# 5) T-1378 VILLAGES AT TULE SPRINGS (VILLAGES 1, 2, & 4) TENTATIVE MAP

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1 # 5) T-1378 VILLAGES AT TULE SPRINGS (VILLAGES 1, 2, & 4) TENTATIVE MAP STAFF REPORT To: Planning Commission Meeting Date: January 13, 2015 Item: T-1378 Prepared By: Robert Eastman GENERAL INFORMATION: Applicant: Owner: Requested Action: Location: Parcel(s): Lot Area: Comprehensive Plan: Existing land use and zoning: Crescent Bay Development Services, LLC KBSSOR Park Highlands, LLC To develop 53-developable lots with associated parks, trails, and public facilities Generally located within an area bordered by Deer Springs Way; Losee Road; Grand Teton Drive and the Aliante Master Planned Community Please see attached list 1,521 " acres Master Planned Community Undeveloped; MPC, various Master Planned Community Districts (proposed PCD, Planned Community District) Surrounding land use and zoning: North: Undeveloped & National Monument; O-L, Open Land District West: Aliante Master Planned Community; Various MPC, Master Planned Community Districts East: Undeveloped; R-E Ranch Estates & O-l, Open Land Districts South: A mix of Undeveloped, Commercial Development and Single-Family Homes; PUD, Planned Unit Development, R-1, Single-Family Low Density Residential, C-2, General Commercial, C-3, General Services Commercial,

2 & MPC / R-1, Master Planned Community / Single-Family Residential Districts BACKGROUND INFORMATION: The applicant is requesting Planning Commission approval of a master tentative map. The proposed tentative map creates 53 developable lots, as well as the associated community, neighborhood, and association parks, entry features, public facilities and schools for the proposed Villages at Tule Springs Master Planned Community. The proposed zoning for the tentative map is PCD, Planned Community District. The district is in compliance with the Zoning Ordinance and will act as a holding zoning classification. The individual developable lots will have separate tentative maps and rezonings by the individual builders at the time of development. This tentative map is one of the first steps to enable the Villages at Tule Springs to begin construction. A separate and concurrent application for an amendment to the development agreement (DA-01-16) has been submitted proposing to change the land use map within the master planned community. That request is also on this agenda for Planning Commission consideration. DEPARTMENT COMMENTS: Public works: Fire Department: Please see the attached memorandum. No Comments. ANALYSIS: The proposed tentative map is in compliance with the Zoning Ordinance, Development Agreement and the proposed land use plan submitted with DA However, the map could change based on other parts of the Development Agreement that are not complete. There are a number of components of the Development Agreement that are not complete and have not been approved by the City Council. These include the Development Standards, Design Guidelines, and the Master Traffic Study. These could effect the overall development of the community. Individual zoning classifications beyond the base PCD have not been finalized. Additionally, the Master Traffic Study may cause both the street network and proposed right-of-way dimensions to change. If the changes from the different components of the Development Agreement create substantial changes to the tentative map, a revised tentative map will be submitted for Planning Commission review and approval.

3 RECOMMENDATION: The Community Development and Compliance Department recommends that T-1378 be approved with the following conditions of approval: Planning and Zoning: 1. Unless expressly, authorized through a variance, waiver, development agreement or another method, development shall comply with all applicable codes and ordinances. 2. The tentative map shall become null and void should the accompanying major modification to the Development Agreement (DA-01-16) not be approved by the City Council. Public Works Department: 3. The preliminary street sections shown on the plans shall be used for planning purposes only. The actual curb to curb dimensions, median island widths and lane widths will be determined by the Department of Public Works upon review of the project s Master Transportation Study. Consequently, as a result of the approved Master Transportation Study, alterations to the proposed street sections may occur resulting in increased right-of-way widths and changes to the proposed parcel sizes. ATTACHMENTS: Public Works Memorandum Letter of Intent Tentative Map Location and Zoning Map

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