Item 12 CITYJBQyiipit REPORT Meeting Date: February 23, 2016 General Plan Element: Neighborhoods General Plan Goal: Enhance and protect neighborhoods ACTION Palo Verde Homes 14-ZN-2015 Request to consider the following: 1. Adopt Ordinance No. 4237 approving a zoning district map amendment from Single Family Residential (Rl-43) to Single Family Residential (Rl-18) and (Rl-35) Planned Residential Development (PRD), with a Development Plan and amended development standards, for a new 8-lot single family subdivision on +/- 4.8 acres, located at the southeast corner of Palo Verde Lane and Paradise View Street. 2. Adopt Resolution No. 10324 declaring "Palo Verde Development Plan" a public record. Key Items for Consideration • PRD Findings • Proposed density consistent with surrounding neighborhood • Building envelopes proposed to promote open space • Existing infrastructure sufficient to accommodate increased density • Public comment received by staff • Planning Commission heard this case on January 13, 2016 and recommended approval with a 5- 0 vote ErMcD6nald-Dnye= OWNER AMN Living Trust APPLICANT CONTACT Keith Nichter LVA Urban Design Studio ^Ek^aUey View Road 480-994-0994 Action Taken City Council Report | Palo Verde Homes (14-ZN-2015) LOCATION SEC Paradise View Street and Palo Verde Lane BACKGROUND General Plan The 2001 General Plan Land Use Element designates the subject site as Suburban Neighborhoods, which supports medium to small-lot single-family neighborhoods or subdivisions. Densities in Suburban Neighborhoods are typically more than one dwelling unit per acre, but less than eight dwelling units per acre. The density proposed for this subdivision is approximately 1.6 dwelling units per acre, consistent with the Suburban Neighborhoods designation. Zoning The site was annexed into the city in 1966 under case 43-ZN-1965, which rezoned the site from County residential zoning to Rl-43. Most of the lots around the site are in established subdivisions with Rl-18 PRD zoning, with the exception of a metes & bounds parcel to the east, which is zoned Rl-43. There have been no zoning entitlements on this site since the original annexation case. Context The subject property is located south of McDonald Drive, on the south side of E. Palo Verde Drive, approximately 300 feet west of N. Cattletrack Drive. The site is bordered on all sides by medium to low density single-family residential properties. Please refer to context graphics attached. Adjacent Uses and Zoning • North: Single-Family Residential, zoned Rl-43 • South: Single-Family Residential, zoned Rl-18 PRD • East: Single-Family Residential, zoned Rl-43 and Rl-18 PRD • West: Single-Family Residential, zoned Rl-18 PRD Other Related Policies, References: • 2001 General Plan • 2010 Southern Scottsdale Character Area Plan APPLICANTS PROPOSAL Goal/Purpose of Request The applicant seeks approval to rezone four metes & bounds parcels from Rl-43 to Rl-18 and Rl-35 PRD to allow for a new 8-lot single-family gated subdivision. The request includes a Development Plan, which is required as part of a PRD application, as well as a request for amendments to the Rl- 18 and Rl-35 development standards. Under this proposal, all but one of the lots would be zoned Rl-18 PRD, including a lot that is currently occupied by an existing residence. The one remaining lot (Lot 8) would be zoned Rl-35 PRD. Additionally, one of the existing residences currently occupying Page 2 of 9 City Council Report | Palo Verde Homes (14-ZN-2015) the site will remain in place. A new lot (identified as Lot 4 on the plat) will be created for this residence and it will be included as part of the overall PRD Development Plan. Development Information (Rl-18 PRD lots) Existing Use: Single-Family Residential Proposed Use: Single-Family Residential Parcel Size: +/- 4.8 acres Standard Lot Size: 18.000 square feet (minimum) Proposed Lot Size: 12.000 square feet (minimum) Building Height Allowed: 30 feet Building Height Proposed: 24 feet (single story only) Standard Front Setback: 35 feet Proposed Front Setback: 10 feet from internal street, 15 feet from Palo Verde Lane Standard Side Setback: 10 Feet Proposed Side Setback: 10 Feet (5 feet adjacent to Palo Verde Lane landscape tract) Standard Rear Setback: 30 feet Proposed Rear Setback: 15 feet (lots 5 and 6), 25 feet (lot 4), 30 feet (lots 1-3 and 7) Density Allowed: 2.4 dwelling units per acre Density Proposed: 1.6 dwelling units per acre Development Information (Rl-35 PRD lot) Standard Lot Size : 35.000 square feet Proposed Lot Size: 18.000 square feet Standard Front Setback: 40 Feet Proposed Front Setback: 10 Feet Standard Side Setback: 15 Feet Proposed Side Setback: 10 Feet (5 feet adjacent to Palo Verde Lane landscape tract) IMPACT ANALYSIS PRD Findings Before approval or modified approval of an application for a proposed PRD, the Planning Commission and City Council must find: A. That the development proposed is in substantial harmony with the General Plan of the City of Scottsdale, and can be coordinated with the existing planned development