Planning and Zoning Commission Work-Study Session
|
|
- Kerry Grant
- 5 years ago
- Views:
Transcription
1 Planning and Zoning Commission Work-Study Session Monday, November 5, :30 PM Library Auditorium 7401 E. Civic Circle Minutes I. Call to Order II. III. Roll Call Chairperson Zurcher asked for roll call attendance to be taken. Members present: Chairperson Zurcher, Vice-Chairperson Renken, Commissioner Roberts, Commissioner Yeater, Commissioner Duskey and Commissioner Rutherford. Staff Present: Joe Scott, Planner; Richard Parker, Community Development Director; Kristi Jones, Administrative Support II and Vikie Anderson, Administrative Supervisor. Discussion Items (NO ACTION TAKEN) Upon the application of Viewpoint89 LLC, David Maguire, Agent, the following requests were discussed in detail: 1. PDP A revised Preliminary Development Plan (Plat) on (2) parcels on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive comprising one hundred eighty nine (189) total lots on approximately sixty two (62) acres. 2. ZMC A request for a Zoning Map Change from RCU-70 to R1L-10 PAD on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately four (4) acres. 3. GPA A request for a minor General Plan Amendment (GPA) from Low Density Residential to Medium-High Density Residential on two (2) parcels on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately forty two (42) acres. 4. ZMC A request for a Zoning Map Change from RCU-70 and R1L-10 PAD to R2-PAD (Residential; Multiple Dwelling Units Planned Area Development) on two (2) parcels on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately forty two (42) acres. 1
2 Joe Scott, Planner, presented a detailed staff brief including illustrations in a PowerPoint. Due to the amount of citizens present and public interested in the proposed applications, the Staff Brief document will be included as an attachment to the work-study minutes for the record. Dave Maguire, applicant, addressed the Commission. Mr. Maguire introduced the development team that were present and their respective functions: Development Team Members: David Maguire Project Developer Hilgart Wilson (Architecture, Engineering & Environmental Consulting) Darrell Wilson (Project Engineer) Rob Gubser (Project Planner) Paul Haas (Project Manager) United Civil Group Sarah Simpson (Project Traffic Engineer) Cavan Real Estate Vickey Morris Jon Hamel Rob Gubser, Project Planner, Hilgart Wilson, addressed the Commission. Mr. Gubser presented a slide show which included an overview of each application along with illustrations. Mr. Gubser s presentation is included as an attachment in the work-study minutes for the record. Vickey Morris, Cavan Real Estate, Phoenix, addressed the Commission. Ms. Morris discussed the proposed Bungalows project. Ms. Morris stated the Bungalows are hybrid; multi-living experiences which are single-story multifamily living units that are community centered and are self-contained with very high end amenities. She noted that Flagstaff has this housing product and was fully rented in 30 days and there is an additional 132 units under construction. These units are the highest rentals due to the exclusivity and uniqueness of the product. She added that 150 units were just finished in Peoria, and 150 are under construction in Phoenix, and Goodyear is in the pre-development stage. Ms. Morris had illustrations of floor plans and finished products. (The illustrations are within Rob Gubser s presentation which is attached in these minutes.) Dave Maguire re-addressed the Commission. Mr. Maguire stated that he believes the project is a text book case of good planning for this area, keeping low density up against existing homes, high intensity to the south with commercial and the highway; buffering the medium-high density with the developments own single detached neighborhoods on the north; and addressing all the needs for the required infrastructure and improvements. Mr. Maguire 2
3 feels the development is what the Town has envisioned for this location. He noted that the development team of experts was available to answer any questions. Chairperson Zurcher asked for questions from Commission for Staff. Vice-Chairperson Renken asked that once the PAD is in place for the two residential parcels, will there be a requirement for a landscaping buffer or break between the existing Pronghorn Ranch homes and separation from the R2 properties, and if the Commission has the option to suggest additional requirements if needed. Mr. Scott stated that details would be defined in the Preliminary Development Plan and the Commission would have the opportunity to review and provide comments and/or suggestions at that time. Vice-Chairperson Renken asked what the acreage was for the parcels that Cavan are interested in developing. Mr. Gubser confirmed that the southeast parcel is 23.1 acres and the northwest parcel is 16.4 acres. Rick Chase, Fire Marshall, addressed the Commission. Commissioner Roberts expressed his concern regarding the entrances and exits and if they were adequate for additional development, specific to fire emergencies. Mr. Chase stated that the fire department does dictate required water access, and how many ingresses and egresses are needed from communities; however, traffic engineers are the ones that conduct the traffic impact analysis to determine what the impact of additional development will have on the roadways and what improvements will be needed. Vice-Chairperson Renken asked about the two parcels that are zoned RCU-70 and if they could be acted upon separately. Mr. Scott stated that it has been discussed that the two parcels can move forward as two separate Zoning Map Change applications and take action on the parcel that has all information ready for development and hold the other application until data is complete. Commissioner Duskey asked if the intent was to utilize the entire parcel C. Mr. Maguire answered yes the intent is to develop the Bungalow project on the entire Parcel C. Vice-Chairperson Renken asked if the R2 properties were approved, would the 3
4 traffic analysis become relevant and the improvements to the Parkway be required. Mr. Maguire stated that the TIA has been submitted to staff and upon their review, specific requirements for traffic improvements at various stages. For instance, single-family detached will happen first and then it would be nine months or more before adequate infrastructure is completed to develop the models. The development will be a gradual transition phased out over time. Vice-Chairperson Renken asked Ms. Morris if the Bungalow project moves forward, is there a timeframe for development. Ms. Morris stated that they are highly motivated and would begin immediately if possible, however, understand the development standards that are required by the Town such as landscape, private internal roadways, etc. Typically, the phases of development for this project are run concurrently which can bring the timeframe to nine to ten (9-10) months. Ms. Morris stated that they experienced a high demand for this product type in other areas and they can t seem to build them fast enough. Chairperson Zurcher asked for clarification if there is any developed property within Prescott Valley in a RCU-70 zoning district, or is it merely a placeholder and the zoning would have to be changed to accommodate any project. Richard Parker, Community Development Director, addressed the Commission. Mr. Parker stated that there is one property north of Viewpoint that is a ten (10) acre horse ranch that pre-existed the annexation into the Town and currently remains as a ten (10) acre horse ranch. Vice-Chairperson Renken asked about the traffic study and if all the properties were developed how many access points onto Pronghorn Ranch Parkway would there be. Sarah Simpson, traffic engineer, addressed the Commission. Ms. Simpson stated that they are proposing four (4) at the existing median breaks and two (2) rightin right-out points. Vice-Chairperson Renken asked what possible problems could exist and what would be the plan to minimize any traffic issues. Ms. Simpson stated that the use of deceleration lanes, along with adequate site distance, as well as stop signs utilized in the single-family and medium density areas would address these concerns. She noted that eventually the commercial area, depending upon the size, could require a traffic signal if warranted in the future. 4
5 Chairperson Zurcher asked about the intersection at Pronghorn Ranch Parkway and Antelope Meadows Drive and if the traffic analysis recommended any specific improvements for that intersection. Ms. Simpson stated that as volumes increase, it could warrant a 4-way stop at that intersection or a traffic signal, however, it is all based on volume. Commissioner Roberts commented that he would like to hear more specific data and definite recommendations for improvements in regards to traffic as the project moves forward. Vice-Chairperson Renken asked about the time duration for Town staff to analyze a Traffic Impact Analysis and provide comment. Mr. Parker stated ten (10) working days. Chairperson Zurcher remarked that although Mr. Maguire s development proposal is not unusual, and the renderings of the development do not look out of character for the area, does Mr. Maguire have an opinion as to why his proposal has been aggressively opposed by Viewpoint and Pronghorn residents, and does he feel there was anything different he could have done to calm the fears of those opposed. Mr. Maguire stated that sometimes change is difficult for people and many residents never anticipated higher densities in that area, so maybe going door to door to get factual information out in advance of the first neighborhood meeting could have made a difference. Mr. Maguire indicated that he followed all notification protocol required by the Town and distributed his contact information so he could engage anyone that may have questions via mail, or telephone. He believes he received three inconsequential calls. Mr. Maguire stated that he chose zoning to give the most flexibility, however, never intended to develop high density apartments. He tried to stress the development would be a high quality product with high end amenities and no subsidized housing. The Bungalows are an upscale single-family product that are leased and professionally managed and maintained. In closing, Mr. Maguire stated that he and his grown children and families are vested in this area for the future, and he believes the proposal is appropriate land use with proper transitioning zoning. Additionally, he noted that all traffic concerns will be addressed with the outcome of the Traffic Impact Analysis (TIA). He believes the development will be a great addition to the Town and looks forward to working with the Town and bringing the project to fruition. Chairperson Zurcher asked if there were any retailers interested in the commercial area. 5
6
7 Community Development Department 7501 E. Civic Circle Prescott Valley, Arizona Ph Fax comdev.pvaz.net TO: Planning and Zoning Commission FOR: November 5, 2018 Meeting FROM: Joseph Scott, Town Planner DATE: October 20, 2018 RE: Antelope Park- Work-Study Discussion Items STAFF REPORT Applicant/Agent: David Maguire 4121 W. Oraibi Dr Glendale AZ, Current Land Use / Zoning: Low Density Residential / RCU-70, R1L-10 PAD \ Upon the application of Viewpoint89 LLC, David Maguire, Agent, the following requests: 1. PDP A revised Preliminary Development Plan (Plat) on (2) parcels on both sides of Pronghorn Ranch Parkway east of Viewpoint Drive comprising one hundred eighty-nine (189) total lots on approximately sixty-two (62) acres (Exhibit 1, Area A ). 2. ZMC A request for a Zoning Map Change from RCU-70 (Residential; Single Family Rural) to R1L-10 PAD (Residential; Single Family Limited Planned Area Development) on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately four (4) acres (Exhibit 1, Area B ). 3. GPA A request for a minor General Plan Amendment (GPA) From Low Density Residential to Medium-High Density Residential on two (2) parcels on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately forty-two (42) acres (Exhibit 1, Area C ). 4. ZMC A request for Zoning Map Change from RCU-70 (Residential; Single Family Rural) and R1L-10 PAD (Residential; Single Family Limited Planned Area Development) to R2-PAD (Residential; Multiple Dwelling Units Planned Area Development) on two (2) parcels on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately forty-two (42) acres (Exhibit 1, Area C ).
