STAFF REPORT. To: Planning Commission Meeting date: February 8, 2017 Item: ZN Prepared by: Johanna Murphy

Transcription

1 # 7 ) ZN VILLAGES AT TULE SPRINGS, VILLAGE 3 PCD, PLANNED COMMUNITY DISTRICT TO R-CL / PCD; MEDIUM DENSITY RESIDENTIAL / PLANNED COMMUNITY DISTRICT PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: February 8, 2017 Item: ZN Prepared by: Johanna Murphy GENERAL INFORMATION: Applicant: Property Owner(s): Pardee Homes of Nevada KBS SOR Tule Springs Owners TRS, LLC Requested Action: Reclassification from the PCD, Planned Community District to the R-CL PCD, Medium Density Residential/Planned Community District Purpose: Location: To allow the site to be developed with singlefamily homes Northeast corner of Deer Springs Way and Gentle Brook Street Parcel Number(s) , Lot Area: Comprehensive Plan: acres Master Planned Community Villages at Tule Springs Land Use Plan: Single-Family Residential du/ac Existing land use and zoning: Surrounding land use and zoning: Undeveloped; PCD, Planned Community District North: Undeveloped; PCD, Planned Community District East: Undeveloped; PCD, Planned Community District South: Single Family Residential; OL-DA, Open Land/Development Agreement (Eldorado) District

2 West: School and Single Family Residential; OL and MPC-R1, Open Land and Master Planned Community Single Family Low Density District (Aliante) BACKGROUND INFORMATION: The applicant is requesting Planning Commission consideration to reclassify (rezone) the subject site from the PCD, Planned Community District to the R-CL / PCD, Medium Density Residential / Planned Community District. The site is located within the Villages at Tule Springs Master Planned Community. The Conceptual Land Use Plan for the Villages at Tule Springs designates the site (Parcel 3.06) as Single-Family Residential dwelling units per acre (du/ac). The proposed zone district, Medium Density Residential/Planned Community District (R- CL/PCD), allows for development of single family detached homes and attached homes. The maximum allowed density for this zone district is 7.4 du/ac. Furthermore, the Second Amended and Restated Development Agreement for the Villages at Tule Springs included a Parcel Density Cap Table that specifies the allowed dwelling units per parcel. Per the Parcel Density Cap Table, Parcel 3.06 has a density per acre set at dwelling units and 162 lots. The Development Agreement for the Villages at Tule Springs allows a reduction of density for the parcels. The proposed R-CL / PCD, Medium Density Residential / Planned Community District, allows small to medium sized detached homes and attached two, three and four-family homes. The maximum allowed density for this zoning district is 7.4 du/ac. The applicant has also submitted a tentative map for Parcel 3.06(T-1399), a vacation request (VAC-03-17) and waiver of the Villages at Tule Springs Development Standards (WAV-04-17). The tentative map is for a single-family residential subdivision with a density of 4.63 du/ac and 101 lots. The vacation request is to vacate a street and utilities along the western edge of the parcel. The waiver request is to modify street sections, cul-de-sac length and wall height within the proposed development. All three of the related applications are on this agenda for Planning Commission consideration. The applicant has indicated that a neighborhood meeting was held on January 9, 2017, at 6:30 p.m. at the Aliante Library, in which 13 residents attended. According to the summary submitted, there were questions regarding timing for the development and completion of adjacent roads, drainage and broader questions about the master Plan for the Villages at Tule Springs. There were no negative comments or concerns expressed and there were several positive comments made about the quality and reputation of Pardee Homes.

3 DEPARTMENT COMMENTS: Public Works: Fire Prevention: Police Department: No comment. No comment The North Las Vegas Police Department has no issues with this application and recommends approval. ANALYSIS: The proposed R-CL / PCD District is to allow predominately single family development within the Villages at Tule Springs Master Planned Community. The maximum density allowed within the R-CL / PCD District is 7.4 dwelling units per acre (du/ac). The underlying land use designation is for single-family residential ( du/ac). The proposed zoning is not the best fit for this development. The more appropriate zoning classification for a development with a proposed housing unit density of 4.63 du/ac would be Medium Low Density Residential (R-1 PCD) which allows a density of up to five dwelling units per acre (5 du/ac). However, the Villages at Tule Springs Development Standards allows development with a density range of 2.0 up to 7.4 du/ac within the RCL-PCD District. Additionally, the developer has indicated that they intend to develop the site with setbacks that are permitted within the R-CL/PCD District and would not be allowed within the R-1/PCD District. Therefore, the proposed zoning district is appropriate and will allow the development of the site as proposed in T The proposed reclassification (rezoning) is consistent with the parameters set forth in the Development Agreement. The proposed tentative map is consistent with the proposed zoning and would be compatible with the proposed and surrounding land uses. The City does not anticipate any adverse impacts on facilities or neighboring land uses surrounding the subject site. Approval Criteria: (Zoning Map Amendments) The City Council may approve zoning map amendments, and the Planning Commission may recommend approval, if the zoning map amendment meets all of the following criteria: (1) The rezoning will promote the public health, safety, and general welfare; (2) The rezoning is consistent with the comprehensive master plan and the purposes of this Code; (3) The rezoning is consistent with the stated purpose of the proposed zoning district(s);

4 (4) Facilities and services (including roads and transportation, water, gas, electricity, police and fire protection, and sewage and waste disposal, as applicable) will be available to serve the subject property while maintaining adequate levels of service to existing development; (5) The rezoning is not likely to result in significant adverse impacts upon the natural environment, including air, water, noise, storm water management, wildlife, and vegetation, or such impacts will be substantially mitigated; (6) The rezoning is not likely to result in significant adverse impacts upon other property in the vicinity of the subject tract; and (7) Future uses on the subject tract will be compatible in scale with uses on other properties in the vicinity of the subject tract. RECOMMENDATIONS: The Community Development and Compliance Department recommends that ZN be approved and forwarded to the City Council for final action. ATTACHMENTS: Letter of Intent Zone Change Exhibit Villages at Tule Springs Land Use Plan Parcel Density Cap Table Zone Boundary Map Clark County Assessor s Map Location and Zoning Map

5

6

7

8

9

10

11