Town of Paradise Valley
Action Report
TO: Chair and Planning Commission
FROM: Eva Cutro, Community Development Director
Paul Michaud, Senior Planner
George Burton, Planner
DATE: May 3, 2016
CONTACT:
Staff Contact
George Burton, 480-348-3525
End
AGENDA TITLE:
Title
Camelback Lands 3 Lot Split (LS-16-3)
5112 N. Casa Blanca Drive (APN: 173-20-012)
Body
BACKGROUND:
Background
BACKGROUND:
Request:
The applicant, Sage and Wendy Lentz, is requesting approval of a lot split to divide a 2.26-acre parcel into two lots. Lot 1 is 49,236 square feet in size (1.13 acres) and Lot 2 is 49,236 square feet in size (1.13 acres). The subject property is located at 5112 N. Casa Blanca Drive.
Existing Site:
There is an existing house, pool, fence, and sport court on the property. The existing structures must be demolished prior to recordation of an approved plat.
General Plan:
The subject property is shown as Low Density Residential (0-1 house per acre) on the Town’s General Plan Land Use Map. The proposed lots are zoned R-43 and are limited to one house per acre.
ENFORCEMENT:
There are no current zoning violations associated with the subject property.
FACTS/DISCUSSION:
Casa Blanca Drive: No right-of-way (ROW) dedication is required. The right-of-way is 60’ wide and the Town standards require a minimum ROW width of 50’ per the General Plan. However, roadway improvements are required and will be installed at issuance of the first building permit (e.g. the installation of curb and asphalt).
Traffic:
Per the Town Engineer, a traffic study is not required.
Lot Configuration:
The proposed lot split meets all area requirements for R-43 lots, including size, lot width, access to a public street, and setbacks. Although the lot split meets the standards for R-43 properties, they may be out of character for the neighborhood as the majority of the lots in this subdivision appear to be 2.25 acres in size.
Utilities:
Each of the proposed lots will have the required 6 or 8-foot public utility easement along the perimeter of the lot in accordance with Section 6-3-3 of the Town Code. The following utilities will be available to each lot.
1) Electric: The subject site is located within the APS service area.
2) Water: Water for the Camelback Lands 3 Lot Split will be provided by EPCOR Water Company.
3) Sewer: The property is currently on septic. The two new lots may be serviced by the Town of Paradise Valley sewer.
Drainage:
Each lot will require an individual engineering site/grading and drainage plan with each building permit application submittal. On-lot retention will be required with the development of each lot. However, a drainage easement may be required on the northern part of Lot 1 and is currently under view with the Town Engineering Department.
Fire Protection Issues:
The 2 proposed lots will meet all standards related to fire protection as follows:
1) Fire Department access: Both lots will have direct access onto a public roadway.
2) Fire hydrant spacing/location: The nearest fire hydrant is located 640 feet away from the south property line. The Town Code requires a fire hydrant to be located within 400’ of a property line. The installation of the fire hydrant will be required with the development of each lot (via the building permit process).
3) Fire sprinkler requirement: The new homes and structures that will be constructed as a result of this lot split will have fire sprinklers in accordance with the Town Fire Code.
4) Fire Flow: The applicant is currently working on obtaining the fire flow rate for this area. A copy of the fire flow rate will be provided by the public meeting review. Town Code requires a minimum flow test rate of 1,500 gallons per minute (gpm). If the fire flow rate is below the minimum rate, the applicant may be required to install a water storage tank and pump for each home to help ensure adequate flow for the fire sprinkler system.
PUBLIC COMMENTS:
None. Neighborhood notification is not required.
Next Step
The proposed lot split is scheduled for public meeting review at the May 17, 2016 Planning Commission meeting.
ATTACHMENTS
Application
Narrative
Plans
C: - Applicant: Paul Sigston
- Case File: LS-16-3