Attachment D - PC Summary - Z-1-20-7.pdf
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REPORT OF PLANNING COMMISSION ACTION November 5, 2020 ITEM NO: 6 DISTRICT NO.: 7 SUBJECT: Application #: Z-1-20-7 (Companion Case GPA-EST-1-20-7) Location: Southeast corner of 107th Avenue and Southern Avenue From: S-1 and RE-43 To: R1-10 Acreage: 65.75 Proposal: Single-family residential Applicant: Brennan Ray, Burch & Cracchiolo, P.A. Owner: Empire Residential Communities Fund IV, LLC Representative: Brennan Ray, Burch & Cracchiolo, P.A. ACTIONS: Staff Recommendation: Approval, subject to stipulations. Village Planning Committee (VPC) Recommendation: Estrella 9/15/2020 Information only. No quorum. Estrella 10/20/2020 Approval, per the staff recommendation with a modified stipulation. Vote: 7-0. Planning Commission Recommendation: Approval, per the Estrella Village Planning Committee recommendation, with modified stipulations. Motion Discussion: N/A. Motion details: Commissioner Shank made a MOTION to approve Z-1-20-7, per the Estella Village Planning Committee recommendation with a modification to Stipulation No.1 to limit the density to 279 residential lots and a modification to Stipulation No. 20 to read “Prior to final site plan approval, the property owner shall record documents that disclose to purchasers of property within the development the existence and operational characteristics of agricultural AND MINING uses. The form and content of such documents shall be reviewed and approved by the City Attorney.” Maker: Shank Second: Mangum Vote: 8-1 (Busching) Absent: None Opposition Present: No Findings: 1. The stipulated density and associated development standards will provide for a gradual density transition as envisioned in the Estrella Village Plan and Attachment D adjacent to the Rio Salado and will be consistent with the staff recommended land use map designation in GPA-EST-1-20-7. 2. The development, as stipulated, advances the purpose and intent of Estrella Village Plan and The Rio Reimagined project by incorporating elements in the proposal that promote connectivity and pedestrian interactions between this development and the Salt River. Furthermore, as stipulated, this development will provide a density transition between adjacent larger lots and mitigate any impacts through perimeter standards that include height limitations, larger lot widths, buffering and screening through the use of enhanced landscaping. Furthermore, the proximity of the SR-30 freeway to this development will help serve the increased density of homes proposed by this development. 3. The development as stipulated with specific regard to enhanced perimeter standards pertaining to larger lot widths, landscaping and screening, will ensure consistency be consistent in scale and character with land uses in the general area. Stipulations: 1. The development shall not exceed a density of 3.5 dwelling units per acre 279 RESIDENTIAL LOTS. 2. All lots along the northern perimeter of the development shall not exceed one story and 20 feet in height. 3. All lots within 100 feet of the northern property line shall be a minimum of 65 feet wide. 4. There shall be a minimum of 20 percent common open space provided, exclusive of required landscape setbacks, as approved by the Planning and Development Department. 5. A minimum of two active open space areas of 800 square feet minimum each shall be developed throughout the site and each shall include all of the following amenities at a minimum, as approved by the Planning and Development Department: x Tot lot; x Game court; x Picnic area that includes a shade ramada, bench and barbeque grill; and x One bench located in a shaded area; 6. Subdivision walls shall be constructed to the following standards, as approved by the Planning and Development Department. a. A six-foot high perimeter wall shall be constructed that includes material and textural differences, such as stucco and/or split face block with a decorative element, such as tile or stamped designs. b. Where view fencing is required, a combination of solid masonry wall not exceeding 4 feet in height, and wrought iron view fencing or similar material can be utilized. 7. Landscape areas adjacent to Southern Avenue shall contain decorative ranch rail fencing with accent columns under 3 feet in height, as approved by the Planning and Development Department. 8. A landscaped gateway entry feature shall be provided on the southeast corner of 107th Avenue and Southern Avenue that includes an average 75 foot by 75 foot landscape entryway that connects to adjacent trail(s) and sidewalks, and adheres to the landscape palette for gateway entry features in the Estrella Village Arterial Street Landscaping Program. A minimum of two plant materials to provide seasonal interest shall be planted in an enhanced landscape area a minimum of 300 square feet in size. The gateway entry feature shall be in general conformance with the Entry Detail and Plan Exhibit date stamped September 18, 2020. The gateway entry feature shall utilize accents, colors and materials consistent with the adjacent subdivision, as approved by the Planning and Development Department. 