Attachment B - VPC Summary - Z-1-20-7.pdf

City of Phoenix — Planning Commission (2020-11-05)

Extracted text (via pymupdf) 10462 characters

City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
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.
Staff provided an overview of each stipulation presented in the staff report, noting that a
Attachment B

City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
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
10 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.

City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
(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
10 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.