Requesting Department: Development Services TO: THROUGH: FROM: RE: PLANNING AND ZONING COMMISSION CHRIS ANARADIAN, DEVELOPMENT SERVICES DIRECTOR BRETT BURNINGHAM, PRINCIPAL PLANNER; SIDNEY URIAS, PLANNER PUBLIC HEARING AND POSSIBLE ACTION ON RZ14-025 AND SD14-026 RITTENHOUSE RANCH, a request by Gary Stapley (Terra Verde Management), for a rezoning from County R1-43 to PAD/R1-9, and Preliminary Plat and Landscape Plan approval for Rittenhouse Ranch Estates, a 60-lot residential subdivision on approximately 23 acres. This project is generally located at the southeast corner of Rittenhouse Road and Sossaman Road. DATE: NOVEMBER 12, 2014 STAFF RECOMMENDATION Staff recommends approval of RZ14-025 and SD14-026, Rittenhouse Ranch, subject to the Conditions of Approval outlined in this report. PROPOSED MOTION 1. Move to recommend approval of RZ14-025 Rittenhouse Ranch PAD, rezoning of approximately 23 acres to PAD/R1-9, subject to the Conditions of Approval outlined in this report. 2. Move to recommend approval of SD14-026 Rittenhouse Ranch Preliminary Plat and Landscape Plan for 60 lots, subject to the Conditions of Approval outlined in this report. RELEVANT GENERAL PLAN AND COUNCIL GOALS General Plan Land Use Element Goals and Policies: Goal 2: Effectively manage the Town s growth o Policy 2: Coordinate the Town s efforts with the private sector to provide the additional infrastructure when and where needed to accommodate new development.
Goal 3: Develop superior neighborhoods o Policy 3b: Provide a diversity of housing opportunities within the Town ranging from lower density residential areas in the desert foothills and equestrian neighborhoods to higher density housing in master planned communities in the Town Center and near future shopping and employment areas. o Policy 3d: Ensure compatibility between new projects and existing neighborhoods by providing appropriate transitional treatments when: a. New residential subdivisions are adjacent to existing residential areas; and b. New development contains lots adjacent to an open space, a nonresidential land use or an arterial street. SUMMARY This proposal consists of a request by Gary Stapley with Terra Verde Management for Planned Area Development (PAD)/Rezoning for approximately 23 acres from County RU-43 to PAD/R1-9 and for Preliminary Plat (and landscape plan) approval for a 60-lot residential development. This project is generally located at the southeast corner of Rittenhouse Road and Sossaman Road. HISTORY July 16, 2014: September 3, 2014 October 1, 2014 Introduction to the Town Council to annex approximately 23 acres in an effort to facilitate development of the Rittenhouse Ranch 60-lot residential subdivision. Blank annexation petition, map, and legal description is recorded. Public Hearing at the Town Council Meeting to discuss the annexation proposal. DISCUSSION This proposal consists of a request by Gary Stapley with Terra Verde Management for Planned Area Development (PAD)/Rezoning for approximately 23 acres from County RU-43 to PAD/R1-9 and for Preliminary Plat (and landscape plan) approval for a 60-lot residential development. This project is generally located at the southeast corner of Rittenhouse Road and Sossaman Road. The subdivision will provide direct access from the southern portion Rittenhouse Road, East of Sossaman Road. The applicant has a requested Zoning District of PAD/R1-9 proposing a deviation in lot width and depth. Deviations requested to the Development Standards are limited to an 80-foot lot width and a 135-foot lot depth (as outlined in the table below). RZ14-045, SD14-026 Rittenhouse Ranch November 12, 2014 Planning Commission Staff Report Page 2 of 8
