion failed; Members Ademolu, Cartwright, Wallace and Perez dissented. Members Barquin, Cardenas and Rush in favor. MOTION Ms. Cartwright made a motion to approve case Z-1-20-7 subject to the stipulations in the staff report, including the correction to Stipulation No. 17 presented by staff. Mr. Cardenas seconded the motion. VOTE: 7-0 Motion passes; none in dissent. Stipulation No. 17 correction approved – The developer shall dedicate a 20 foot-wide multi-use trail easement (MUTE), along the southern property line and a portion of the western property line south of Nancy Lane. The width of the MUTE can be reduced where conflicts exist with the location of lots or utilities but shall at no point be less than 15 feet in width. The developer shall construct a 10-foot wide multi-use TRAIL trial (MUT) within the easement as indicated in Section 429 of the City of Phoenix MAG Supplement or as modified by the Planning and Development Department. The following standards shall also be included as approved by the Planning and Development Department. (the rest of Stipulation No. 17 remains unchanged) STAFF COMMENTS REGARDING VPC RECOMMENDATION: During the October 20, 2020 Estrella Village Planning Committee meeting, staff verbally recommended that the committee approve a specific number of lots for Stipulation No. 1 in-lieu of a density figure, thus amending the stipulation presented in the staff report. The Estrella Village Planning Committee recommended approval of case Z-1-20-7 per the staff report recommendation, including a correction to Stipulation No.17, as noted previously. Stipulation No. 1 as presented in the staff report: • The development shall not exceed a density of 3.5 dwelling units per acre.