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 of the master re-plat, “Amended 7000 East Lincoln” (RP 16-03)
Background
BACKGROUND
Request:
Five Star Development Resort Communities, L.L.C. is requesting approval of a master re-plat application named “Amended 7000 East Lincoln”. This is a re-plat of the subdivision “7000 East Lincoln” recorded in 2009. This re-plat will remove the lots and tracts previously approved with the “7000 East Lincoln” plat with the attached master re-plat. The parcels and associated tracts of A, A1, B, C, D, and E of this re-plat reflect the different development areas pursuant to the amended Special Use Permit - Resort zoning (SUP) on the subject 104.1 acres generally bounded by Lincoln Drive, Mockingbird Lane, Indian Bend Road, and the City of Scottsdale.
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 recommended approval of this re-plat application 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. Although for the master re-plat, the 2008 Certificate may be appropriate. 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 was 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) and the Development Agreement for the Ritz-Carlton Resort. 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.
• SUP Stipulation 59 requires that roadways within the development will all be private local roads and be of and adequate width and design for safety purposes. Sheet D-12 of the SUP requires a right-of-way of 30 feet, except along the main spine road which is to have a 50-foot right-of-way width. Roadway pavement must meet the typical Town standard width of 26 feet. The only road applicable on the master re-plat is the main spine road which is appropriately shown at a right-of-way width of 50 feet.
• 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.
• Sheet D-2 of the approved plans with this SUP identifies an overall acreage for each of the seven areas of the project site. The parcel areas with this re-plat generally conform to these overall acreages.
• 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 allows for 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 review of parking is not applicable with this master re-plat since, except for the resort on Parcel A, the parcel areas of this plat will be further subdivided via separate plat processes reviewed by both the Planning Commission and Town Council. Parking is preliminarily reviewed as part of the plat process and verified during the building permit process with the detailed construction plans.
Floor Area/Lot Coverage/Area Coverage:
The Land Density Table on Sheet D-3 of the approved SUP provides maximum floor area, lot coverage, and area coverage for the various development areas. Verification of these area and coverages will occur during the building permit process and generally during the condominium plat process for Areas A1, D, E1, and E2. The parcels and tracts for this master re-plat generally follow the naming and boundaries of the SUP. For example, Parcel C and Tract C1 on the re-plat represent Area C in the SUP. Also, the respective area acreage totals of this re-plat generally follow the area acreage totals of the SUP.
|
Area |
SUP Area (Acres) |
Master Re-Plat Area (Acres) |
|
A |
18.1 |
19.86 |
|
A1 |
11.1 |
10.898 |
|
B |
31.3 |
30.601 |
|
C |
22.5 |
21.715 |
|
D |
8.8 |
8.996 |
|
E1 |
7.2 |
6.541 |
|
E2 |
5.7 |
5.533 |
|
TOTAL |
104.7 |
104.1 |
Roadways:
All roadways within the development will be private roads in compliance with the approved SUP. The development will have access onto the public roadways of Lincoln Drive and Indian Bend Road via Tracts A1, B2, D1, and E1 which is near the Quail Run Road alignment. This new road, Ritz Carlton Boulevard, will fully comply with the Town local roadway cross-section standards of a 50-foot wide right-of-way and 26-foot wide pavement. The development will also have access onto Scottsdale Road through Area E1 and across the Scottsdale portion of this development. This new road, Palmeraie Drive, will fully comply with the standards noted above. The other local roadways in the development will be platted or approved as part of a map of dedication as part of the future application process with the respective SUP Areas.
Building Lines, Setbacks, & Easements:
The master re-plat correctly depicts the required width of the perimeter landscape tracts and open space wash corridor. The plat includes the required 50-foot wide perimeter landscape tract along Lincoln Drive and Mockingbird Lane. Also, the plat includes the required 30-foot wide landscape tract along Indian Bend Road. A separate open space wash tract is shown on this plat. It is in the general location and 30-foot and 80-foot width specified in the SUP.
Any setbacks specific to an approved area in the SUP will be illustrated with that particular plat and not shown on the master re-plat.
Many easements for items such as landscaping, access, drainage, and utilities will be illustrated with that particular plat and not shown on the master re-plat. Also, the re-plat uses tracts instead of easements for such items as shown in the table on Sheet 1 of the re-plat. The easements with this re-plat occur on parts of the main road into the site, in Parcel E2 to allow for the continued drainage from the access on Indian Bend Road east into the City of Scottsdale, and an access easement generally around the perimeter of Parcels A, A1, and D for emergency access and maintenance.
Height:
The review of height is not applicable with this master re-plat since, except for the resort on Parcel A, the parcel areas of this plat will be further subdivided via separate plat processes reviewed by both the Planning Commission and Town Council. Height is verified during the building permit process with the detailed construction plans, but with condominium plats height can be preliminarily reviewed since vertical schematics are included.
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, there is no further action regarding the master re-plat.
ATTACHMENTS
1 Presentation
2 Vicinity Map/Aerial/General Plan/Zoning
3 Application/Narrative
4 Prior Minutes
5 Utility Correspondence
6 Water Master Plan
7 Noticing
8 Approved SUP Plan Sheet Excerpts
9 Proposed 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