TO: Mayor Collins and Town Council Members
FROM: Kevin Burke, Town Manager
Eva Cutro, Community Development Director
Paul Michaud, Senior Planner
DATE: June 9, 2016
DEPARTMENT: Community Development Department
CONTACT:
Staff Contact
Paul Michaud, 480-348-3574
End
AGENDA TITLE:
Title
Discussion the final plat, “7000 East Lincoln Resort-Branded Villas - Parcel A1”
(FP 16-04)
7000 East Lincoln Drive
Background
BACKGROUND
Request:
Five Star Development Resort Communities, L.L.C. is requesting approval of a final condominium plat map application named “7000 East Lincoln Resort-Branded Villas - Parcel A1”. This plat map consists of a total of 91 condominiums located on approximately 9.63 acres. These condominiums are the one to three-story Ritz-Carlton Resort Villas of Area A-1 of the SUP located at 7000 E Lincoln Drive on Parcel A1 of the master re-plat, “Amended 7000 East Lincoln”.
Planning Commission Recommendation:
The Planning Commission discussed this application at their May 3, 2016 meeting. In a vote of 5 to 0 on May 17, 2016, the Planning Commission approved the preliminary plat with five stipulations. The first four of these stipulations are typical plat stipulations. These stipulations relate to substantial compliance, review of CC&R’s, processing of final improvement plans, and a deadline to submit copies of the final plat for Town records. The Planning Commission revised a fifth stipulation that would more clearly word the 100 Year Assured Water Supply note on the plat. There was concern that the wording may lead someone to think that the Town is the entity designated as having an assured water supply. In addition, the language “the appropriate certificate date/number” refers to the circumstance that the applicant is in the process of updating the referenced 2008 Certificate of Assured Water Supply from the Arizona Department of Water Resources. The applicant has provided the updated EPCOR will-serve letter as attached. For further information, the prior minutes are attached to this report. A sixth stipulation has been added by staff to reference the Lincoln Drive dedication deed that is in process, but still requires recordation.
Plat Conformance:
The proposed plat map must be in substantial conformance with the Special Use Permit (SUP), Development Agreement for the Ritz-Carlton Resort, and Preliminary Plat. This conformance includes the following:
• Section 2.3.2.3 of the Development Agreement states that plats/maps within the SUP will follow the standards and requirements of Article 6, Subdivisions, of the Town Code, except as modified by the SUP and Development Agreement;
• Section 2.3.2.3 of the Development Agreement requires submittal of certain submittal items. These items include utility will serve letters, Certificate of Assured Water Supply, and a water service impact study that analyzes water flow and pressure. All three of these items have been submitted.
• Section 2.3.2.3 of the Development Agreement requires Town approval of the application within 40 calendar days of a complete submittal. For the re-plat, Council consideration is 40 calendar days from the Planning Commission recommendation. Town Council action must be complete prior to July 6, 2016.
• Section 2.3.2.3 of the Development Agreement allows for the Planning Commission to approve the preliminary plat/map, with such approval to occur within 40 calendar days of a complete submittal. Also, the Planning Commission study session and action must be in two separate meetings. The Planning Commission discussed the application on May 3, 2016 and approved the preliminary plat on May 17, 2016. Approval was completed within 40 days. Town Council has 40 calendar days to take action on the final plat from when the application is deemed complete. The final plat application was submitted on May 23, 2016 and deemed complete on May 27, 2016. Town Council action must be complete prior to July 6, 2016.
• SUP Stipulation 54 requires parking shall meet or exceed the parking requirements set forth in the parking study. The proposed 417 parking stalls provided with this plat are in excess of the minimum required number of parking stalls.
• The final plat is in substantial conformance with the approved preliminary plat. There was a modification reducing the number of villas from 94 homes to 91 homes by combining two smaller units into one larger unit in three locations.
• The other noted items as described under Discussion/Facts of this report.
Body
DISCUSSION/FACTS
History:
The subject site was annexed into the Town in 1964. In 1987, the Town approved the first Special Use Permit (SUP) rezoning for the subject site for a resort, residential lots, and a golf course. Although an entrance circle on Indian Bend Road was constructed, no further development occurred. In 2008 and 2015, the SUP was amended. This latest approval includes a 200-room resort hotel, 94 resort condominium villas; 66 resort related luxury detached single family homes on minimum 10,000 square-foot lots, 45 resort branded detached single family homes on minimum 12,000 square-foot lots, 53 resort related attached condominium residences, and resort related restaurants and retail uses separate from the hotel.
Enforcement:
As of the date of this report, there are no outstanding code violations on this SUP property.
General Plan:
The subject property has a General Plan designation of “Resort/Country Club” according to the Town’s General Plan Land Use Map. The uses associated with the proposed plat are in conformance with this designation.
Zoning:
The zoning on the subject property is “Special Use Permit - Resort.” This zoning was amended in December 2015 by Ordinance Number 694. This is the appropriate zoning for the resort, residential, restaurant, and retail uses.