8 Existing Land Use (General Plan 2025) 2
9 Existing Zoning Annexation and Adjacent Subdivisions The subject property for all the requests was part of ANX 98-A comprising 155 acres and annexed into the Town of Prescott Valley by Ordinance No. 474 on August 26, The existing Yavapai County zoning for the subject property was RCU-2A and the new Prescott Valley zoning classification of RCU-70 was adopted (being the most similar to the County zoning). The Viewpoint property was annexed in September The zoning and preliminary development plan for the first six hundred (600) lots in the southern portion of the Viewpoint Subdivision was approved in The Planning and Zoning Commission approved the preliminary development plan/plat for Viewpoint North in 1997, consisting of 1,106 additional lots and providing for 1,986 additional dwelling units. The total approval for the 3
10 Viewpoint project consisted of 1,706 lots and 2,586 total dwelling units. At their January 13, 2003 meeting, the Commission approved a third amendment and the total number of dwelling units was reduced to 2,270 units. Traffic Circulation Generation of the Concept Report discussed additional lanes needed for Viewpoint Drive when the project development exceeds the number of lots and tracts that would allow the construction of approximately 1,320 dwelling units. Total platted lots are 1,464 of 2,270 approved units. The Viewpoint has exceeded the number approved dwelling units indicated by the number of approved single family lots. Condition No. 20 of Ordinance No. 354 also requires said improvements per of the Agreement before any further lots are approved. Land for Pronghorn Ranch was annexed in February At the May 8, 2000 meeting, the Planning and Zoning Commission recommended approval of the rezoning of approximately 640 acres for the Pronghorn Ranch development form RCU-70 to R1L-10 PAD, RS-3 PAD, PL-PAD and approved the related Preliminary Development Plan (Preliminary Plat) for 1,440 residential units subject to a Preliminary Adequacy Determination (PAD) from the Arizona Department of Water Resources (ADWR). At its regular meeting May 25, 2000, the Town Council considered the proposed re-zoning and voted to approve Ordinance No.486. Previous Land use Zoning Changes 4
11 ZMC Antelope Park Residential (Area A ) An application was filed in February of 2006 by Coyote Springs, L.L.C, requesting re-zoning of approximately sixty (60) acres for the Antelope Park development from RCU-70 zoning (Residential; Conditional Use Permit) to R1L-10 PAD zoning (Residential; Single- Family Limited - Planned Area Development). The Planning and Zoning Commission held a public hearing on said application at its regular meeting on April 10, 2006 and voted to recommend approval of the Zoning Map Change, along with the Preliminary Development Plan for 177 lots for single-family detached dwellings, in that the requested rezoning is compatible with the designation of Low Density Residential as indicated on the General Plan The Town Council considered this recommendation at its regular meeting May 25, 2006, and approved Ordinance No ZMC Antelope Park Commercial (Area D ) Coyote Springs, L.L.C., and Antelope Village L.L.C. jointly submitted a request for a Zoning Map Change from RCU-70 (Residential; Conditional Use Permits) to C2-PAD (Commercial; General Sales and Service - Planned Area Development) on the subject thirty (30) acres generally located at the southeast intersection of Viewpoint Drive and Pronghorn Ranch Parkway, north of State Route 89A. The Planning and Zoning Commission held a public hearing on said application at its regular meeting on November 13, 2006 and recommended approval of the ZMC along with the Preliminary Development Plan. The Town Council approved Ordinance No. 678 at the January 25, 2007 meeting. The ZMC and PDP are in place and can be amended in the future subject to Commission approval. The applicant may take ownership of the easterly 24 acres. Pronghorn Development L.L.C. owns the westerly 6 acres. 5
12 Review of Work-Study Items 1 & 2 ZMC A request for a Zoning Map Change from RCU-70 to R1L-10 PAD on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately four (4) acres (Exhibit 1, Area B ). PDP A revised Preliminary Development Plan/Plat (PDP) on (2) parcels on both south side of Pronghorn Ranch Parkway east of Viewpoint Drive comprising one hundred eighty-nine (189) total lots on approximately sixty-two (62) acres (Exhibit 1, Area A ). Proposal Summary This rezoning request as shown in Exhibit 1, Area B is essentially a clean-up of the existing zoning boundary approved in 2006 to reflect the proposed changes in the Preliminary Development Plan approved with ZMC The added four (4) acres of R1L-10 PAD zoning to accommodate the revised PDP is in conformance with the existing underlying Low Density Residential designation of the General Plan The streets were redesigned to allow for a more efficient utilization of the site and lot configurations. An additional twelve (12) lots were added with the approval of the revised PDP by the Arizona Department of Water Resources (ADWR) to obtain a an updated Certificate of Assured Water Supply (CAWS) for the revised PDP shown on Parcels A & B below. The PDP has been reviewed by Town Staff and Central Arizona Fire and Medical for emergency access. Antelope Park single family neighborhoods are located along the entire north boundary of the site and serves as a buffer to proposed medium-high density and commercial uses closer to the freeway. 6
13 Single-Family Residential The images provided below reflect the housing product that may be constructed in the R1L-10 PAD development parcels. The top row includes homes that would be indicative of the 65 wide lots. The second row would be the 55 wide product. These examples are to illustrate the bulk and size but not the exact elevations and materials. The architectural style of the homes would be harmonious with the surrounding homes in Viewpoint and Pronghorn. Review of Work-Study Items 3 & 4 (42 Acre Portion) GPA A request for a minor General Plan Amendment (GPA) From Low Density Residential to Medium-High Density Residential on two (2) parcels on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately forty two (42) acres (Exhibit 1, Area C ). ZMC A request for Zoning Map Change from RCU-70 and R1L-10 PAD to R2-PAD (Residential; Multiple Dwelling Units Planned Area Development) on two (2) parcels on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately fortytwo (42) acres (Exhibit 1, Area C ). Discussion The applicant has submitted a concurrent General Plan Amendment and Zoning Map Change request for two (2) parcels on the north and south side of Pronghorn Ranch Parkway east of Viewpoint Drive totaling approximately forty-two (42) gross acres (Exhibit 1, Area C ). The General Plan Amendment, application GPA18-002, is for a minor General Plan Amendment from Low Density Residential (1.1 4 du/ac) to Medium-High Density Residential ( du/ac). The Zoning Administrator has previously determined that the request does not meet the criteria or acreage 7
14 thresholds to qualify for a Major under Section of General Plan The concurrent Zoning Map Change application, ZMC18-007, requests to change the zoning on the 42-acre property from RCU-70 to R2-PAD (Residential; Multiple Dwelling Units Planned Area Development), which is consistent with the proposed Medium-High Density Residential land use designation. The PAD Overlay proposes modifications to the development standards, such as lot dimensions, building height, setbacks, parking and lot coverage and is intended to provide flexibility in design, establish the development character, encourage variation, establish a sense of place, and promote an efficient use of land. General Plan Amendment GPA The Town s General Plan 2025 establishes guiding principles, goals, and policies as a blueprint to guide the Town s development. The updated and revised General Plan 2025 was adopted August 9, 2012 with unanimous vote of the Mayor and Council and after consideration by the Planning Commission at two (2) public hearings. The plan was ratified by the voters at the regularly scheduled municipal election on March 12, Adoption of General Plan 2025 enhances the Council s ability to take advantage of future possible economic development opportunities as the plan represents a fresh snap shot of the Town s characteristics and demography. The General Plan is intended to be a semi-fluid document that can adapt organically to the Town s adopted goals and policies. The current Low Density designation was a result of the General Plan 2020 and subsequent updated General Plan 2025 adopting the land use designation that was appropriate for the underlying RCU-70 zoning district that existed at the time of annexation (ANX 98-A). This was also the case when the adjacent 24 acre commercial property was that was adopted as Community Commercial land use designation in the General Plan 2020 and subsequent updated General Plan The Medium - High Density Residential provides for a residential density range of dwelling units per acre (du/ac). These densities would accommodate attached single-family homes, apartments, townhomes, and condominiums close to employment and service areas, and to buffer low density residential areas. Zoning districts compatible with the MHDR designation include: R1M and R2. The proposed rezoning to R2-PAD (Residential; Multiple Dwelling Units Planned Area Development) is consistent with the Medium - High Density Residential designation. Zoning Map Change ZMC The purpose of the R2-PAD (Residential; Multiple Dwelling Units Planned Area Development) is to provide for development of multiple family residences in areas where a higher density of housing is desirable within the densities of the underlying General Plan designation. Also allowed are all principal and accessory uses and structures permitted in the R1L and R1M Districts, subject to all of the requirements in Article R1L (Residential; Single Family Limited) and Article R1M (Residential; Single Family Mixed Housing), The R2-PAD zoning would allow for a diversity in housing product. The applicant is currently exploring several options, including one to two-story townhomes. The second option would be a bungalow style single-family community. The bungalows would function like a grouping of attached and detached single-family luxury homes that would be akin to a compact single family subdivision offering centralized amenities for residents of the development. In addition, each home would offer the benefit of a privately enclosed backyard, unlike that of a traditional higher density and multi- 8
