TO: Chair and Planning Commission
FROM: Eva Cutro, Community Development Director
Paul Michaud, Senior Planner
DATE: August 16, 2016
CONTACT:
Staff Contact
Paul Michaud, 480-348-3574
End
AGENDA TITLE:
Title
Discussion of a Major General Plan Amendment (GP-16-01) and Related Applications
Northwest Corner of Northern Ave Alignment and Scottsdale Rd
Parcel No. 174-36-002X
Background
BACKGROUND
Request:
Doug Jorden, P.C., on behalf of Town Triangle, L.L.C., has filed a Major General Plan Amendment application to change the land use designation from "Low Density Residential" to "Medium Density Residential" on a 4.4-acre property located at the northwest corner of the Northern Avenue alignment and Scottsdale Road (Parcel No. 174-36-002X). This is the undeveloped triangular property adjoining the Camelback Golf Club, Indian Bend Wash, and Scottsdale Road.
Changing the land use designation to “Medium Density Residential” is part of a multiple-application request such that the applicant can develop the subject site for up to eight single-family residential lots having an allowable minimum lot size of 10,000 square feet. Although, the lot sizes of the proposed lots will likely vary between approximately 12,000 square feet to 35,600 square feet.
Purpose:
The purpose of the study session on August 16, 2016 is to provide an introduction of the application requests to the Planning Commission and allow for general discussion. No action will be taken.
Application Process:
The applicant is expected to file the other associated application requests related to proposed development of this site toward the end of August 2016. Besides the Major General Plan Amendment application already filed, the applicant will be filing the following applications:
• A text amendment to the Town’s Zoning Ordinance, including Section 201 and Section 801, to allow the “R-10 Single-Family Residential District” to apply to the subject property. This district presently only applies to three existing annexed subdivisions.
• A rezoning to change the zoning district from “R-43 Single Family Residential District” (minimum 43,560 square-foot lots) to the “R-10 Single-Family Residential District” (minimum 10,000 square-foot lots).
• A Conditional Use Permit to make the road(s) within the proposed subdivision private.
• A Special Use Permit for private roadway gates off Scottsdale Road onto the main access road of the proposed subdivision.
• A Preliminary Plat for the eight 12,000 square-foot to 35,600 square-foot lots.
• A Final Plat after the processing of the Preliminary Plat.
Application Timing:
The applicant’s intent is to run all or most of the applications concurrently. The tentative meeting dates include the following:
August 16, 2016 Planning Commission Study Session
Introduction/discussion of the application requests
September 20, 2016 Citizen Review Session & Planning Commission Study
Opportunity for Citizen Input & Commission discussion
September 22, 2016 Town Council Statement of Direction
Special Use Permit for guard gates on private road
October 4, 2016 Planning Commission Study Session
Planning Commission Public Hearing
November 3, 2016 Town Council Study Session
November 17, 2016 Town Council Public Hearing
Existing Site Characteristics:
The existing site is triangular in shape and devoid of much vegetation. It is generally isolated from the nearby residential homes. It borders the City of Scottsdale and Scottsdale Road along its east side. There is a block wall and landscaping along Scottsdale Road. The block wall may be located within the jurisdiction of the City of Scottsdale. The south side of the site borders the unimproved right-of-way of Northern Avenue and the Indian Bend Wash. The northwest side of the site borders the Camelback Golf Club and part of the Indian Bend Wash. Presently, approximately two-thirds of the site lies within the floodway of Indian Bend Wash. Although in the floodway, the site was graded and raised in elevation sometime between the years of 1997 and 2000 based on aerial information. The site itself is relatively flat and drops in elevation along its south and northwest sides. Development on the site will require a letter of flood map revision through the Federal Emergency Management Agency (FEMA). The FEMA application will require both the City of Scottsdale and the Town of Paradise Valley to review the application for completeness.
General Plan:
The 2012 General Plan Land Use Map designates the 4.4-acre subject property as “Low Density Residential” at up to one single-family home per acre. The subject site is not located within a Development Area. The adjoining properties south and northwest of this site are designated as “Private Open Space” per the Town’s General Plan. This adjoining land consists of the Indian Bend Wash, a portion of the Camelback Golf Club fairway, and a landscape tract of Cheney Estates located in the floodway.
The General Plan application was filed on May 31, 2016, meeting the deadline to file for the 2016 calendar year. The required 60-day jurisdiction review was mailed on June 7, 2016, with the 60-day deadline ending August 6, 2016. For information on comments received see below under “Comments”.
Zoning:
The subject property is currently zoned R-43 and is limited to one single-family house per acre. The subject site is not designated hillside. The adjacent property to the south is Cheney Estates which has both R-35 and R-18 Cluster Plan (CP) zoning. The lot sizes vary between 16,464 square feet to 1.1 acre in size. The zoning of the property to the northwest of this site is Special Use Permit - Resort. It is the golf course of Camelback Golf Club. The Scottsdale development of Santo Tomas due east of this site is zoned R1-10 PRD, allowing a minimum lot size of less than 10,000 square feet since it is a planned residential development.
Comments:
The City of Phoenix responded to the General Plan application with no comments. The City of Scottsdale is supportive of the land use, but included suggested comments on other aspects of the development. This included a suggestion to improve the Northern Avenue alignment for vehicular traffic from Scottsdale Road to Golf Drive which may not be feasible or desirable. None of the other jurisdictions notified as part of the General Plan notification provided comment. The applicant did provide a letter of support from the adjoining Cheney estates Homeowner Association.
ATTACHMENTS
1. General Plan Amendment Application/ Narrative
2. Approved Citizen Review Plan
3. Aerial
4. Noticing-Comments
5. 8-Lot Illustration
C: - Applicant
- Case File