The annexation case associated with this project is scheduled for the November 19, 2014 Council Meeting for possible action. The Town of Queen Creek Zoning District that will be assigned to this property upon annexation would be R1-43. Rittenhouse Ranch Proposed Zoning Ordinance Deviations PAD/R1-9 (Proposed) R1-9 (Code) Additional Information Standards Min. Building Setbacks (ft) Front 20/15 20 Side (Min./Total) 7 7 Rear 25 25 Max. Lot Coverage 40% 40% Min. Lot Width (ft) 80 90 (A) Max. Lot Depth (ft) 100 100 Max. Lot Width 135 130 (B) Max. Lot Depth (ft) None 130 Min. Lot Area (sq ft) 9,000 9,000 Min. Bldg. Separation 15 15 A. Minimum Lot Width: Minimum lot width reduced to 80 feet. Average lot size over the entire site is 10,830 square feet. The majority of the lots exceed the minimum lot size allowed with R1-9 zoning. B. Maximum Lot Depth: Maximum lot depths are exceeded mostly on corner lots. To meet the R1-9 max depth would create odd shaped lots around street corners and inefficient use of space. Max depth exceeded in center section by only 5 feet (135 feet total) which is due to the configuration of the parent parcel and space remaining. The purpose of the Planned Area Development Overlay District (PAD) is to provide for the orderly development of land consistent with the Town of Queen Creek General Plan and Zoning Ordinance while permitting flexibility in the design, construction and processing of residential, commercial and/or industrial developments of a quality which could not be achieved by traditional lot by lot development under conventional zoning concepts. While the conventional zoning districts and the requirements of those districts set forth in the Town of Queen Creek Zoning Ordinance are reasonable, there may be circumstances in which it is in the Town s best interests to allow unique and/or creative designs and techniques that: 1. Promote the most appropriate use of a parcel; 2. Allow diversification of use; RZ14-045, SD14-026 Rittenhouse Ranch November 12, 2014 Planning Commission Staff Report Page 3 of 8
3. Allow economic development; 4. Facilitate the adequate and economical provision of streets, parks, open space, schools, storm drainage and sewer and water utilities; 5. Preserve and utilize open space; 6. Offer recreational opportunities close to residential uses; 7. Enhance the neighborhood s appearance; 8. Counteract adverse effects of urbanization; and 9. Provide for the unified control of land development. The PAD is designed to encourage these purposes while implementing the goals and policies of the Town of Queen Creek General Plan. In order to grant the PAD Overlay Zoning District, the following findings of fact must be made: a. That the requested modifications to the requirements of the Zoning Ordinance and the underlying Zoning Districts are in the best interests of the Town and are beneficial to the Town in that a higher quality or more appropriate design, or economic benefits (such as employment) can be achieved by not requiring strict adherence to the terms and regulations of the zoning ordinance; b. That strict adherence to the requirements of the Zoning Ordinance is not required in order to ensure the health, safety and welfare of the future occupants of the proposed development; c. That strict adherence to the requirements of the Zoning Ordinance is not required in order to ensure that property values of adjacent properties will not be reduced; d. That the proposed development is consistent with the goals, objectives and policies of the General Plan. Project Name Site Location Current Zoning Proposed Zoning General Plan Designation Surrounding Zoning: North R1-43 Gross Acreage ANALYSIS Rittenhouse Ranch Project Information Rittenhouse Ranch Estates Southeast corner of Rittenhouse Road and Sossaman Road. County RU-43 (R1-43) PAD/R1-9 Medium Density Residential (MDR) 0-3 dwelling units per acre South R1-8 (Emperor Estates Phase I) East RU-43 (County lots) West LDS Church and RU-43 (County lots) +/-23 Acres RZ14-045, SD14-026 Rittenhouse Ranch November 12, 2014 Planning Commission Staff Report Page 4 of 8