Parking:
The proposed 391 parking stalls provided with this plat are in excess of the minimum required number of parking stalls. SUP Stipulation 54 requires parking shall meet or exceed the parking requirements set forth in the parking study approved with the SUP and attached to this report. The parking study includes both the resort site of Parcel A and the resort-branded villas of Parcel A1 together. The combined minimum number of required parking stalls is 535 parking stalls for shared peak times and 406 parking stalls for shared non-peak times. The parking study indicated that 710 total parking stalls would be provided between the resort parcel and Parcel A1. The resort parcel is proposed to have 357 to 383 parking stalls and Parcel A1 has 391 parking stalls for a minimum total of 748 parking spaces. The approved parking study allows for shared parking between uses and valet parking. These parking spaces will be located in an underground garage. In Parcel A1, there will be approximately 250 standard parking stalls and 141 tandem parking stalls. The minimum required 535 parking spaces on the resort parcel and Parcel A1 will comply with the Town’s Zoning Ordinance stall size of 180 square feet (9 feet x 20 feet), with the parking stalls in excess of the total minimum number of parking spaces possible at a smaller stall size (9 feet x 18 feet).
Floor Area/Lot Coverage/Area Coverage:
The proposed condominium structures generally match the location illustrated on Sheet D-4 of the SUP. Also, Sheet D-3 of the SUP provides maximum floor area, lot coverage, and area coverage for the various development areas. Area Size and Area Coverage % on the plat noted in the table below are in general conformance to the SUP as these numbers were an approximation. Development will need to comply with the maximum floor area and lot coverage drip line amounts. Verification of these area and coverages will occur during the building permit process.
|
Area A1 |
SUP |
Plat |
|
Area Size (acres) |
11.1 |
10.898 |
|
Maximum Floor Area (square feet) 94 Units |
328,000 |
328,000 |
|
Maximum Floor Area (square feet) Food & Beverage |
32,000 |
32,000 |
|
Lot Coverage Drip Line |
149,000 |
149,000 |
|
Area Coverage % |
30.8% |
31.4% |
Height:
Sheet D-4 illustrates the maximum number of allowable stories. The allowable stories are in conformance with Sheet D-4. Units 3000 through 3003 on Sheet 6 of the plat are in accordance with the SUP since the allowable extra fill shown on Sheet H-6 of the SUP will result in Building B being only one-story as seen from the main road to the resort.
Sheet D-3 of the SUP stipulates a maximum height of 36 feet for the villas and 24 feet for the food and beverage uses in this plat area. The subject condominium plat does provide vertical schematics that generally depict the building heights are in compliance with the SUP. Verification of this height will occur during the building permit process when detailed building plans are provided. Maximum height is measured from finished grade. The finished grade depicted on the schematics is generally the retail and condo first floor level.
Building Lines & Setbacks:
The proposed condominium structures generally match the location illustrated on Sheet D-4 of the SUP. Parcel A-1 has no required setbacks.
Utilities:
The attached 2008 Certificate of Assured Water Supply (Certificate) from the Arizona Department of Water Resources provided by the applicant is for 149 lots (homes) and an annual water demand of 169.32 acre-feet. Since the 2015 SUP amendment allows for 258 homes and more retail/dining square footage, the applicant will need to provide an updated Certificate. The applicant is in the process of updating this Certificate. As in other plat applications, there is a proposed stipulation that the Town receives the appropriate revised Certificate prior to recordation of the plat.
All new utility lines will be located underground and generally underneath the adjoining private streets and within the noted public utility easements within the plat. Applicable will serve correspondence from the applicable utility providers are attached. All typical type of utilities will be provided; such as water, electricity, natural gas and sewer.
Drainage:
An overall final drainage and grading master plan is under review for approval by the Town Engineer. The SUP included preliminary drainage and grading approval. The preliminary grading plan includes increased fill adjacent to the resort building and the western portion of Area A1. The master plat and plats for the various areas include the respective drainage tracts and/or easements.
Water Demand/Pressure/Flow
Water demand, pressure, and flow are in compliance with applicable regulations. As required, the applicant provided a Water Master Plan for the development. It provides the estimated average day water demand, maximum day water demand, and peak hour water demand ranging between 349,240 gallons per day (gpd) to 1,047,720 gpd. EPCOR, the water provider, is expected to have adequate water capacity to meet these demands as outlined in the attached will serve letter.
Fire Protection:
The development for this project will need to meet all standards related to fire protection. This includes requirements of locating lots within 400 feet of a fire hydrant and installation of fire sprinklers. Fire access and hydrant location was generally shown as part of the SUP approval, Sheet H-5. Verification of the fire protection requirements will occur during the building permit process when detailed building plans are provided.
NOTICING & PUBLIC COMMENTS
There were three phone inquiries and an additional person speaking at the Planning Commission public meeting suggesting the notice area be increased beyond 1,000 feet. None of these inquiries were in opposition of the application. Except for posting of the meeting agenda, there is no required public notification for a preliminary or final plat. Consistent with the Town’s application process, the applicant provides a mailing notification to the property owners within 1,000 feet for scheduled meetings where the Commission or Council will take action.
NEXT STEPS
Except for compliance to any stipulations of approval, this is the last platting step for Parcel A-1 to be approved by Town Council.
ATTACHMENTS
1 Presentation
2 Vicinity Map/Aerial/General Plan/Zoning
3 Application/Narrative
4 Prior Minutes
5 Utility Correspondence
6 Water Master Plan Excerpts
7 Approved Parking Study Excerpts
8 Noticing
9 Approved SUP Plan Sheet Excerpts
10 Illustrations
11 Approved Preliminary Plat
12 Proposed Final Plat
Link to full version of the SUP Ordinances and Development Agreements at http://www.paradisevalleyaz.gov/504/Projects---Five-Star-Development
C: - Applicant
- Case File