|DISCUSSION AND POSSIBLE ACTION REGARDING A CONCEPTUAL SITE PLAN, LANDSCAPE PLAN AND RECREATION AREA PLAN FOR SAGUAROS VIEJOS PHASE 1, A 44-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION, LOCATED WEST OF LA CHOLLA BOULEVARD AND NORTH OF NARANJA ROAD
|The Planning and Zoning Commission recommended approval, subject to the conditions in Attachment 1.
|The applicant's proposal is for the development of a 44-lot single-family residential subdivision on an approximately 56-acre property, located west of La Cholla Boulevard and north of Naranja Drive (Attachment 2). The proposed subdivision design was previously approved twice. The last approval expired in 2016 due to lack of activity (per code requirement), which is why the applicant is requesting another approval of the same design.
The request includes a Conceptual Site Plan, Landscape Plan and Recreation Area Plan. Key elements of the proposal are:
The Conceptual Site Plan, Landscape Plan and Recreation Area Plan conform to the Design Principles and applicable Design Standards of the Zoning Code. As such, the Planning and Zoning Commission recommended approval of the applicant's request, subject to the conditions in Attachment 1.
- Approximately 16 acres (29%) of preserved riparian areas (environmentally sensitive open space)
- Approximately 879 (84%) saguaros will either be transplanted or preserved in place, which includes 27 Saguaros deemed significant (as defined by the Zoning Code)
- Gated community with two points of vehicular access: One from Glover Road and the other from Naranja Drive
- Average lot size of 30,087 sq. ft.
- Maximum building height of 18' for either 1 or 2 stories with one-story restrictions on lots 1, 9, 17
|BACKGROUND OR DETAILED INFORMATION:
|Land Use Context
The subject property is designated Low Density Residential in the General Plan and is zoned R1-20. The existing land use and zoning designations for the property and surrounding areas are provided in Attachment 3.
Existing Site Conditions
- 56 acres, property is vacant
- Characterized by riparian corridors running north to south, along the perimeter of the property and approximately 1047 Saguaros
Approvals to Date
- 44 single-family detached residential lots
- Approximately 16 acres (29%) of preserved riparian areas
- Approximately 879 (84%) Saguaros will either be transplanted or preserved in place, which includes 27 Saguaros deemed significant (as defined by the Zoning Code)
- One recreation area provided totaling approximately 2.2 acres
- Two points of ingress/egress improvements to Glover Road, including a shared-use path along the south side
Conformance with previous approvals: Since the approved rezoning and Conceptual Site Plan, the project was split into two phases. The applicant's request for the first phase conforms to the previously-approved rezoning and accompanying Tentative Development Plan.
- 2007 - Rezoning from R1-144 to R1-20 approved for both phases of the project.
- 2014 - Conceptual Site Plan approved for both phases of the project; expired in 2016.
Conceptual Site Plan
The Conceptual Site Plan (Attachment 4) is for 44 single-family residential lots on approximately 56 acres. The overall design of the subdivision is consistent with the previously-approved Tentative Development Plan. Conceptual Site Plans are reviewed for their conformance to the Design Guidelines and applicable Design Standards in the Zoning Code. A detailed analysis of which is provided in Attachment 5. Notable elements of the subdivision include:
An important component of the subdivision design is the identification of significant Saguaros. Both staff and the applicant worked extensively to research and identify healthy Saguaros that would not survive transplant. As such, a condition of approval to preserve eight (8) Saguaros, which are at least 24 feet in height with at least two (2) arms, in place by adjusting the lot lines and layout, is included in Attachment 1. These cacti are generally located near the proposed lot lines (for specifics, see Attachment 6) and therefore the adjustments will not substantially change the conceptual site plan.
- The design provides an effective transition between large lot residential to the west and proposed small lot residential to the east through the placement of larger lots and natural buffers along the western and eastern perimeters, preserving riparian areas.
- Use of detention basins to assure post-development drainage conditions are consistent with pre-developed conditions and all habitable structures adjacent to the washes are protected from flooding and erosion.
- The proposed development will have two gated access points from Glover Road and Naranja Drive. The access points help distribute traffic around the site, reducing the impact to surrounding streets.
- Glover Road: Off-site improvements to mitigate increased traffic include right-of-way dedication and the widening/extension of Glover Road along the project frontage by the developer, which are shown on the plan.
- Naranja Drive: In 2015, the Town widened the road which created a painted center median that doubles as a continuous left-turn lane for westbound vehicles entering Ironwood Ridge High School (south of the subject property). These improvements met the intended results and as a result, traffic along Naranja Drive is relatively free flowing and a good level of service for motorists.
Conceptual Landscape Plan
The Conceptual Landscape Plan (Attachment 7) is in conformance with the applicable Zoning Code requirements. The Conceptual Landscape Plan includes landscaped entries and common areas. The landscape plan also preserves the riparian corridors, running north to south through the property, along the perimeter of the property.
Conceptual Recreation Area Plan
A 2.2- acre recreation area (Attachment 8) is proposed in the southeastern portion of the subdivision adjacent to natural preserved open space. The area provided exceeds the Zoning Code requirement of 1 acre pre 85 units by 1.7 acres. The proposed recreation area contains both active and passive amenities, including:
The recreation area is accessible to all residents and provides both vehicular and bicycle parking areas.
- A recreation trail
- Three (3) fitness stations
- Six (6) picnic benches
- Two (2) picnic tables
- One (1) barbeque
- One (1) 24' x 24' ramada
- Three (2) shade structures
- One (1) pet station
PLANNING AND ZONING COMMISSION
The applicant's request was heard by the Planning and Zoning Commission on March 6, 2017 (for meeting minutes, see Attachment 9). The main topics discussed were the request's conformance to previously approved plans and preservation of Saguaros onsite. The following information clarifies these points:
At the conclusion of the meeting, the Commission recommended approval of the request, subject to the conditions in Attachment 1.
- The layout presented is the exact same as the previous approval in 2014, which per code expired after two years of inactivity.
- In addition to preserving the eight (8) cacti in place (Attachment 5), the applicant will also comply with code requirements for salvage and mitigation of all other healthy cacti onsite, regardless of size.
Several neighborhood meetings were held during the rezoning process for this property. However, since that was nine years ago, an additional neighborhood meeting was held in March 2017, in conjunction with the second phase of this project. Since there were not any outstanding concerns from residents regarding this first phase, no additional neighborhood meetings were required.
Summary of Public Notice:
Public notice has been provided:
- Homeowners Association mailing
- Post at Town Hall and on website
- Postcard to all property owners within 600 feet
In summary, the request is in conformance with the Design Principles and applicable Design Standards of the Zoning Code and General Plan. Additionally, the proposed plans conform to the previously approved rezoning and accompanying Tentative Development Plan. As such, the Planning and Zoning Commission recommended approval, subject to the conditions in Attachment 1.
|I MOVE to APPROVE the Conceptual Site Plan, Landscape Plan and Recreation Area Plan for Phase 1 of the Saguaros Viejos subdivision, subject to the conditions in Attachment 1, finding the request is in conformance with the Design Principles and applicable Design Standards.
I MOVE to DENY the Conceptual Site Plan, Landscape Plan and Recreation Area Plan for Phase 1 of the Saguaros Viejos subdivision finding _____________________________.