Rittenhouse Ranch Project Information Total Lots/Units 60 Proposed Density 2.6 dwelling units per acre Open Space Acreage: Required Provided 20% 21.3% Minimum Lot Width 80 ft Minimum Lot Depth 100 ft Minimum Lot Area 9,000 sq ft (average lot: 10,800 sq ft) Front Yard Setback 20 ft / 15 ft for side-entry garages Rear Yard Setback 25 ft Side Yard Setback 7 ft Lot Coverage 40% General Plan Review: This project is located in the Medium Density Residential (MDR) (0-3 dwelling units per acre). This project proposes a density of 2.6 dwelling units per acre which is generally consistent with the General Plan. Zoning Review: The property is currently zoned RU-43 (Suburban Residential Type B) Single Family Residential. Upon annexation the property would be assigned a Town Zoning District of R1-43. The applicant is requesting a zoning change to PAD/R1-9 (Urban Type A District) Single Family Residential. The minimum lot width proposed is 80 feet, which is 10 feet narrower than what is typically required in the R1-9 Zoning District. However, the minimum lot depth is 135 feet, which is 35 feet deeper than lots typically found in the R1-9 Zoning District. Based on the findings of fact in the PAD Ordinance and the applicant meeting the design amenities in the PAD Ordinance, staff is recommending approval of this application. Staff has reviewed this proposal and believes that the overall quality of the request will support favorable consideration of the requested modifications. Adequate Public Facilities: In accordance with Article 5.1 (Adequate Public Facilities) provision of the Zoning Ordinance, the applicant has provided information regarding the project s potential impact on public facilities. Staffs review of those reports indicates that adequate public facilities will be provided by the project. Appropriate internal street cross sections and improvements to the existing arterial and mid section collector streets are provided. The Town of Queen Creek will be the potable water provider and waste water service provider for the property. In regards to school capacity, the Queen Creek School District has indicated that they have adequate facilities and capacity to accept students from this new subdivision. RZ14-045, SD14-026 Rittenhouse Ranch November 12, 2014 Planning Commission Staff Report Page 5 of 8
Preliminary Plat Review: The preliminary plat proposes 60 lots which average a minimum lot size of 10,800 square feet (80 feet wide by 135 feet deep lots). The resulting density is 2.6 dwelling units per acre which is below the 3.0 dwelling units per acre maximum prescribed for this property on the Town s General Plan. Engineering Review: The project has been reviewed by the Engineering Division. The Conditions of Approval have been added to address the Engineering stipulations for this proposed development. Open Space: The total open space required for the R1-9 zoning district is 20%; this project is proposing 21.3% of open space which includes both active and passive amenities. Located at the entrance of the subdivision include two landscaped open space/retention basins that lead south into the heart of the development. At the center of the development, a centralized park provides residents a playground, ramada and seating areas. Landscape Plan: The conceptual landscape plan meets the Town s ordinance standards. The landscaping plan includes tree-lined streets offering a mix of tree species. The central open space/park amenity area was designed for families with young children, featuring a play structure for children and seating areas for adults. Fencing Plan: The Wall Plan features a combination of Theme, Solid, and View walls. All of the lots adjacent to active open space areas feature view walls and lots that are adjacent to streets have solid walls. The theme wall is proposed adjacent to all public streets. The proposed wall design matches the existing walls in the immediate area. Building Elevation Review: No building elevations were submitted with this application(s). Public Participation: A neighborhood meeting was conducted by the applicant