of the surrounding areas. • The proposed density of 1.6 dwelling units per acre is consistent with the intent of the Page 3 of 9 City Council Report 1 Palo Verde Homes (14-ZN-2015) Suburban Neighborhoods designation, and with the density of the surrounding area. This is an infill subdivision that is surrounded by existing single-family neighborhoods; and is able to utilize existing infrastructure and streets without relying on surrounding neighborhoods for utilities or access. B. That streets and thoroughfares proposed are suitable and adequate to serve the proposed uses and the anticipated traffic which will be generated hereby. • One street ending in a cul-de-sac is proposed for this subdivision. The street and cul-de-sac are designed to meet the City's standards for Local Residential streets. Transportation staff has reviewed the design and deemed it suitable and adequate to handle anticipated traffic generated by this development. C. The Planning Commission and City Council shall further find that the facts submitted with the application and presented at the hearing will establish beyond a reasonable doubt that the Planned Residential Development will constitute a residential environment of sustained desirability and stability that will be in harmony with the character of the surrounding area; and that the sites proposed for public facilities, such as schools, playgrounds and parks are adequate to serve the anticipated population. • The proposed density and lot design are consistent with the surrounding neighborhood, promoting a residential environment that is sustainable and desirable. As this is a relatively small infill subdivision, no public facilities are needed or proposed. PRD Design Criteria The planned residential development shall observe the following design criteria: 1. The overall plan shall be comprehensive, embracing the land, buildings, landscape and their interrelationships; and shall conform in all respects to all adopted plans of all governmental agencies for the area in which the proposed development is located. • The project site was previously developed and is currently occupied by three single-family residences; all but one of which will be demolished to make way for the proposed subdivision. The proposed Development Plan is contextually compatible with the surrounding neighborhood in terms of density and open space, and is consistent with the 2001 General Plan, Suburban Neighborhoods designation. 2. The plan shall provide open space, circulation, off-street parking and pertinent amenities. Buildings, structures and facilities in the parcel shall be well integrated, oriented and related to the topographic and natural landscape features of the site. • The proposed plat includes 10-foot wide landscape tracts along the Palo Verde frontage, consistent with other subdivisions in the vicinity to provide a buffer between the adjacent lots and the street. Additionally, the applicant proposes building envelopes for each of the proposed lots (with the exception of Lot 4) which will effectively limit all improvements to Page 4 of 9 City Council Report | Palo Verde Homes (14-ZN-2015) the area created by the required setbacks; creating additional open space. Circulation will be provided by a private street designed to the City's standards for Local Residential streets and each unit will include a garage and driveway for off-street resident and guest parking. Pertinent amenities, including a lap pool, will be located within a common area tract. The site is relatively flat, with very little topographic variation and no natural landscape features, other than some indigenous vegetation, to dictate how the site is developed. 3. The proposed development shall be compatible with existing and planned land use, and with circulation patterns on adjoining properties, and shall not constitute a disruptive element to the neighborhood and community. • The existing Privado Village and Woodleaf subdivisions to the west, south and east of the subject site are also PRD developments, with similar lot sizes and density. The proposed subdivision represents a slight decrease in density compared to what is allowed, and is compatible with the surrounding neighborhood. An increase from three single-family dwelling units to eight single-family dwelling units will not cause a significant increase in traffic volumes or alter existing traffic patterns; and is not anticipated to be a disruptive element to the neighborhood or community. 4. The internal street system shall not be a dominant feature in the overall design; rather it should be designated for the efficient and safe flow of vehicles without creating a disruptive influence on the activity and function of any common areas and facilities. • The proposed street is designed to the City's standards for Local Residential streets, which is sufficient to accommodate vehicular traffic for this subdivision. The proposed street should not create a disruptive influence on the community amenities, as this is a small subdivision, consisting of only eight lots.