Background/Summary:
Introduction:
The applicant, CVL Consultants Inc., is proposing to develop two vacant infill parcels located at the northwest and southwest corners of 107th Avenue and Beardsley Road, into an age-restricted single-family residential development of up to sixty-nine (69) lots replete with open space amenities. Together, both parcels comprise approximately 17.3 acres. The north parcel is 7.12 acres and is proposed for 31 lots. The south parcel is 10.2 acres and proposed for 38 lots. The proposal would yield an overall gross density of 3.99 units per acre.
The applicant is intending to rezone the properties from the existing Intermediate Commercial (C-2) zoning district to the Four Seasons at Ventana Lakes Planned Area Development (PAD). A PAD is a specialized type of zoning district that permits tailored standards to fit the context of the area and the characteristics of the site.
Annexation and Zoning History:
The south parcel was annexed into the City in 1977 through Ordinance 77-48. The north parcel was part of a separate, larger annexation that occurred in 1979 through Ordinance 79-43. Upon annexation, both parcels were provided with initial zoning of General Agricultural (AG).
In 1979, the City Council adopted Ordinance 79-70 authorizing a zone change for 160 acres, including the north parcel, from AG-1 to a P.U.D. zoning district. The new P.U.D. zone divided the 160 acres into sections of R1-8 (single-family residential) and RM-1 (multi-family residential) districts, and leaving 10 acres of Intermediate Commercial (C-2) zoning on the northwest corner of 107th Avenue & Beardsley Road.
In December of 1984, the City Council adopted Ordinance 84-103, changing the zoning for approximately 484 acres, that included the north and south corner parcels, from C-2, R1-8, RM-1, and O-1 to a modified P.U.D. zoning district. The new P.U.D was designed to maintain the previous zones as underlying zones, maintaining Intermediate commercial (C-2) zoning for both subject parcels. In summary, both north and south parcels have retained their commercial zoning since 1984. Moreover, there have been no commercial development applications on record filed for these parcels.
Zoning History - Ventana Commons
In 2013, an application was filed (“Ventana Commons”) requesting to re-designate the south parcel from the Low Density Residential land use designation to the Medium Density Residential land use designation, which has a permitted density range of 5-8 du/acre and a target density of 6 du/acre (Case GPA13-0008). This application was accompanied by a Rezoning application (Case Z13-0015) that sought to change the zoning to a Planned Area Development (PAD) zoning district to accommodate 74 patio home units on the 10-acre parcel. These applications were met with widespread opposition, chiefly because the development was not proposed as age-restricted. Accordingly, both applications expired and did not progress any further.
Analysis of Request:
The applicant intends to construct an age–restricted single-family residential community consisting of sixty-nine (69) lots proposed as one-story homes. Given that these parcels were recently annexed into the Ventana Lakes Property Owners Association (VLPOA), this community will be part of the Ventana Lakes Community. The development program proposes seven (7) notable open space amenities with enhanced entry monuments at the north and south corners of the 107th Avenue & Beardsley Road intersection to elevate the sense of arrival. The standards contained within the development PAD closely aligns with the City's R1-6 single-family residential zoning district.
At 3.99 du/acre, the proposal exceeds the target density by 0.99 du/acre. The proposal also exceeds the minimum Lot Size and Lot Coverage standards found in the R1-6 zoning district; however, these increases are offset by the development providing an 8% increase in usable open space and has provided increased connectivity for both parcels. Also factoring into the justification for these noted increases are several existing encumbrances within the overall project area. They are as follows:
- Gas pipe-line easement that runs diagonally through the eastern portion of both parcels (60 feet wide on north parcel / 30 feet wide on south);
- An existing City well site (0.11 acres) on the south parcel requiring access;
- An adjacent City water tank that requires access and utility easements through the south parcel.
In no small measure, the above encumbrances impacted the design and layout of the development concept.
The proposed 3.99 du/acre is compatible with the surrounding densities of 3.43 du/acre for the development adjacent to the north parcel, and adjacent to the south parcel is at an average of 4.29 du/acre. Other considerations to be noted are, the property has retained its commercial zoning for decades without realizing this development potential and both parcels qualify as infill development properties. The parcels are surrounded by the Ventana Lakes community and bordered by two major arterial roadways. Mini-storage already exists to the east of the north parcel and to the east of the south parcel is an R1-6 residential subdivision in Sun City. So, the proposed development will provide continued improvements to the area and also serve as a compatible neighbor.
Staff finds the rezone and development proposal to be in conformance with the General Plan and compatible with existing development patterns in the area.
City Review:
As previously discussed, this request has been reviewed and commented on through the City’s rezoning application review process. Recommended conditions of approval have been provided by the Planning, Site Development / Engineering, Community Services, and Fire Safety Division as provided in the Conditions of Approval portion this report.
Traffic:
All immediate traffic comments and concerns have been addressed by staff during the review process. Additional reviews will occur during the Preliminary and Final Plat submittal(s).
Access:
The developer intends to have decorative monuments facing east on both the north and southwest corners of Beardsley Road & 107th Avenue to provide a heightened sense of arrival into the Ventana Lakes Community. Primary access to the north parcel will be via Beardsley Road. The north parcel will include a right-in/right-out access and a full-access on the west side of the parcel. An emergency fire lane is designed to connect to 107th Avenue.
The south parcel is intended to have two main access points as well. Both accesses connect to 107th Avenue with the new roadway making a loop within the parcel. A secondary emergency access is located next to the City of Peoria well site, on the north end of the parcel, which connects to Beardsley Road. No gates are intended for either parcel.
Water/Sewer:
A final water analysis and sewer report are required with the Final Plat review(s).
Plat:
The applicant is required to submit a Final Plat(s) as the instrument for creating the proposed lots and providing the required right of way dedications and other easements related to the property.
Public Safety:
There are no anticipated negative impacts to public safety as a result of this proposal. Neighborhood safety should increase with the sidewalk connections made along both parcel frontages, and the applicant is working to comply with the Ordinance in mitigating narrow areas within the project with visibility issues.
The nearest emergency services are provided via the combined Fire and Police Station 195, located at 23100 N. Lake Pleasant Parkway, Peoria, AZ.
Proposition 207:
The applicant has furnished a signed and notarized original Proposition 207 Waiver for recordation pending the outcome of the City Council action.
Public Noticing:
A public hearing was held by the Planning and Zoning Commission on June 1, 2017. Public notice was provided in the manner prescribed under Section 14-39-6 of the Peoria Zoning Ordinance. Posting of the site was completed in the requisite time frame prior to the Public Hearing.
Support/Opposition:
One email letter was received in full support of the proposal from the Ventana Lakes Property Owners Association (VLPOA). No letters of opposition have been received.
Peoria Unified School District (PUSD):
PUSD has offered its support of the proposal. Since the project is being proposed as age-restricted, the District did not pursue the execution of a voluntary Developer Assistance Agreement (DAA) with the applicant, provided the development remains age-restricted. The school district requested an opportunity to revisit the agreements should the age restriction be lifted. Staff has provided a condition of approval which the school district has supported.
Public Participation:
The applicant conducted the required neighborhood meeting, and provided a Citizen Participation Report. The meeting was held at 5:30 p.m. on February 23, 2017, at the Sunrise Mountain Library located at 21109 N. 98th Avenue in Peoria.
Approximately twenty-five (25) people from the public were in attendance, including three representatives from the Ventana Lakes Property Owners Association (VLPOA). The applicant presented the proposal and took questions that were mostly related to how the proposal will fit into the neighborhood, and the process needed to obtain approval through the City. There was no verbal opposition given by any party at the meeting.