15 family developments. Either of the housing types shown would provide for a unique blend of urban and traditional single-family living not currently found in the area. A mix of housing types are intended to: 1. Provide proportional ratios of low, to medium-high density residential products. 2. Support a transition from a high intensity traffic corridor and 24 acres of commercial to a low intensity use. 3. Provide a transitional buffer from the nearby highway and planned commercial parcel. Protects and buffers neighboring residential. 4. Provide compatible land use relationships. A few representative examples of the architectural styles of the various housing types are provided below. These examples are to illustrate the bulk and size but not the exact elevations and materials: 9
16 Preliminary Development Plans In conjunction with a Rezoning, approval of a specific Preliminary Development Plan (PDP) for any development phase will be reviewed by the Planning and Zoning Commission, or be required as a Condition of Approval to be brought to the Commission for review and approval prior to any development taking place. A Preliminary Development Plan which shall contain necessary written and graphic information describing the general nature of the proposed development as required by the Town of Prescott Valley. A Preliminary Development Plan shall contain, at a minimum, the following information: 1. Relationship of the property to the surrounding areas that will be affected by the proposed PAD. 2. A map showing the street system, lot lines and topography. 3. Proposed pattern of residential and/or commercial land uses, including areas to be conveyed, dedicated or reserved for parks, parkways, playgrounds, school sites, public buildings and other similar public and semi-public uses, and the underlying zoning district. 4. A conceptual site plan for each building site and common open areas, showing the approximate location of all structures, buildings and improvements (except for single family detached units which shall be indicated by lot location only). The site plan shall also indicate the open spaces around buildings and structures. 5. Preliminary plans and elevations of all building types. [These need not be the result of final architectural decisions and need not be in detail.] 6. An off-street parking and circulation diagram indicating the proposed movement of vehicles within the development and to and from the existing thoroughfares. 7. A tabulation of the total number of acres in the proposed project and a tabulation of overall density per gross acre. 8. Agreements or provisions of conveyance which govern the use, maintenance and continued protection of the planned development and any of its open areas. Town Staff and other Agencies including the Fire Marshall will review all plans. If the Commission finds that the Preliminary Development Plan is consistent with the underlying zoning district and the objectives of the General Plan, the applicant shall then prepare and submit a Final Development Plan. The Commission may require that the applicant modify, alter, adjust or amend the Preliminary Development Plan in a manner, and to an extent, as it may be necessary and appropriate to the public interest. 10
17 Civic Engagement The first neighborhood meeting was held at the Transportation Meeting Room of the Humboldt School District, 6411 N Robert Road, Prescott Valley, Arizona on Wednesday August 22, 2018 at 6:00 pm. David Maguire opened with a presentation of the proposal informing the group that a Minor General Plan Amendment, a rezoning application and a Preliminary Development Plan (PDP) for a 129 acre site north of 89A east of Pronghorn Ranch Parkway had been submitted to the Town of Prescott Valley for review. He explained the site location including infrastructure availability. This is the first step in the process. There will be a hearing at the Planning Commission and at City Council. He went on to explain that he was seeking rezoning for higher densities and a downzoning of a portion of the commercial zoning already in place. State Route 89A is a major transportation corridor with significant noise and visual impact. The highway is very visible from the property. Viewpoint Drive is a major arterial that will be widened to 4 lanes in the near future and extended south of 89A to connect to the existing Viewpoint Road through the State land. This location is well suited for higher intensity uses because of the proximity of major transportation routes and the availability of utilities. He explained how this proposal met many of the General Plan 2025 guidelines and policies and was a very logical place for higher density housing choices. An explanation was given of the type of multi-family planned included densities in the range of 6-8du/ac similar to the Garden Homes built by Mandalay at the SEC of Antelope Meadows Drive and Park View. Another potential would be a townhouse neighborhood in the range of 12-14du/ac. It was stated that current market research did not indicate that there would be a market for apartments on this property. The hope is that by reducing the commercial size to be tailored to a grocery store and with the development of the site, there could be a grocery store there within 5 years. It was noted that the single family subdivisions at the north boundary of the site were not part of this application. (the PDP application). These neighborhoods will provide a great transition to the proposed multi-family. It was estimated that there were 300 people in attendance. 331 signatures were counted on the sign-in sheets. Many people could not get in because of the overcrowding. The venue was inadequate for this number of people. The Town Fire Marshal required that the meeting be terminated after about 45 minutes. Mr. Maguire promised a follow up meeting with better information on the multi-family products proposed As a result of the first Neighborhood Meeting, the applicant has modified the submittal based on feedback received from the public during the first of two civic engagement meeting. At the time of initial submittal, the Applicant requested a Minor General Plan Amendment from Low Density Residential and Community Commercial to Mixed Use for approximately 57.5 acres in the middle of the overall Site. The Mixed Use designation would have allowed residential densities up to 30 dwelling units per acre (30 du/ac) and floor area ratios (FAR) up to 1.50, ranging from one- to threestory buildings. A concurrent Zoning Map Change to RS-PAD (Residential and Services) would have been consistent with the proposed Mixed Use land use designation. A second neighborhood meeting was held in the Cafeteria of the Humboldt School District, 6411 N Robert Road, Prescott Valley, Arizona on Saturday September 29, 2018 from 10am to 2pm. An open house format was chosen to better address neighborhood interest and questions on a personal level. There were four stations with identical display boards showing the Conceptual Site Plan, the Proposed Rezoning and Minor General Plan Amendment (GPA) request, Single Family Home Product and Medium Density Home Product. There were 318 attendees who signed the Sign in sheets. Approximately 80 additional people attended but did not sign in. General information was provided regarding the original submittal for a Minor General Plan Amendment and Rezoning 11
