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  Item # 6.       
Meeting Date: 01/15/2014  
Requested by: David Williams
Submitted By: Rosevelt Arellano, Development Infrastructure Services
Department: Community Development & Public Works  

Information
SUBJECT:
PUBLIC HEARING: ORDINANCE NO. (O)14-01, AMENDING THE RANCHO VISTOSO PLANNED AREA DEVELOPMENT ZONING FOR A 4.9 ACRE PROPERTY, LOCATED AT THE NORTHEAST CORNER OF LA CANADA DRIVE AND MOORE ROAD FROM COMMERCIAL (C-1) TO MEDIUM DENSITY RESIDENTIAL (MDR)
RECOMMENDATION:
The Planning and Zoning Commission recommends approval, subject to the conditions in Attachment 1.
EXECUTIVE SUMMARY:
The applicant proposes an amendment to the Rancho Vistoso Planned Area Development zoning from Commercial (C-1) to Medium Density Residential (MDR) on a 4.9 acre site located on the northeast corner of La Canada Drive and Moore Road (see Attachment 2). The proposed rezoning will allow the applicant to develop a residential subdivision similar to the adjacent neighborhoods to the north, west and east.

On September 4, 2013, the Town Council approved a Minor General Plan Amendment for this property allowing Medium Density Residential (MDR, 2.1 – 5.0 du/ac).

On December 3, 2013, the Planning and Zoning Commission (PZC) voted to recommend approval of the rezoning with conditions.
BACKGROUND OR DETAILED INFORMATION:
The applicant proposes to rezone 4.9 acres to Medium Density Residential (MDR). The application depicts 19 lots with a minimum lot size of 5,000 sq. ft., open space, one access point on La Canada Drive and one access point on Moore Road. An additional 0.78 acre portion of the parcel located along the east boundary is not part of the proposed development and will be set aside as natural open space (see Attachment 3). The applicant’s site analysis has been included as Attachment 4.

Current Site Conditions
  • Zoning is Rancho Vistoso Planned Area Development, Commercial (C-1)
  • Vacant property
Approvals-To-Date
  • June 1987: Rancho Vistoso Planned Area Development Adopted
  • Sept. 2013: Minor General Plan Amendment to Medium Density Residential (MDR, 2.1 – 5.0 du/ac) Approved
General Plan Conformance

The proposed rezoning conforms to the existing Medium Density Residential (MDR, 2.1 to 5.0 du/ac) land use designation of the General Plan Land Use Map. An MDR land use designation is characterized as an area containing single-family homes with a density of 2.1 to 5.0 du/ac. The application proposes detached single-family homes with a density of 3.8 du/ac.

The applicant’s proposed subdivision has been evaluated with the vision statement, goals and policies of the General Plan. To meet General Plan expectations, two conditions have been added related to cut-through traffic and pedestrian connectivity and are included in the Planning and Zoning Commission’s (PZC) recommended conditions of approval in Attachment 1. A detailed analysis regarding the application’s consistency with the General Plan is provided in the PZC staff report in Attachment 5.

Planning and Zoning Commission Review

The applicant’s request was heard by the PZC on December 3, 2013.

At the conclusion of the public hearing, the Commission voted to recommend approval of the rezoning with conditions based on conformance with the General Plan goals, policies and Land Use Map. The PZC staff report is included as Attachment 5 and the PZC draft minutes are included as Attachment 6.

Public Notification and Comment

Public notice has been provided to the following:

• Notification of all property owners within 600 feet and extended area
• Homeowners Association mailing
• Advertisement in The Daily Territorial newspaper
• Post on property
• Post at Town Hall and on website

A neighborhood meeting was held on May 2, 2013, with approximately six (6) residents attending. At the meeting, the residents expressed a general support of the proposed subdivision due to the expectations that the proposed use will contain shorter building heights and less traffic. The summary notes from the meeting are provided as Attachment 7.

A “petition of concern” has also been received from several nearby property owners to the west (see Attachment 8). The concerns identified in the petition include view preservation, headlight pollution, and traffic hazards associated with future motorists making left turns onto La Canada Drive.

In some cases, these can be planning and design issues of concern.  However, due to the existing site conditions and town regulations and requirements, staff does not believe these concerns require any additional mitigation. The Zoning Code limits the number of 2-story homes to no more than 60% of the lots, and requires that no more than two 2-story homes be located side-by-side on the same street. Building height was raised as a concern at the PZC meeting; however, it was not perceived as a significant issue due to the existing zoning which allows commercial building and the code limitations on 2-story homes.

The petition's concern for a left turn exit on La Canada Drive will be reviewed during the site plan process in accordance with engineering standards. However, it is the opinion of the Town Engineer that traffic hazards are minimized due to the proximity of the access points on La Canada Drive and Moore Road, and the adjacent all-way stop condition intersection of these streets. 

Staff has also researched the headlight trespass concern along the west side of La Canada Drive which was included in the petition. Consequently, staff has concluded that the existing vegetation and the six (6) foot high block wall located on top of a two (2) foot high slope will provide reasonable mitigation.
FISCAL IMPACT:
N/A

SUGGESTED MOTION:
I MOVE to approve Ordinance No. (O)14-01, rezoning 4.9 acres on the northeast corner of Moore Road and La Canada Drive from PAD Commercial (C-1) to Medium Density Residential (MDR), subject to the conditions in Attachment 1, finding that the request is consistent with the General Plan.

OR

I MOVE to deny Ordinance No. (O)14-01, finding that the proposed rezoning does not meet the General Plan Land Use Map and the applicable goals and policies ______________________.


Attachments
Attachment 1 (O)14-01 Rancho Vistoso PAD Amendment
Attachment 2 Existing Zoning Map
Attachment 3 Location Map
Attachment 4 Site Analysis
Attachment 5 P&ZC Staff Report
Attachment 6 Draft P&ZC Minutes
Attachment 7 Neighborhood Meeting Summary
Attachment 8 Petition of Concern


    

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