9. All sidewalks along 107th Avenue and Southern Avenue shall be detached with a minimum five-foot-wide landscaped area located between the sidewalk and the back of curb and planted to the following standards, as modified or waived by the Maricopa County Department of Transportation (MCDOT) and as approved by the Planning and Development Department and MCDOT. Where utility conflicts exist, the developer shall work with the Planning and Development Department on alternative design solutions consistent with a pedestrian environment. a. The plantings and landscape palette along arterial streets shall adhere to the Estrella Village Arterial Street Landscaping Program. 10. All interior sidewalks shall be detached with a minimum five-foot-wide landscaped area located between the sidewalk and the back of curb, that includes minimum 2-inch caliper size shade trees planted a minimum of 25 feet on center or in equivalent groupings. Where utility conflicts exist, the developer shall work with the Planning and Development Department on alternative design solutions consistent with a pedestrian environment. 11. A minimum landscape setback of 30 feet shall be provided along Southern Avenue and 15 feet along 107th Avenue. 12. All required landscape setbacks shall include a minimum of 25 percent 1-inch caliper, 50 percent 2-inch caliper and 25 percent 3-inch caliper single trunk trees planted 20 feet on center, or in equivalent groupings, as approved by the Planning and Development Department and developed to the following standards. Where utility conflicts exist, the developer shall work with the Planning and Development Department on alternative design solutions consistent with a pedestrian environment. a. Two rows of trees, a minimum of 2-inch caliper size, shall be planted along Southern Avenue and shall be placed within close proximity to the bus stop pad and public sidewalk, planted a minimum of 20 feet on center or in equivalent groupings to provide the maximum shade possible; b. Minimum 2-inch caliper size trees shall be planted within close proximity to public sidewalk along 107th Avenue, planted a minimum of 20 feet on center or in equivalent groups to provide the maximum shade possible; c. Three-inch caliper trees shall be planted in a manner that screens the development from adjacent existing homes to the maximum extent possible; d. Trees shall be arranged to provide a minimum of 75 percent shade to trails within landscape setbacks at maturity; e. Unless otherwise stated, the plantings and landscape palette along perimeter streets shall adhere to the Estrella Village Arterial Street Landscaping Program. 13. Large canopy drought tolerant shade trees shall be provided in interior landscape areas, open space areas and along trails and paths in order to achieve a minimum 50 percent shade at maturity, as approved by the Planning and Development Department. Where utility conflicts exist, the developer shall work with the Planning and Development Department on alternative design solutions consistent with a pedestrian environment. 14. The developer shall provide a system of pedestrian thoroughfares developed to the following standards via the most direct route, as approved by the Planning and Development Department and MCDOT for elements in the right-of-way. a. Connections to/between the below identified locations using minimum 5-foot wide paved paths: x Open space amenity areas, including those containing active recreational amenities; x Closest sidewalk(s); x Pedestrian pathways and trails; x Bus stop pad; b. A minimum of one connection from the north perimeter to the south perimeter, and east perimeter to the west perimeter of the development using minimum 5-foot wide pathways. This connection shall avoid overlapping with internal sidewalks as much as possible. c. A minimum of three pedestrian paths a minimum 5-feet in width from the southernmost trail to the closest public sidewalk to the north shall be provided. These connections shall be distributed throughout the development. d. Connection from the intersection of 107th Avenue and Southern Avenue to the nearest sidewalks internally within the development. This connection may overlap with a portion of a trail along Southern Avenue. e. Vehicular crossings shall be kept to a minimum. 15. The developer shall dedicate a 30-foot wide multi-use trail easement (MUTE) along the west side of the 103rd Avenue alignment and construct a 10-foot wide multi-use trail (MUT) within the easement as indicated in Section 429 of the City of Phoenix MAG Supplement and as required by the Parks Department Master Trails Plan, as approved by the Planning and Development Department. 16. The developer shall dedicate a minimum 20-foot-wide multi-use trail easement (MUTE), along the south side of Southern Avenue and construct a 10-foot wide multi-use trail (MUT) within the easement as indicated in Section 429 of the City of Phoenix MAG Supplement or as modified and approved by the Planning and Development Department. 