18 request versus the new proposal. It was explained that the original GPA was for Mixed Use and the new request is for Medium-High Density Residential. In regard to Rezoning, the original request was for approximately 62 acres of RS which allowed up to 30 du/ac. The new request reduces the amount of multi-family to approximately 42 acres at a maximum density of 15 du/ac and a two-story limitation. The original request had also reduced the amount of existing Commercial to 11 acres while the current request leaves the existing 25 acres of Commercial as is. In regard to the Single Family Preliminary Development Plan for the northern portion of the site, it was explained that the applicant will be making a rezoning submittal to clean up the rezoning boundaries to conform to the new configuration of the single family neighborhoods. A more detailed report on both meeting is attached as A. Lists of attendees who signed in for each meeting is available at the Community Development Department. Transportation and Circulation A Traffic Impact Analysis (TIA) is being completed for the Property based on the proposed land uses. The TIA identifies the required roadway improvements that need to be constructed during the development of the Antelope Park. Development of the Property will dedicate roadways where appropriate for access from abutting roadways and for internal circulation. It is anticipated that streets within the R-2 PAD areas would be private. Upgrades to the existing roadway system will occur with the development of Antelope Park to accommodate traffic generated by this site. This project will offer a widened Pronghorn Ranch Parkway, intersection improvements, and participation in improvements to Viewpoint between 89A and Pronghorn Ranch Parkway. In addition, intersection improvements at Viewpoint Drive/Pronghorn Ranch Parkway will be recommended to accommodate traffic. The widening of Viewpoint Drive from 89A to Pronghorn Ranch Parkway may be recommended during the first phase of development to assist with alleviating existing traffic congestion during the morning and evening peak hours at the SR89A/Viewpoint Drive interchange. See Traffic Exhibit on next page. The minimum study area includes all site access drives and all signalized intersection and/or major unsignalized street intersections within one mile of the development. The study intersections for this TIA are defined as follows: -Viewpoint Drive/SR89A -Viewpoint Drive/Pronghorn Ranch Parkway -Antelope Meadows Drive/Pronghorn Ranch Parkway -Proposed site accesses/prong Ranch Parkway The study s projected time frame shall include the opening year of the development, 5 years after opening and 10 years after opening. Phase I (2020) 190 Single Family Detached Housing Units (parcels A and B) Phase II (2021) 347Multi-Family Housing Units (15 units/acre) (parcel C) Phase III (2022) Multi-Family Housing Units (15 units/acre) (parcel D) Phase IV (2025) 263,000 square feet of Shopping Center (0.25 FAR) (parcel E) 12
19 Grading and Drainage The Property generally slopes to the east and northeast. The ultimate drainage outfall for the site is at the northeast corner of the Property to an existing culvert that crosses under Antelope Meadows Drive. There is minor offsite runoff from the south that will be conveyed across the Property via channels and/or storm drain to the ultimate outfall location. Offsite runoff from the west crosses Viewpoint Drive at two locations and is conveyed across the Property along Pronghorn Ranch Parkway to the ultimate outfall point. Future development on the Property will be graded in a manner that will allow storm water runoff to drain from developed parcels into the streets and from the streets into designated storm water storage facilities. Storm water storage facilities will be constructed to reduce post development runoff exiting to Property equal to or less than existing conditions. Future development will comply with all local, state, and federal storm water regulations. Water/Sewer Water and wastewater services will be provided by the Town of Prescott Valley. The Town is not designated as having an Assured Water Supply. However, the Property does have a 100-year Certificate of Assured Water Supply (CAWS). The Town has made a large investment in order to provide utilities to this area in anticipation of development and there will be some reimbursement to the Town by developers. The Town has an existing 16-inch sewer main in Antelope Meadows Drive near the northeast corner of the Property that extends east and then south to the Prescott Valley Wastewater Treatment Plan (WWTP). The WWTP has the necessary capacity to provide service for future development of the Property. Wastewater flow will be routed through adequately sized sewer lines to connect to the existing sewer line in Antelope Meadows Drive. Additional details for the proposed wastewater system improvements will be provided in the final wastewater report that will be submitted with the Final Development Plan. There is an existing 12 water line stub in Pronghorn Ranch Parkway at the northern parcel boundary and an existing 16 water line at the intersection of 13
20 the Parkway and Viewpoint. These two water lines will be connected with the construction of this project creating an important link in the overall water delivery system. There may be misconceptions that rental properties would get free water. There are many Development fees charged by the Town in the form of water and sewer capacity fees, meter fees, etc. intended to support operation and expansion of Town infrastructure and facilities. Summary Review Conformance to the General Plan 2025 The proposed amendment to permit Medium-High Density Residential on the Property will advance many of the Goals and Policies of the General Plan. More specifically, the proposed General Plan Amendment meets the following GOAL: LU-A4 Ensure that new development is compatible with surrounding land uses, the circulation network, the availability of public facilities, and with existing development constraints. POLICIES: LU-A4.3 Assure that the type and intensity of land use shall be consistent with that of the immediate neighborhood. LU-A4.4 Establish development patterns that combine residential with other compatible uses in mixed use areas, the Town Center, or near employment centers. GOAL: LU-A7 Provide for a fully balanced residential mix, which includes a wide range of housing by location, type of unit, and price, to accommodate various income levels, family size, age and physical restraints, and addresses both owner and rental households. POLICIES: LU-A7.3 Encourage the provision of adequate housing to meet the needs of families of all sizes. LU-A7.4 Locate affordable housing close to employment centers, including housing for seasonal workers. LU-A7.5 Locate greater residential densities near major employment centers to reduce vehicle miles traveled per capita and help to maintain air quality. Refer to the Circulation and Growth Areas Elements for additional goals and policies related to reducing the dependency on automobiles. GOAL: LU-A9 Residential neighborhoods shall be integrated with central activity focal points to reinforce the sense of community. POLICIES: LU-A9.1 Promote "planned area developments." Future residential areas shall be focused around a community center that should include a school, park, convenience/activity uses and other multi-purpose facilities. Further, the proposed Minor General Plan Amendment meets the following Goals and Policies of the Housing Element (Chapter 5): 14
21 GUIDING PRINCIPLE H-A: PROMOTE RESIDENTIAL DEVELOPMENT THAT INFILLS EXISTING CAPACITIES GOAL: H-A1 Encourage housing development that absorbs existing capacities in infrastructure. POLICIES: H-A1.1 Support development that is located adjacent or in close proximity to existing utility and roadway infrastructure. H-A1.2 Support development that builds out existing neighborhoods and master planned communities. GUIDING PRINCIPLE H-B: SUPPORT DEVELOPMENT THAT OFFERS ALTERNATIVES TO TRADITIONAL NEIGHBORHOOD DESIGN GOAL: H-B1 Promote housing development that accommodates the needs of all households, regardless of income. Antelope Park includes single family home neighborhoods along the entire north boundary of the site. The logical progression of the medium-high density then buffers the single family homes and provides density transitions to the more intense existing commercial zoning and freeway. It is much less desirable for single family homes to be adjacent to commercial properties and freeways. Therefore, this is a great example of appropriate and responsible land use planning and transitional land use. Applications for the proposed Antelope Park are consistent in substance and location with the development objectives of the Town s General Plan Therefore, the proposed Minor General Plan Amendment with a concurrent Zoning Map Change and the R-2 Planned Area Development Overlay are supported by the following conclusions: The proposal will provide for a diversity of housing type that is currently underserved in the Town. The Property has excellent access near the Viewpoint/SR-89A Interchange. The proposal will be compatible with surrounding residential developments, and will provide a transitional buffer between the commercial uses associated with the freeway interchange and the low-density residential districts to the north. The completed project will provide for a high-quality community and would accommodate a diversity in housing to offer lifestyle choices. Additional population/rooftops developed on the Property may help trigger commercial development on the existing C-2 PAD site. Specifically, future development will serve the following objectives of the General Plan: Create new infill development; Create new housing opportunities/choices in a growth area of the Town; Expand public services and infrastructure (roads, water, sewer); and Optimize the use of public facilities proximate to the Viewpoint/SR-89A Interchange. 15
22
23
24
25
26
27 Town of Prescott Valley Planning and Zoning Commission Work-Study Session November 5, 2018
28 Introduction Team Members David Maguire HilgartWilson Darrell Wilson Rob Gubser Paul Haas United Civil Group Sarah Simpson Cavan Real Estate Vickey Morris Jon Hamel
29 Vicinity Map