on August 26, 2014 to solicit initial thoughts and comments about the proposal. Topics of discussion included questions from neighbors regarding the annexation requirements, and the possibility of continuing an equestrian trail south to Sossaman Road. The applicant concluded that the trail would be continued across the south portion of the project and landscaped to provide residents with additional open space and amenities. Staff has advertised the public hearing in the Arizona Republic, posted a public hearing sign on the property and mailed property owner letters to all owners within 1,200 feet of the subject property. CONDITIONS OF APPROVAL Staff recommends approval of RZ14-045 and SD14-026, Rittenhouse Ranch, subject to the following Conditions of Approval: RZ14-045, SD14-026 Rittenhouse Ranch November 12, 2014 Planning Commission Staff Report Page 6 of 8
1. An agreement with the property owner s association shall be provided to the Town regarding tree and landscaping placement and maintenance at the southern edge of the subject property prior to approval of a final plat. 2. The trees at the southern edge of the project shall be a minimum of 24-inch box in size. 3. An updated exhibit shall be provided to the Town regarding the architectural enhancement of the cluster mailboxes. Planning Staff shall approve the design of the mailboxes prior to approval of a final plat. 4. The Developer shall create a Home Owners Association (HOA) for the maintenance of all landscaping within all arterial and local right-of-ways adjacent to HOA residential lots and/or HOA owned tracts and all HOA owned open spaces, parks and/or tracts as shown on the plat or map of dedication. 5. This project shall be developed in accordance with the plans attached to this case and all the provisions of the Zoning Ordinance applicable to this case. 6. The developer shall submit a clearance letter regarding archeological and cultural resources from the State Historic Preservation Office (SHPO) prior to final plat approval. 7. The developer shall be responsible for a cash in lieu payment to cover the cost of the full ½ street improvements adjacent to the property along Rittenhouse Road per the Town s Detail No. R-102. Road improvements shall be to the centerline of the improved road and shall include removal and replacement of all asphalt to the centerline. The cash in lieu payment will be determined by an engineer s estimate that shall be deposited with the Town prior recording of the Final Plat. The estimate shall include an 8% project management fee and a 10% contingency. The estimate shall also include cost to relocate the 69 KV power pole and lines. 8. For the onsite public improvements the Town requires cash, irrevocable letter of credit (IRLOC), bond, or a signed certificate of occupancy hold agreement to cover the costs for construction assurance. The IRLOC and bond are required to be approved by the Town Attorney. The assurance amount will be determined by an engineer s estimate during the Final Plat review. Construction assurance shall be deposited with the Town prior recording of the Final Plat. 9. A 20-foot wide Emergency Access and Utility Easement shall be provided at the southwest corner of the project and shall be dedicated on the Final Plat. 10. A 20-foot wide Emergency Access and Utility Easement shall be provided from the southwest corner of the project to the Sossaman Road Right-of-Way. The Easement shall be recorded prior to the recording of the Final Plat. RZ14-045, SD14-026 Rittenhouse Ranch November 12, 2014 Planning Commission Staff Report Page 7 of 8
