Town of Paradise Valley
Work Session Report
TO: Chair and Planning Commission
FROM: Eva Cutro, Community Development Director
DATE: November 1, 2016
CONTACT:
Staff Contact
Eva Cutro, 480-348-3522
End
AGENDA TITLE:
Title
Ritz-Carlton Preliminary Plat (Area B)
Body
BACKGROUND:
Background
Request:
Five Star Development Resort Communities, L.L.C. is requesting approval of a preliminary plat map application named “Ritz-Carlton Resort - Parcel B”. This plat map consists of a total of 66 lots located on approximately 23.83 acres. These lots are for the resort related luxury detached single family homes on minimum 10,000 square-foot lots proposed in Area B of the SUP located at 7000 E Lincoln Drive.
Proposed Stipulations:
Draft stipulations will be prepared at a later date as part of the action report.
Plat Conformance:
The proposed plat 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 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 for preliminary plat and final plat. Preliminary plat submittal items include utility will serve letters, Certificate of Assured Water Supply, and a water service impact study that analyzes water flow and pressure.
• Section 2.3.2.3 of the Development Agreement allows for the Planning Commission to approve the preliminary plat, with such approval to occur within 40 calendar days of a complete submittal. The Planning Commission study session and action must be in two separate meetings. The Planning Commission will not review any final plat. These go directly to Town Council for approval. Although, the final plat must be in substantial conformance to the preliminary plat.
• 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 a Special Use Permit (SUP) rezoning for a 500-room resort, 39 residential lots, and a golf course. Although an entrance circle on Indian Bend Road was constructed, no further development occurred. In 2008, the Town approved an amendment to the 1987 SUP for a total redesign of the property for a 225-room resort, 100 resort patio homes; 46 luxury detached residential homes, and 15 one-acre home lots. In 2015, the Town approved the current SUP amendment. 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:
Required parking shall be accommodated on each individual lot. Parking will also be allowed on street, but restricted to just one side of the street.
Floor Area/Lot Coverage/Area Coverage/Height:
Slight modifications have been made to the lot configuration. The number of lots remains at 66 and the proposed lot configuration generally matches the location illustrated on Sheet F-2 of the SUP. Sheet D-3 of the 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. Since the total site acreage and the acreages of the respective parcel and tracts in the master re-plat do not exactly match the respective areas in the SUP, the area coverage percentage in the SUP will not match. The area coverage percentage will be higher than the SUP percentage, but the maximum floor area and drip line coverages and maximum allowable units do not change.
|
Area C |
SUP |
Plat |
|
Area Size (acres) |
31.3 |
23.83 + 4.11 (tracts) =27.94 |
|
Maximum Floor Area (square feet) |
453,750 |
453,750 |
|
|
|
|
|
Lot Coverage Drip Line |
336,600 |
336,600 |
|
Area Coverage % |
24.7 |
27.7% |
All perimeter setbacks, lot size restrictions, and heights and stories limitations shall be met.
Roadways/Gates:
Sheet 2 of 8 has a detail of the proposed gated entry. The call box is located in Tract F, 154’ from the center line of Ritz-Carlton Boulevard. The gated entry is located approximately 93’ west of the call box. Pedestrian gates are also provided. Ample turn-around is provided in front of the gates.
Utilities:
The Certificate of Assured Water Supply (Certificate) from the Arizona Department of Water Resources has been provided.
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. Will serve correspondence from the applicable utility providers are attached. Sewer correspondence is not necessary, as the sewer lines within the SUP are private. All typical type of utilities will be provided; such as water, electricity, natural gas and sewer.
The Water and Sewer Master Plans have been updated and are being reviewed by the Town Engineer.
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.
NEXT STEPS
The Development Agreement requires action to be taken within 40 calendar days of a complete submittal and again from the Planning Commission action.
ATTACHMENTS
Conceptual Preliminary Re-Plat for Ritz-Carlton Resort Parcel B dated 10/23/2016 sheet 1 to 8.
SUP Sheets D-3 and F-2.