30 Request Overview 1. PDP (Area A): i. Revised PDP for 62 acres 189 lots 2. ZMC (Area B): i. Zoning map change for approximately 4 acres from RCU-70 to R1L GPA18-002: (Area C) i. Minor General Plan Amendment from Low Density Residential to Medium-High Density Residential for approximately 42 acres 4. ZMC (Area C): i. Zoning map change from RCU-70 and R1L-10 to R2-PAD for approximately 42 acres
31 Context Map
32 Existing General Plan
33 Existing General Plan
34 Existing Zoning
35 Existing Zoning
36 History Subject Site was annexed into the Town 1. Overall area assigned RCU-70 zoning 1. Most comparable zoning to County s RCU-2A Rezoned from RCU-70 to R1L-10 PAD acres 2. PDP Lot Single Family Residential RCU-70 to C2-PAD i. 30 acres ii. PDP Commercial Development
37 Previous PDPs
38 Request Overview 1. PDP (Area A): i. Revised PDP for 62 acres 189 lots 2. ZMC (Area B): i. Zoning map change for approximately 4 acres from RCU-70 to R1L GPA18-002: (Area C) i. Minor General Plan Amendment from Low Density Residential to Medium-High Density Residential for approximately 42 acres 4. ZMC (Area C): i. Zoning map change from RCU-70 and R1L-10 PAD to R2-PAD for approximately 42 acres
39 Zoning Map Change
40 PDP Request
41 Single Family Home Product Examples
42 Request Overview 1. PDP (Area A): i. Revised PDP for 62 acres 189 lots 2. ZMC (Area B): i. Zoning map change for approximately 4 acres from RCU-70 to R1L GPA18-002: (Area C) i. Minor General Plan Amendment from Low Density Residential to Medium-High Density Residential for approximately 42 acres 4. ZMC (Area C): i. Zoning map change from RCU-70 and R1L-10 PAD to R2-PAD for approximately 42 acres
43 Minor General Plan Amendment Acres 2. Low Density Residential to Medium-High Density Residential 1. Density range from dwelling units per acre 2. Accommodate various residential product type 1. Single-family homes 2. Townhomes 3. Apartments 4. Condominiums 3. Compatible Zoning Categories R1M and R2 Existing Proposed
44 Zoning Map Change 1. RCU-70 and R1L-10 PAD to R2-PAD acres 2. R1L-10 reflects area change from new PDP 3. R2-PAD in conformance with requested General Plan land use category
45 R2-PAD Proposed Development Standards 1. Specific PAD standards based on product type 2. Up to 15 dwelling units per acre 3. Limit to 2 stories (30 in height) 4. For sale or leasable units 5. Development will require a PDP and Final Development Plan
46 Support 1. Appropriate Land Use Planning 1. High Intensity Traffic Corridor acres of C2 Commercial Zoning 1. Large lot residential not appropriate adjacent to intense uses 2. Step down in intensity of uses 3. Buffers existing and future single family development 2. RCU-70 = Classified as a rural zoning district 1. Not intended for urban areas of the Town 3. Creates a diversity of housing product 4. Responsive to the vacancy rate in Prescott Valley 1. Need for greater housing types 5. Meets Multiple Goals and Policies of the Adopted General Plan 2025
47 Infrastructure & Improvements Water Served by the Town 100-year Certificate of Assured Water Supply for Single-Family PDP Recently received reissuance for all parcels Existing water lines in Pronghorn Ranch Parkway at Viewpoint and at the northern boundary Water lines will be connected creating an important link Development fees will be charged Reimbursements will be collected Sewer Existing sewer main in Antelope Meadows Drive PV WWTP has adequate capacity to accommodate Antelope Park Grading and Drainage Slopes east/northeast Ultimate outfall is at northeast corner of the site Grading will convey water to storm water facilities
48 Phase 1 Traffic Viewpoint Dr Single Family Homes Medium-High Density Add right and left turn lanes C A Single Family Homes Lengthen right turn lane Commercial Medium-High Density Widen Viewpoint Dr to 4 lanes Review signal timing
49 Phase II Traffic Viewpoint Dr Single Family Homes Medium-High Density C B A Single Family Homes Add right and left turn lanes Medium-High Density Commercial
50 Phase III Traffic Lengthen storage lanes Viewpoint Dr Add right and left turn lanes Single Family Homes Medium-High Density Widen Pronghorn to 4 lanes C B A Single Family Homes F E Commercial Medium-High Density
51 Phase IV Traffic Viewpoint Dr Dual left turn lanes Single Family Homes Medium-High Density D E F C B A Single Family Homes Medium-High Density Signalize Commercial Add right and left turn lanes Evaluate Interchange
52 Civic Engagement 1 st Meeting (August 22, 2018 Transportation Meeting Room Humboldt School District) General overview of the project in a presentation format Included the previous request to rezone portion of the C2 commercial and all of the RCU-70 to RS- PAD Approximately 331 signatures on the sign-in sheet Due to overcrowding, Fire Marshall terminated the meeting 2 nd Meeting (September 29 th, 2018 Humboldt School District Cafeteria) Saturday - 10am to 2pm General overview of the project in a small group format (4 total stations) Provided an overview of the project and the associated changes based on previous feedback 318 signatures on the sign-in sheet, with approximately 400 people in attendance Adjacent Neighborhood Contact Two weeks ago - Mailings to adjacent property owner along the northern boundary (first two streets) Last Friday Expanded the mailing and contact list
53 Product Examples - Townhomes
54 Cavan Real Estate - Bungalows
55 Cavan Real Estate - Bungalows
56 Exterior Images
57 Floor Plans 2 Bedrooms 1 Bedroom 3 Bedrooms
58 Interior Images
59 Amenities
60 Summary and Questions
9. REZONING NO Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue
9. REZONING NO. 2002-15 Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue 1. APPLICANT: Andrew Schlagel is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting
More informationProject Name: Application #: Site Address : Assessor s Parcel #(s):
Community Development Department 7501 E. Civic Circle Prescott Valley AZ 86314 Phone (928) 759-3050 Fax (928)759-5511 email: comdev@pvaz.net PRELIMINARY DEVELOPMENT PLAN/PLAT APPLICATION SUBMITTAL & CHECKLIST
More informationWHEREAS, on August 5, 1999, the Town Council adopted Resolution No. 906 approving Second Amendments to the StoneRidge Development Agreement; and
RESOLUTION NO. 1879 A RESOLUTION OF THE MAYOR AND COMMON COUNCIL OF THE TOWN OF PRESCOTT VALLEY, A MUNICIPAL CORPORATION OF ARIZONA, APPROVING AND ADOPTING A FINAL DEVELOPMENT PLAN (FDP14-002) FOR A SUBDIVISION
More informationTown of Cary, North Carolina Rezoning Staff Report 14-REZ-31 Cary Park PDD Amendment (Waterford II) Town Council Meeting January 15, 2015
Town of Cary, North Carolina Rezoning Staff Report 14-REZ-31 Cary Park PDD Amendment (Waterford II) Town Council Meeting January 15, 2015 REQUEST To amend the Town of Cary Official Zoning Map by amending
More informationPlanned Residence District (PR) To review a plan to construct 11 single family homes on approximately 4.01 acres.
STAFF REPORT PLANNING & ZONING COMMISSION Village Green Municipal Building, Council Chambers 47 Hall Street Wednesday, March 13, 2019 7:00 P.M. 1. FINAL DEVELOPMENT PLAN REVIEW Applicant: Romanelli and
More informationCover Letter with Narrative Statement
Cover Letter with Narrative Statement March 31, 2017 rev July 27, 2017 RE: Rushton Pointe Residential Planned Unit Development Application for Public Hearing for RPUD Rezone PL2015 000 0306 Mr. Eric Johnson,
More informationCHAPTER 14 PLANNED UNIT DEVELOPMENTS
9-14-1 9-14-1 CHAPTER 14 PLANNED UNIT DEVELOPMENTS SECTION: 9-14-1: Purpose 9-14-2: Governing Provisions 9-14-3: Minimum Area 9-14-4: Uses Permitted 9-14-5: Common Open Space 9-14-6: Utility Requirements
More informationPLANNING COMMISSION REPORT Regular Agenda -Public Hearing Item
PDP-13-00518 Item No. 3B- 1 PLANNING COMMISSION REPORT Regular Agenda -Public Hearing Item PC Staff Report 2/24/14 ITEM NO. 3B PRELIMINARY DEVELOPMENT PLAN FOR HERE @ KANSAS; 1101 INDIANA ST (SLD) PDP-13-00518:
More informationSection 4 Master Plan Framework
Section 4 Master Plan Framework 4.1 PURPOSE The Master Plan, as an implementation tool of the SPC District, establishes the primary framework for the overall development of the Property. Detailed site
More informationThe following regulations shall apply in the R-E District:
"R-E" RESIDENTIAL ESTATE DISTRICT (8/06) The following regulations shall apply in the R-E District: 1. Uses Permitted: The following uses are permitted. A Zoning Certificate may be required as provided
More informationOperating Standards Attachment to Development Application
Planning & Development Services 2255 W Berry Ave. Littleton, CO 80120 Phone: 303-795-3748 Mon-Fri: 8am-5pm www.littletongov.org Operating Standards Attachment to Development Application 1 PLANNED DEVELOPMENT
More informationTown of Cary, North Carolina Rezoning Staff Report 12-REZ-27 Morris Branch Town Council Public Hearing January 24, 2013
Town of Cary, North Carolina Rezoning Staff Report 12-REZ-27 Morris Branch Town Council Public Hearing January 24, 2013 REQUEST To amend the Town of Cary Official Zoning Map to rezone approximately 9.0
More informationPLANNING AND ZONING DEPARTMENT
Town of Minturn Development Review Process: Guide To Planned Unit Developments (Concept Plan) This guide describes the Planned Unit Development Process. This guide should be utilized in conjunction with
More information13 Sectional Map Amendment
13 Sectional Map Amendment Introduction This chapter reviews land use and zoning policies and practices in Prince George s County and presents the proposed zoning in the sectional map amendment (SMA) to
More informationPlanning and Zoning Commission STAFF REPORT REQUEST. DSA : Zone Change from R-3 (Multi-Family Residential) to B-4 (Community Services).