11. A copy of an Arizona Department of Water Resources (ADWR) Certificate of Assured Water Supply (CAWS), in the new builder/ developer s name, shall be provided to the Town of Queen Creek Water Division. This may be done by transferring a current CAWS, or an existing Analysis of Assured Water Supply, or by applying for a new CAWS in the event that one does not currently exist. The Town of Queen Creek Water Division cannot agree to supply water to the subdivision unless this stipulation is met as the Town of Queen Creek does not have a 100-year assured water designation. 12. The developer shall enroll in the Central Arizona Groundwater Replenishment District ("CAGRD") program with ADWR. 1. Aerial Photo Exhibit 2. General Plan Exhibit 3. Zoning Map Exhibit 4. PAD Narrative 5. Landscape Exhibit 6. Preliminary Plat Exhibit ATTACHMENTS RZ14-045, SD14-026 Rittenhouse Ranch November 12, 2014 Planning Commission Staff Report Page 8 of 8
191ST DR 191ST PL SOSSAMAN RD 192ND PL 196TH PL 196TH WAY Project Name: Rittenhouse Ranch Estates Aerial Photo Exhibit Case Number: RZ14-025 (PAD Amendment) and SD14-026 (Preliminary Subdivision Plat) Planning Commisison Hearing Date: November 12, 2014 GERMANN RD GERMANN RD PELICAN CT SWAN DR 196TH ST ALAMOSA DR MACAW DR 197TH ST LARK DR FULTON PKWY SPARROW CT RITTENHOUSE RD CATTLE DR 191ST DR TIMBERLINE RD RAVEN DR RYAN RD 193RD ST ORIOLE WAY RAVEN DR 194TH ST 195TH ST ORIOLE WAY RAVEN DR 192ND WAY MOCKINGBIRD DR 196TH ST EMPEROR BLVD CANARY WAY 197TH PL
191ST DR 191ST PL 192ND PL 193RD ST 196TH PL 196TH WAY Project Name: Rittenhouse Ranch Estates General Plan Land Use Exhibit Case Number: RZ14-025 (PAD Amendment) and SD14-026 (Preliminary Subdivision Plat) Hearing Date: November 12, 2014 SOSSAMAN RD 196TH ST ALAMOSA DR EMP A WILLOW DR CS NC LA JARA FARMS VLDR 197TH ST POPLAR DR LARK DR MDR 191ST PL 191ST DR RYAN RD ORIOLE WAY RAVEN DR MDR MANZANITA RD TIMBERLINE RD 195TH ST RITTENHOUSE RD ORIOLE WAY FULTON PKWY EMPEROR ESTATES PARCEL H CATTLE DR 198TH ST MDR 192ND WAY CANARY WAY MOCKINGBIRD DR EMPEROR ESTATES PHASE 1 EMPEROR BLVD W EMPEROR BLVD CANARY WAY 197TH PL EMPEROR ESTATES PHASE 2 RAVEN DR 198TH ST ARROWHEAD TRL 196TH ST ARROWHEAD TR REINS RD General Plan Land Use GP Land Use 2011 <all other values> LANDUSE VLDR LDR MDR MPC MHDR A MF MU NC CC OS CS EMP A EMP B PQ RC RCC
191ST PL 193RD ST 196TH PL Project Name: Rittenhouse Ranch Zoning Exhibit Case Number: RZ14-025, SD14-026 Hearing Date: Nov. 12, 2014 PELICAN CT R-2 SEAGULL DR CORTINA PARCEL 13 SOSSAMAN RD I-1 GERMANN RD 196TH ST ALAMOSA DR 198TH ST KINGBIRD DR R1-43 SUPERSTITION CT R1-18 196TH WAY LA JARA FARMS MACAW DR CORTINA PARCELS 11 12 13 197TH ST POPLAR DR SPARROW CT MANZANITA RD CATTLE DR FULTON PKWY RYAN RD CATTLE DR TIMBERLINE RD 191ST ST RAVEN DR 191ST DR CORTINA PARCEL 10 R1-12 CANARY WAY 192ND PL 192ND PL 192ND WAY ORIOLE WAY R1-8 RAVEN DR EMPEROR ESTATES PHASE 1 CANARY WAY 194TH ST RC 195TH ST 196TH ST RITTENHOUSE RD ORIOLE WAY R1-7 EMPEROR ESTATES PARCEL H EMPEROR BLVD EMPEROR ESTATES PHASE 2 R1-6 RAVEN DR 198TH ST R1-5 R1-9 ARROWHEAD TR Zoning Districts C-1, Commercial PQP, Public/Quasi-Public R1-4, Residential R1-9, Residential R1-35, Residential C-2, Commercial RC, Recreation/Conservation R1-5, Residential R1-10, Residential R1-43, Residential TC, Commercial R-2, Residential R1-6, Residential R1-12, Residential R1-54, Residential I-1, Industrial R-3, Residential R1-7, Residential R1-15, Residential R1-190, Residential I-2, Industrial R-4, Residential R1-8, Residential R1-18, Residential
RITTENHOUSE RANCH PROPOSED ZONING REQUEST R1-9 PAD The proposed subdivision is somewhat landlocked. There are County R1-43 parcels to the east and west of the project, none of whom desired to join in with our annexation application. To the south, southeast and southwest sides of the property lies the existing Remington Estates and two new subdivisions, all which were zoned and platted in 1998 and are zoned R1-8. This Zoning category no longer exists in the TOQC. RITTENHOUSE RANCH PROJECT INFORMATION PROJECT NAME Rittenhouse Ranch SITE LOCATION CURRENT ZONING PROPOSED ZONING GENERAL PLAN DESIGNATION South of Rittenhouse Road, East of Sossaman Road RU-43 R1-9 PAD Medium Density Residential SURROUNDING ZONING NORTH R1-43 SOUTH R1-8 EAST RU-43 WEST RU-43 GROSS ACREAGE 23.49 AC TOTAL UNITS 60 The demand we have for the lots in Rittenhouse Ranch reflect what is currently being built in the surrounding area, most of which are a minimum of 80 feet of lot width and a minimum of 120 feet of depth. With that knowledge and a contract in hand from two of the Public Homebuilders to deliver a Plat with those lot configurations, we set out to satisfy the demand. Among other issues, the zoning category we chose would be critical in maintaining the best interest of the Town and the surrounding neighborhood. 1
