Z13-12 - Town of Gilbert

Planning Commission
Study Session
TO:
PLANNING COMMISSION
FROM:
THROUGH:
MARIA S. CADAVID, AICP, CSBA, SENIOR PLANNER
480-503-6812 MARIA.SUNIGA-CADAVID@GILBERTAZ.GOV
LINDA M. EDWARDS, AICP, PLANNING MANAGER
480-503-6750 LINDA.EDWARDS@GILBERTAZ.GOV
MEETING DATE: JULY 3, 2013
SUBJECT:
Z13-12: A REQUEST TO AMEND PARCEL B OF THE COPPER
RANCH PLANNED AREA DEVELOPMENT (PAD) AND
REZONE APPROXIMATELY 13.2 ACRES SOUTH AND EAST
OF THE SOUTHEAST CORNER OF WARNER AND RECKER
ROADS TO CHANGE THE ZONING DISTRICT
CLASSIFICATION OF THIS PARCEL FROM MULTI-FAMILY
MEDIUM (MF-M) WITH A PLANNED AREAD DEVELOPMENT
(PAD) TO SINGLE FAMILY-DETACHED (SF-D) WITH A
PLANNED AREA DEVELOPMENT (PAD) OVERLAY AND
DEVIATIONS FROM THE DEVELOPMENT STANDARDS IN
THE LAND DEVELOPMENT CODE (LDC) FOR THE ZONING
DISTRICT PROPOSED.
STRATEGIC INITIATIVE:
Community Livability
This rezoning request infill is for the last residential vacant parcel in the Copper Ranch Master
Plan which is located in the Gateway Character Area.
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RECOMMENDED MOTION
NO MOTION REQUESTED FOR Z13-12
The purpose of presenting these applications to the Commission is to provide information
and receive input on any issues the Commission may have.
APPLICANTS/OWNER
Applicant
Owner
Name Anderson Baron Landscape Arch. Name K B Home
Chris Jones
Janelle Speake/Sam Griffin
Address 50 North McClintock Dr. Ste # 1 Address 4127 E. Van Buren # 150
Chandler, Arizona 85226 Phoenix, Arizona 85008
Phone: 480-699-7956 Phone: 602-282-3067
Fax: 480-699-7986 Fax:
Email: chris.jones@andersonbaron.com Email: sgriffin@kbhome.com
BACKGROUND/DISCUSSION
History
Date
Action
October 5, 2004 Town Council adopted Ordinance No. 1597 in rezoning case Z03-44
creating the Copper Ranch Planned Area Development (PAD).
May 22, 2007
The Town Council adopted ordinance N⁰ 1956 in rezoning case
Z07-35 that changed the zoning designation of the entire acreage to
conform to the designations in the Land Development Code.
Surrounding Land Use & Zoning Designations:
General Plan Land Use Existing Zoning Existing Use
On
site:
North:
Residential >5 – 8 DU/Ac. Multi-Family Medium (MF-M) Vacant/Off-site
improvements
partially completed
Community Commercial (CC),
Warner Rd. then Business Park (BP)
Community Commercial (CC),
Warner Rd. then Business Park
(BP)
Vacant
South: Residential >5-8 DU/Ac. Single Family Detached (SF-D) Copper Ranch PAD
East: Maricopa County, Residential >5-8
DU/Ac
Rural-43(Maricopa County),
Single Family-Detached (SF-D)
Maricopa County and
Copper Ranch PAD
West: Recker Road, then Residential >5-8
DU/Ac.
Recker Road then Single Family
Detached (SF-D)
Cooley Station North
Parcel 1
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Project Data Table
Gross Site Area
Existing Land Uses:
Proposed Density (Gross)
Existing Zoning (Parcel B):
Proposed Zoning (Parcel B)
:
Proposed Project
+/- 13.2 acres
Residential >5-8 DU/Ac.
6.2 DU/Ac.
Multi-Family Medium (MF-M) with a PAD
Single Family Detached (SF-D) with a PAD
PUBLIC NOTIFICATION AND INPUT
The applicant held a neighborhood meeting on Tuesday August 21, 2012 at 6:00 p.m. in the KB
sales center that was attended by the applicant, his development team and twelve (12) property
owners owning property in other parcels of Copper Ranch. Questions on the proposed project
included:
o Are the plans shown they way the housing product will look?
o Number of units
o Any changes in the HOA fees due to fewer units
o Are there going to be any extra amenities, such as pools?
o Are these units going to be in the same trash/recycle pick up as them? Existing pick up is
tough as it is with all the street parking.
o If on the same schedule, I would like to see designated spaces for refuse and recycling
containers.
o Will there be ‘No Parking’ areas like by the pool now?
o How is this going to affect the current cycle of our front yard landscape maintenance as they
are currently behind schedule?
o Are we getting to the point of turning this over? (references made to transition of control
from KB Home to HOA)
o Questions about the type of commercial be develop on the corner vacant lot ensued
Staff will require an additional neighborhood meeting prior to bringing the request for the
Commission’s recommendation.
REZONING REQUEST
Rezoning (Z113-12): The proposed amendment to approximately 13.2 acres, parcel B of the
Copper Ranch PAD consists of:
1. Rezoning the gross acreage from the current Multi-Family Medium (MF-M) designation to
Single Family- Detached (SF-D) with a PAD overlay.
2. Deviations from the Single Family Detached (SF-D) zoning district standards from the Land
Development Code (LDC) including:
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o Reduction on the minimum lot size from 3,000 to 2,700 sq.ft.
o Rear setback reduced from 10’ to 0.
o Reduction in the separation between units from 10’ to 7’ (measured from the exterior
walls of the units).
o Increase in the lot coverage for the two/three-story 50% to 60%
Observations by staff on the 1 st review:
1. Development Services staff is still working with the applicant to address off-street
parking for this type of housing product (cluster housing) needed when on-street parking
is limited due to streets configuration and sanitation requirements.
2. Staff acknowledges the difficulty of developing the site as a multi-family project due to
its configuration and the site and landscape requirements of the multi-family designation
in the Land Development Code; however, wants to continue working with the applicant
and further evaluate the extend of the deviations proposed and ensure the proposal will
result in a quality cluster development.
3. Staff supports an increase in the maximum lot coverage of only 5% for the two/threestory
housing product only for open air accessory structures, open air attached patios, and
open air porches. New terminology is already defined in the Glossary of General Terms
in the Land Development Code per Town Council’s approved text amendment to Chapter
1, Division 2 Land Use Regulations, and Article 2.1 Single Family Residential Districts
in effect on July 6, 2013 (Ordinance N. 2433).
4. The development plan illustrates compliance with the green belt requirements along
Recker Road per the Gateway Streetscape standards, and adequate buffer from the
proposed residential to the future Community Commercial via a green belt and a street.
PROPOSITION 207
An agreement to “Waive Claims for Diminution in Value” Pursuant to A.R.S. § 12-1134 was
signed by the landowners of the subject site, in conformance with Section 5.201 of the Town of
Gilbert Land Development Code. This information is in the case file.
STAFF REQUEST
Staff requests Planning Commission’s input and direction on any of the items described above so
these applications may be brought back to the Commission for action on a future agenda.
Attachments:
1. Vicinity Map.
2. Current and proposed Zoning districts
3. Development Plan
4. Cluster layout
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