Planning and Zoning Commission STAFF REPORT AGENDA # TO: FROM: PLANNING AND ZONING COMMISSION Joseph Horn, City Planner MEETING DATES: August 4, 2016 SUBJECT: Gino Tarantini zone change requests REQUEST
More informationCamelback Village. Minor General Plan Amendment. A acre Master Planned Community Northeast of 84th Lane and Camelback Road Glendale, Arizona
Camelback Village Minor General Plan Amendment A 14.73-acre Master Planned Community Northeast of 84th Lane and Camelback Road Glendale, Arizona 1st Submittal June 30, 2017 2nd Submittal August 29, 2017
More informationChapter SPECIAL USE ZONING DISTRICTS
Chapter 20.20 Sections: 20.20.010 Urban Transition (U-T) Zoning District 20.20.020 Planned Development (P-D) Zoning Districts 20.20.010 Urban Transition (U-T) Zoning District A. Purpose. The purpose of
More informationCHAPTER IV IMPLEMENTATION
CHAPTER IV IMPLEMENTATION Chapter Outline IV. Implementation Page A. Public Works Projects/Public Infrastructure IV-1 1. Facilities Master Plan Overview IV-1 2. Facilities Master Plan Service Standards
More informationPRELIMINARY PLANNED AREA DEVELOPMENT APPLICATION (PAD)
PRELIMINARY PLANNED AREA DEVELOPMENT APPLICATION (PAD) Preliminary Planned Area Development Fee: Date Paid SECTION 1.9.4.1 PRELIMINARY PAD APPLICATION A Master development plan (showing general land use
More informationDraft Model Access Management Overlay Ordinance
Draft Model Access Management Overlay Ordinance This model was developed using the City of Hutchinson and the Trunk Highway 7 corridor. The basic provisions of this model may be adopted by any jurisdiction
More informationPlanning Department Oconee County, Georgia
Planning Department Oconee County, Georgia STAFF REPORT REZONE CASE #: 6985 DATE: October 31, 2016 STAFF REPORT BY: Andrew C. Stern, Planner APPLICANT NAME: Williams & Associates, Land Planners PC PROPERTY
More informationO-I (Office-Institutional) and AG-1(Agricultural)
PROPERTY INFORMATION ADDRESS 3503 and 3505 Bethany Bend DISTRICT, LAND LOTS 2/1 973 and 974 OVERLAY DISTRICT State Route 9 PETITION NUMBERS EXISTING ZONING O-I (Office-Institutional) and AG-1(Agricultural)
More informationPLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: April 18, 2019
PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: April 18, 2019 DEVELOPMENT NAME SUBDIVISION NAME Springhill Village Subdivision Springhill Village Subdivision LOCATION 4350, 4354, 4356, 4358,
More informationPlanned Unit Development (PUD). Sections:
Chapter 19.07. Planned Unit Development (PUD). Sections: 19.07.01. Purpose. 19.07.02. PUD Definition and Design Compatibility. 19.07.03. General PUD Standards. 19.07.04. Underlying Zones. 19.07.05. Permitted
More informationM-43 CORRIDOR OVERLAY ZONE
ARTICLE 26.00 M-43 CORRIDOR OVERLAY ZONE Section 26.01 Findings A primary function of the M-43 state highway is to move traffic through the Township and to points beyond. As the primary east-west arterial
More informationSpecial Exception, SE #15-03 School of Special Instruction
Town Council December 1, 2015 Title: Special Exception, SE #15-03 School of Special Instruction Staff Contact: Mark R. Holland, Zoning Administrator (703) 787-7380 mark.holland@herndon-va.gov Summary:
More informationCobb County Community Development Agency Zoning Division 1150 Powder Springs St. Marietta, Georgia 30064
Cobb County Community Development Agency Zoning Division 1150 Powder Springs St. Marietta, Georgia 30064 Case # Z-63 Public Hearing Dates: PC: 11-06-18 BOC: 11-20-18 SITE BACKGROUND Applicant: Loyd Development
More informationBe linked by an internal circulation system (i.e., walkways, streets, etc.) to other structures within the IPUD;
2. HALIFAX ACTIVITY CENTER A. DESCRIPTIONS OF FUTURE LAND USE DESIGNATIONS Each of the future land use designations specified by Phase I of the Halifax Activity Center Plan, and the relationship of these
More informationb) Tangerine Corridor Overlay District 1) Tangerine Corridor District Regulations
Attachment 1 Tangerine Road Corridor Overlay District Section 27.10.D.3.f.vi.b Initiation of Code Amendment September 2, 2014, Planning and Zoning Commission b) Tangerine Corridor Overlay District 1) Tangerine
More information619. Planned Development District (PD)
619. Planned Development District (PD) Intent. The purpose of the Planned Development District (sometimes hereinafter referred to as PD) is to provide opportunities to create more desirable environments
More informationAffordable Housing Plan
Affordable Housing Plan CORDOVA HILLS SPECIAL PLANNING AREA 1 Proposed Project Conwy LLC is the master developer ( Master Developer ) of that certain real property in the County of Sacramento ( County
More information8.5.1 R1, Single Detached Residential District
8.5.1 R1, Single Detached Residential District The purpose of this district is to provide for residential development in the form of single detached dwellings. Dwelling, Single Detached Home Business,
More informationPLANNING COMMISSION STAFF REPORT
PLANNING COMMISSION STAFF REPORT West Capitol Hill Zoning Map Amendment Petition No. PLNPCM2011-00665 Located approximately at 548 W 300 North Street, 543 W 400 North Street, and 375 N 500 West Street
More informationCITY PLAN COMMISSION STAFF REPORT
CITY PLAN COMMISSION STAFF REPORT SUBJECT: Request for a Change of Zoning and Preliminary Development Plan FROM: Mara Perry, Director of Planning & Development MEETING DATE: November 6, 2017 PETITION:
More informationINDIAN RIVER COUNTY, FLORIDA. The Honorable Members of the Planning and Zoning Commission DEPARTMENT HEAD CONCURRENCE
Public Hearing Legislative INDIAN RIVER COUNTY, FLORIDA M E M O R A N D U M TO: The Honorable Members of the Planning and Zoning Commission DEPARTMENT HEAD CONCURRENCE Robert M. Keating, AICP; Community
More informationORDINANCE WHEREAS, the adoption of this Ordinance shall not be construed as an admission that the aforesaid claim has merit or is correct; and
ORDINANCE 12-24 AN ORDINANCE OF THE CITY OF WINTER GARDEN, FLORIDA, REPEALING ORDINANCE 12-02 AND REPLACING IT WITH THE AMENDMENTS TO ARTICLE V OF CHAPTER 118 OF THE WINTER GARDEN CODE OF ORDINANCES CONTAINED
More informationMidwest City, Oklahoma Zoning Ordinance
2010 Midwest City, Oklahoma Zoning Ordinance 9/2/2010 Table of Contents Section 1. General Provisions... 5 1.1. Citation... 5 1.2. Authority... 5 1.3. Purpose... 5 1.4. Nature and Application... 5 1.5.
More informationM E M O R A N D U M. Meeting Date: April 19, Item No. H-2. Mark Hafner, City Manager. Michele Berry, Planner II
M E M O R A N D U M Meeting Date: April 19, 2016 Item No. H-2 To: From: Subject: Mark Hafner, City Manager Michele Berry, Planner II PUBLIC HEARING: Consider an ordinance approving a Specific Use Permit
More informationWatkinsville First Baptist Church Building and Parking Masterplan Norton Road & Simonton Bridge Road Oconee County Georgia
Watkinsville First Baptist Church Building and Parking Masterplan Norton Road & Simonton Bridge Road Oconee County Georgia Special Use Approval A-1 CUP to A-1 with Special Use Approval Total Site Area
More informationPLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12)
159.62 PLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12) A. PURPOSE 1. General. The Planned Unit Development (PUD) approach provides the flexibility
More informationARTICLE XI CONDITIONAL USE PERMITS
ARTICLE XI CONDITIONAL USE PERMITS 11.1 Purpose. The City of Hailey recognizes that certain uses possess unique and special characteristics with respect to their location, design, size, method of operation,
More informationAppendix A: Guide to Zoning Categories Prince George's County, Maryland
Appendix A: Guide to Zoning Categories Prince George's County, Maryland RESIDENTIAL ZONES 1 Updated November 2010 R-O-S: Reserved Open Space - Provides for permanent maintenance of certain areas of land
More informationImplementation. Approved Master Plan and SMA for Henson Creek-South Potomac 103
Implementation Approved Master Plan and SMA for Henson Creek-South Potomac 103 104 Approved Master Plan and SMA for Henson Creek-South Potomac Sectional Map Amendment The land use recommendations in the
More informationRezone property from RR(T)D3, D1(T)D3, and RR(T)D15 to D3 and D15 along North Douglas Highway.