RITTENHOUSE RANCH PROJECT INFORMATION PROPOSED DENSITY 2.55 du/ac OPEN SPACE REQUIRED 20% PROVIDED 21.3% MINIMUM LOT WIDTH 80 ft MINIMUM LOT DEPTH 100 ft MINIMUM LOT AREA 9,000 sf FRONT YARD SETBACK 20 ft REAR YARD SETBACK 25 ft SIDE YARD SETBACK 7 ft LOT COVERAGE 40% Because of our lot size, we could have chosen to go R1-7 and have no need for a PAD. However, as we worked with the Staff and reviewed all the issues, we concluded that because the R1-8 category had been eliminated years ago but after the adjacent neighborhoods were zoned, even though two of them only recently are being developed out, it would be more appropriate to go with the R1-9 PAD category because our actual lot size is more reflective of the that category. Almost all of the lots are over 9,000 square feet in size. The enclosed tables will more clearly show the various deviations which we request. It may also be important at this point to discuss one of the requested deviations that could prove critical to our Plat. The required Buffer to the south should be 25 feet. However, that is only because the R1-8 zoning category was terminated, as previously discussed. Also, there currently exists a 25 foot buffer that was required of the Remington Estates development. It should also be noted that the trees within that existing buffer were recently taken out and a previously approved drainage ditch, 15 feet wide, has been installed, effectively reducing that area of open space to 10 feet. 2
RITTENHOUSE RANCH ZONING ORDINANCE DEVIATIONS PROPOSED STANDARDS PAD/R1-9 (PROPOSED) R1-9 (CODE) ADDITIONAL INFORMATION MIN. BLDG SETBACKS FRONT 20 FT 20 FT SIDE 7 FT 7 FT REAR 25 FT 25 FT MAX. LOT COVERAGE 40% 40% MIN. LOT WIDTH 80 FT 90 FT (A) MIN. LOT DEPTH 100 FT 100 FT MAX. LOT DEPTH 135 FT 130 FT (B) MIN. LOT AREA (SF) 9,000 SF 9,000 SF MIN. BLDG SEPARATION 15 FT (TOTAL) 15 FT (TOTAL) A. MINIMUM LOT WIDTH Minimum lot width reduced to 80 feet. Average lot size over the entire site is 10,830 SF. The majority of the lots exceed the minimum lot size allowed with R1-9 zoning. B. MAXIMUM LOT DEPTH Maximum lot depths are exceeded mostly on corner lots. To meet the R1-9 max depth would create odd shaped lots around street corners and inefficient use of space. Max depth exceeded in center section by only 5' (135 total) which is due to the configuration of the parent parcel and space remaining. In our neighborhood meeting, we were approached by one neighbor to continue an Equestrian Trail that has been recently installed up to our property. Our solution is to request that we give an additional 10 feet to the existing usable 10 feet which would give us a total of 20 feet and allow us to continue the 12 foot Equestrian Trail all the way to Sossaman where it connects with an existing trail that goes south. This would also allow us to landscape either side of the Trail and create a beautiful open space area that, together with the rip rapped ditch, creates a 35 open space area. 3
Also as part of our trade off for the PAD, we are proposing installation of a Exercise Circuit around the perimeter of the main retention basin. It will have 5 different stations of varying difficulty that will primarily benefit the adults of the neighborhood. The proposed covered playground in the middle of the neighborhood will give the children a place to recreate. We also propose to install grass in the deep retention basins as an additional area for various activities. 4