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. a. A connection between the MUTE and MUT shall be provided to the property along the southwest corner of the site, APN: 101-46-001S, as approved by the Planning and Development Department. b. A minimum of two benches shall be located within proximity to the multi- use trail along the south property line, located in a shaded area. c. Where access or utility conflicts exist for dedicating or constructing the MUTE or MUT along the western property line south of Nancy Lane, an additional pedestrian path shall be provided from the multi-use trail along the south to the closest sidewalk to the north. In addition, if these conflicts exist, a seating node containing a minimum of one bench in a shaded area and way finding signage shall be located on the western most end of the trail along the southern property line. 18. The conceptual site plan shall be administratively approved by the Planning Hearing Officer prior to preliminary site plan approval with specific regard to the inclusion of the below elements. This review is for conceptual purposes only. Specific development standards and requirements will be determined by the Planning and Development Department. a. Pedestrian paths connecting the northern perimeter to the southern perimeter, and eastern perimeter to the western perimeter of the development. b. A system of pedestrian connections to/between open space amenity areas, closest sidewalks, and multi-use trail connections via the most direct route to reduce pedestrian walking distances. c. A minimum of three pedestrian paths connecting the southernmost trail to the closest sidewalk to the north, within the development. d. Distribution of open space areas and amenities throughout the development, including the location of an amenity area that is centrally located and another within proximity to the Salt River. 19. The conceptual elevations shall be administratively approved by the Planning Hearing Officer prior to preliminary site plan approval with specific regard to the inclusion of the below elements. This review is for conceptual purposes only. Specific development standards and requirements will be determined by the Planning and Development Department. a. Variety of building elevations that contain features consistent with the agrarian and rural character of the area, including but not limited to: 1) Durable, permanent, and high-quality materials such as native stone, burnt adobe, textured brick, wood (when shaded by overhangs or deep recesses), slump block, ceramic tile (matte finish), stucco, exposed aggregate concrete. 2) Natural and subdued desert colors and tones. 3) Trim and accent colors that complement the main building colors. 20. Prior to final site plan approval, the property owner shall record documents that disclose to purchasers of property within the development the existence and operational characteristics of agricultural AND MINING uses. The form and content of such documents shall be reviewed and approved by the City Attorney. 21. There shall be dedication of right-of-way and construction of one bus bay along eastbound Southern Avenue east of 107th Avenue. The bus bay and attached bus stop pad shall be compliant with City of Phoenix Standard Details P1256 and P1261 with a minimum bus stop pad depth of 10 feet. The bus bay shall be spaced from the intersection of Southern Avenue and 107th Avenue according to City of Phoenix Standard Detail P1258 as approved by MCDOT and the Public Transit Department. 22. 107th Avenue is a Maricopa County Department of Transportation (MCDOT) controlled roadway classified as a minor arterial by MCDOT. Right-of-way shall be dedicated consistent with MCDOT’s Major Streets and Routes Plan. 23. Southern Avenue is a Maricopa County Department of Transportation (MCDOT) controlled roadway classified as a minor arterial in the MCDOT Major Streets and Routes Plan and requires a minimum 65-foot half street right-of- way dedication. 24. The developer shall be responsible for the traffic signal and intersection improvements at 107th Avenue and Southern Avenue, as approved by Maricopa County Department of Transportation Department. 25. The developer shall submit a Traffic Impact Study (TIS) to be reviewed and approved by the City of Phoenix and Maricopa County Department of Transportation prior to preliminary site plan approval. 26. The developer shall construct all streets within and adjacent to the development with paving, curb, gutter sidewalk, curb ramps, driveways, 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. The developer may complete an abandonment of any segments of existing public right-of- way that are not used for public streets as approved by the Street Transportation Department. 27. 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. This publication can be made available in alternate format upon request. Please contact Tamra Ingersoll at (602) 534-6648, TTY use 7-1-1.