DATE: TO: FROM: Planning Commission Chrissy McNally, Planner Community Development Department FILE NO.: AME2013 0016 PROPOSAL: Rezone property from RR(T)D3, D1(T)D3, and RR(T)D15 to D3 and D15 along North
More informationARTICLE 15 - PLANNED UNIT DEVELOPMENT
Section 15.1 - Intent. ARTICLE 15 - PLANNED UNIT DEVELOPMENT A PUD, or Planned Unit Development, is not a District per se, but rather a set of standards that may be applied to a development type. The Planned
More informationAttachment 4. Planning Commission Staff Report. June 26, 2017
Planning Commission Staff Report June 26, 2017 Agenda #: Regular Agenda - 2 Title: Applicant: Request: Location: Existing Zoning: Proposed Use: Staff Planner: The Brands and The Brands West Eagle Crossing
More informationAppendix J - Planned Unit Development (PUD)
Appendix J - Planned Unit Development (PUD) Intent and Purpose The purpose of the PUD is: 1. To provide development that is consistent with the Comprehensive Land Use Plan and promote the goals and objectives
More informationBylaw No , being "Official Community Plan Bylaw, 2016" Schedule "A" DRAFT
Bylaw No. 2600-2016, being "Official Community Plan Bylaw, 2016" Schedule "A" Urban Structure + Growth Plan Urban Structure Land use and growth management are among the most powerful policy tools at the
More informationApproved 58 Unit Residential Condo Development for Sale. For Sale: Price Upon Request
Approved 58 Unit Residential Condo Development for Sale 185 Thorpe Street Fairfield, 06824 For Sale: Price Upon Request u u u u Approved 58 Unit Residential Condo Development For Sale on 6.7 Acres in Fairfield
More informationNOTICE OF MEETING AND AGENDA FOR THE PLANNING COMMISSION OF SPRINGVILLE, UTAH... JANUARY 23, 2018
NOTICE OF MEETING AND AGENDA FOR THE PLANNING COMMISSION OF SPRINGVILLE, UTAH............................ JANUARY 23, 2018 Notice is hereby given that the Planning Commission will hold a public meeting
More informationMarion County Board of County Commissioners
Marion County Board of County Commissioners Date: 12/29/2015 P&Z: 12/28/2015 BCC: 1/12/2016 Item Number 160113Z Type of Application Rezoning Request From: A-1 (General Agriculture) To: PUD (Planned Unit
More informationARTICLE VII. NONCONFORMITIES. Section 700. Purpose.
ARTICLE VII. NONCONFORMITIES. Section 700. Purpose. The purpose of this chapter is to regulate and limit the development and continued existence of legal uses, structures, lots, and signs established either
More informationStaff Report PLANNED DEVELOPMENT. Salt Lake City Planning Commission. From: Lauren Parisi, Associate Planner; Date: December 14, 2016
Staff Report PLANNING DIVISION COMMUNITY & NEIGHBORHOODS To: Salt Lake City Planning Commission From: Lauren Parisi, Associate Planner; 801-535-7932 Date: December 14, 2016 Re: 1611 South 1600 East PLANNED
More informationStaff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached:
Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Date: November 7, 2018, Updated November 20, 2018 Applicant: Greg Smith, Oberer Land Developer agent for Ronald Montgomery ET AL Property
More informationREPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT APRIL 21, 2016
BEL REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE TO PLANNED UNIT DEVELOPMENT APRIL 21, 2016 The Planning and Development Department hereby forwards to the Planning
More informationArticle Optional Method Requirements
Article 59-6. Optional Method Requirements [DIV. 6.1. MPDU DEVELOPMENT IN RURAL RESIDENTIAL AND RESIDENTIAL ZONES Sec. 6.1.1. General Requirements... 6 2 Sec. 6.1.2. General Site and Building Type Mix...
More informationARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT
ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT Section 14.01 Intent. It is the intent of this Article to allow the use of the planned unit development (PUD) process, as authorized by the Michigan Zoning
More informationGENERAL DESCRIPTION STAFF RECOMMENDATION IMPLEMENTATION REQUIREMENTS
Application No.: 891418 Applicant: AREA-WIDE MAP AMENDMENT Rezone two parcels from Moderate Density Single Family (MSF) to Neighborhood Center (NC) and Employment Center (EC). Charles Bitton GENERAL DESCRIPTION
More informationCity of Peachtree City. Annexation Review Process
City of Peachtree City Annexation Review Process Page 1 Annexation Review Process Step One: Initial annexation information The following information is to be completed by the property owner and/ or their
More information1. Allow a workable, interrelated mix of diverse land uses;
5-24 PUD Planned Unit Development 5-24.1 Purpose A. The Planned Unit Development (PUD) District is intended to encourage flexible and innovative design in the development of appropriate sites as integrated
More informationTown of Jamestown Planning Board Zoning Staff Report June 14, 2010
Town of Jamestown Planning Board Zoning Staff Report June 14, 2010 The information provided in this staff report has been included for the purpose of reviewing proposed zoning changes. Since the zoning
More informationTHE REDEVELOPMENT PLAN
PAGE 37 THE REDEVELOPMENT PLAN FUTURE LAND USE The Silver Terrace Redevelopment Area is currently designated as Redevelopment Area #4 on the City of Delray Beach Future Land Use Map (FLUM). This designation
More informationSUBJECT: Application for Planned Unit Development and Rezoning 1725 Winnetka Road
TO: FROM: CHAIRMAN BILL VASELOPULOS AND MEMBERS OF THE PLAN & ZONING COMMISSION STEVE GUTIERREZ DIRECTOR OF COMMUNITY DEVELOPMENT MEETING DATE: September 5, 2017 SUBJECT: Application for Planned Unit Development
More informationDEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT Planning Division
DEPARTMENT OF COMMUNITY PLANNING, HOUSING AND DEVELOPMENT Planning Division #1 Courthouse Plaza, 2100 Clarendon Boulevard, Suite 700 Arlington, VA 22201 TEL 703.228.3525 FAX 703.228.3543 www.arlingtonva.us
More information1. Roll Call. 2. Minutes a. September 24, 2018 Special Joint Meeting with Clay County Planning Commission. 3. Adoption of the Agenda
1. Roll Call City of Vermillion Planning Commission Agenda 5:30 p.m. Regular Meeting Tuesday, October 9, 2018 City Council Chambers 2 nd Floor City Hall 25 Center Street Vermillion, SD 57069 2. Minutes
More informationCity of Nogales Planning & Zoning Commission Rezoning Application
City of Nogales Planning & Zoning Commission Rezoning Application REZONING APPLICATION PROCEDURES 1450 N. Hohokam Nogales, Arizona 85621 Office (520) 285-5747 FAX (520) 287-6946 T.D.D. (520) The following
More informationCharter Township of Plymouth Zoning Ordinance No. 99 Page 208 Article 21: Residential Unit Developments Amendments: ARTICLE XXI
Charter Township of Plymouth Zoning Ordinance No. 99 Page 208 ARTICLE XXI RESIDENTIAL UNIT DEVELOPMENTS PURPOSE The purpose of the Residential Unit Development (RUD) is to permit two (2) optional methods
More informationPLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item
Z-15-00469 Item No. 6A- 1 PLANNING COMMISSION REPORT Regular Agenda - Public Hearing Item PC Staff Report 11/16/15 ITEM NO. 6A GPI, RM12, & RS40 TO RM12; 14.756 ACRES; 5200 & 5300 CLINTON PKWY (SLD) Z-15-00469:
More informationVILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE. June 2, :00 p.m. AGENDA
VILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE June 2, 2014 7:00 p.m. AGENDA 1. Call to Order 2. Roll Call a. Pledge of Allegiance 3. Approval of Minutes April
More informationSTAFF REPORT. Community Development Director PO Box 4755 Beaverton, OR 97076
STAFF REPORT HEARING DATE: July 7, 2010 TO: Planning Commission STAFF: Jana Fox, Assistant Planner PROPOSAL: Southeast Beaverton Office Commercial Zoning Map Amendment (ZMA2010-0006) LOCATION: The subject
More informationTown of Cary, North Carolina Rezoning Staff Report 13-REZ-31 Weston PDD Amendment at Centregreen Park Town Council Meeting March 13, 2014
Town of Cary, North Carolina Rezoning Staff Report 13-REZ-31 Weston PDD Amendment at Centregreen Park Town Council Meeting March 13, 2014 REQUEST This proposed amendment to the Town of Cary Official Zoning
More informationMONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION
MONTGOMERY COUNTY PLANNING DEPARTMENT THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION MCPB Item No. 3 Date: 01-31-13 Preliminary Plan 120090300, Boyds Highlands Calvin Nelson, Jr. Planner Coordinator,
More informationUPPER MOUNT BETHEL TOWNSHIP NORTHAMPTON COUNTY, PENNSYLVANIA
UPPER MOUNT BETHEL TOWNSHIP NORTHAMPTON COUNTY, PENNSYLVANIA JOINDER DEED / LOT CONSOLIDATION TOWNSHIP REVIEW PROCESS When accepting proposed Joinder Deeds / Lot Consolidations, review the Joinder Deed
More informationBowie Marketplace Residential Detailed Site Plan Statement of Justification January 13, 2017 Revised February 2, 1017
Bowie Marketplace Residential Detailed Site Plan Statement of Justification January 13, 2017 Revised February 2, 1017 Submitted on behalf of: BE Bowie LLC 5410 Edson Lane, Suite 220 Rockville, MD 20852
More informationArticle 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT
Article 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT this page left intentionally blank Contents ARTICLE 3. SUBURBAN (S-) NEIGHBORHOOD CONTEXT DIVISION 3.1 NEIGHBORHOOD CONTEXT DESCRIPTION...3.1-1 Section 3.1.1
More informationStaff Report for Council Public Meeting
Agenda Item 3.3 Staff Report for Council Public Meeting Date of Meeting: September 27, 2017 Report Number: SRPRS.17.134 Department: Division: Subject: Planning and Regulatory Services Development Planning
More informationIn order to permit maximum applicability of the PUD District, PUD-1 and PUD-2 Districts are hereby created.
