TO: Chair and Planning Commission
FROM: Eva Cutro, Community Development Director
Paul Michaud, Senior Planner
DATE: November 15, 2016
CONTACT:
Staff Contact
Paul Michaud, 480-348-3574
End
AGENDA TITLE:
Title
GP-16-01: Consideration of a Major General Plan Amendment on a 4.4-acre property located at the northwest corner of the Northern Avenue alignment and Scottsdale Road (Parcel No. 174-36-002X)
Body
Action
ACTION:
The Town Council is required to hear the application request by the end of the calendar year. This timing deadline results in the need for action by the Planning Commission in enough time for Town Council to discuss and hear this request. A major amendment to the Town’s General Plan relies on making a value judgement of how this requested change meets the intent, vision, and goals of the General Plan ratified by the residents. As such, three action possible options are outlined below.
Option 1 Recommendation of Approval
The Planning Commission recommends forwarding to the Town Council approval of GP-16-01 to change the land use designation from "Low Density Residential" to "Medium Density Residential,” provided the related applications that include the text amendment to the Zoning Ordinance, the rezoning, the platting, the Conditional Use Permit for the private road, and the Special Use Permit for the private roadway gates are non-severable with an effective date that is dependent upon the approval and recordation of the final plat and submittal of the Proposition 207 waiver. This recommendation is based on factors that support the General Plan, including the following:
• The amendment maintains a residential use supporting General Plan Policy CC&H 3.1.1.3 related to limiting new commercial land uses;
• The proposed “Medium Density Residential” designation is similar to the adjacent densities to the site that supports General Plan Policy CC&H 3.1.1.2 related to respecting and responding to existing characteristics; and
• Unique characteristics about this site exist such as its location along a major arterial adjoining the City of Scottsdale, adjoining properties with zoning other than R-43 one-acre residential zoning, and having only direct vehicular access into the City of Scottsdale.
Option 2 Recommendation of Denial
The Planning Commission recommends forwarding to the Town Council denial of GP-16-01 to change the land use designation from "Low Density Residential" to "Medium Density Residential.” This recommendation is based on factors that support the General Plan, including the following:
• The requested amendment is not in the spirit of General Plan Policy LU 2.1.1.1 that the Town shall preserve and maintain the community’s primarily one-acre-lot, single-family residential character;
• The site is not located in an area designated for a Special Use Permit, thereby conflicting with General Plan Policies LU 2.1.1.2 and CC&H 3.2.1.1, which requires a minimum of one acre per residence, except on Special Use Permit resort properties; and
• The site is not located in an area designated as a Development Area, thereby conflicting with Figure 2-3 of the General Plan showing Development Areas, which allows for alternative land use & intensity.
Option 3 Recommendation of Continuance
The Planning Commission recommends continuing their action to the regular meeting of December 6, 2016 (or an earlier special meeting date) to allow for additional time to understand the impact of the General Plan Amendment request as it relates to the related applications to develop eight (8) residential lots, each lot being under one acre in size.
BACKGROUND
Refer to the action report for this application under the Study Session Items for background information.
ATTACHMENTS
Refer to the action report for this application under the Study Session Items for all attachments.
C: - Applicant
- Case File