ARTICLE III. PUD ned Unit Development Overlay District 205-128. Purpose. The PUD ned Unit Development Overlay District is intended to provide flexibility in the design of planned projects; to encourage
More informationPALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION
PALM BEACH COUNTY PLANNING, ZONING AND BUILDING DEPARTMENT ZONING DIVISION Application No.: DOA-2014-01111 Application Name: World Class Academy Control No.: 1998-00052 Applicant: World Class Academy Inc
More informationGlades County Staff Report and Recommendation Unified Staff Report for Small Scale Plan Amendment and Rezoning
Glades County Staff Report and Recommendation Unified Staff Report for Small Scale Plan Amendment and Rezoning CASE NUMBERS: COMP17-02 and RZ17-02 DATE of STAFF REPORT: May 1, 2017 CASE TYPE: Application
More informationSection 1: US 19 Overlay District
Section 1: US 19 Overlay District Section 1.1 Intent and Purpose The purpose of the US Highway 19 Overlay District is to manage access to land development along US Highway 19 in a manner that preserves
More informationARTICLE 12 PLANNED UNIT DEVELOPMENT DISTRICTS (PUDS) Sec Intent CHARTER TOWNSHIP OF BRIGHTON ZONING ORDINANCE
ARTICLE 12 PLANNED UNIT DEVELOPMENT DISTRICTS (PUDS) Sec. 12-01 Intent 1 2 (a) The intent of this Article is to permit the coordinated development on larger sites, protect significant natural features
More informationAnn Item # AGENDA MEMORANDUM
Ann Item # AGENDA MEMORANDUM Meeting Date: January 7, 2014 To: From: Title: Honorable Mayor and Members of Town Council Mark Stevens, Town Manager Ordinance No. 2013 37: An Ordinance Approving a Public
More information1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report Date: March 17, 2017 To: From: Wards: Reference Number: North York Community Council Director,
More informationARTICLE 24 PRIVATE ROAD, SHARED PRIVATE DRIVEWAY AND ACCESS EASEMENT STANDARDS
ARTICLE 24 PRIVATE ROAD, SHARED PRIVATE DRIVEWAY AND ACCESS EASEMENT STANDARDS SECTION 24.00 INTENT AND PURPOSE The standards of this Article provide for the design, construction and maintenance of private
More informationGuide to Combined Preliminary and Final Plats
Guide to Combined Preliminary and Final Plats Introduction The Douglas County is committed to providing open, transparent application processes to the public. This Guide is provided to assist anyone interested
More informationCASE NUMBER 15SN0665 APPLICANT: Henry E. Myers, Jr.
CASE NUMBER 15SN0665 APPLICANT: Henry E. Myers, Jr. STAFF S ANALYSIS AND RECOMMENDATION Planning Commission (CPC) Public Hearing Date: JULY 21, 2015 CPC Time Remaining: 100 DAYS Applicant s Agent: BENJAMIN
More informationSTAFF REPORT FOR Z19-01 CONDITIONAL ZONING DISTRICT APPLICATION
STAFF REPORT FOR Z19-01 CONDITIONAL ZONING DISTRICT APPLICATION APPLICATION SUMMARY Case Number: Z19-01 Request: To rezone the southern 2 acres of the subject property along Piner Road to (CZD) B-1 in
More informationSECTION 16. "PUD" PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT
SECTION 6. "PUD" PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT Subsection. Purpose. This district is established to achieve the coordinated integration of land parcels and large commercial and retail establishments
More informationCASTLES OF CALEDON URBAN DESIGN REPORT
CASTLES OF CALEDON URBAN DESIGN REPORT PROPOSED RESIDENTIAL DEVELOPMENT CALEDON, ONTARIO 10 JULY, 2015 TABLE CONTENTS: 1.0 DEVELOPMENT 4.0 CONCLUSION 1.1 Introduction 1.2 Castles of Caledon- Urban Design
More informationAdministrative Plat Application Form
1 Administrative Plat Application Form This form shall be submitted with each application for an administrative plat. CONTACT INFORMATION Applicant Architect (if different) Property Owner (if different)
More informationStaff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached:
Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Date: November 7, 2018 Applicant: Greg Smith, Oberer Land Developer agent for Ronald Montgomery ET AL Property Identification: Frontage
More informationTOTTENHAM SECONDARY PLAN
TOTTENHAM SECONDARY PLAN AMENDMENT NO. 11 TO THE OFFICIAL PLAN OF THE TOWN OF NEW TECUMSETH The following text and schedules to the Official Plan of the Town of New Tecumseth constitute Amendment No. 11
More informationNote: Staff reports can be accessed at
The Maryland-National Capital Park and Planning Commission Prince George's County Planning Department Development Review Division 301-952-3530 Note: Staff reports can be accessed at www.mncppc.org/pgco/planning/plan.htm.
More informationCommunity Development
Land Use Petition RZ-15-008 Date of Staff Recommendation Preparation: 7/13/2015 Revised to Incorporate Planning Commission Recommendations: August 4, 2015 PROJECT LOCATION: DISTRICT/SECTION/LANDLOT(S):
More informationZONING CHANGE/SUP APPLICATION
ZONING CHANGE/SUP APPLICATION Zoning Change Specific Use Permit Applicant Name: Company: Address: City, State, Zip Phone: Fax: Email: Owner (if different from applicant) Name: Company: Address: City, State,
More informationSPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (P.U.D.), REZONING, and COMPREHENSIVE PLAN AMENDMENT APPLICATION PACKET
SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (P.U.D.), REZONING, and COMPREHENSIVE PLAN AMENDMENT APPLICATION PACKET VILLAGE OF HANOVER PARK DEVELOPMENT COMMISSION Village of Hanover Park Department of Community
More informationSTAFF REPORT. Permit Number: Unlimited. Kitsap County Board of Commissioners; Kitsap County Planning Commission
STAFF REPORT Permit Number: 15 00550 Unlimited DATE: March 2, 2016 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner, DCD and Jeff
More information-MENDOCINO COUNTY PLANNING AND BUILDING SERVICES- DIVISION OF LAND REGULATIONS TITLE 17
ARTICLE VI -- GENERAL REGULATIONS AND PROVISIONS Sec. 17-50. Sec. 17-51 General Plan. Sec. 17-52 Lot and Block Design and Configuration. Sec. 17-53 Lot Access. Sec. 17-54 Private Roads. Sec. 17-55 Water
More informationAAAA. Planning and Zoning Staff Report Lake Shore Land Holdings, LLC CU-PH Analysis
AAAA Planning and Zoning Staff Report Lake Shore Land Holdings, LLC CU-PH2016-28 Hearing Date: April 21, 2016 Development Services Department Applicant: BRS Architects/Cindy Huebert Staff: Kyle McCormick,
More information3.1. OBJECTIVES FOR RESIDENTIAL LAND USE DESIGNATIONS GENERAL OBJECTIVES FOR ALL RESIDENTIAL DESIGNATIONS
3. RESIDENTIAL LAND USE DESIGNATIONS INTRODUCTION The Residential land use designations provide for housing and other land uses that are integral to, and supportive of, a residential environment. Housing
More information