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Home My WebLink AboutOV1115002Tf GrWL oup Inc,. Michael Spaeth Town of Oro Valley 11,000 N. La Canada Drive Oro Valley AZ 85737 Engineering • Planning Surveying • Urban Design Landscape Architecture May o, 2015 �IAY 0 8 201� Re: Rancho Vistoso Neighborhood 5, Parcel F (Block 1) Minor General Plan Map Amendment & Planned Area Development Amendment OV114-01 WLB No. 185050-MT-05 Dear Michael, In conjunction with the submittal of the Rancho Vistoso Neighborhood 5, Parcels G, K, & V CSP submittal, please find the following items addressing our request on behalf of Mattamy Homes for a Minor General Plan and Planned Area Development (PAD) Map Amendment: ■ Ten (10) copies of the request Narrative. ■ Ten (10) copies of Open Space Trade Land Use —aerial. ■ Ten (10) copies of the existing & proposed Land Use Plan — General Plan. ■ Ten (10) copies of the existing & proposed Land Use Plan — PAD. If you have any questions or require additional information, please do not hesitate to contact via phone — (520) 881-7480 or email — mstuart(o-)_wlbgroup.com. Sincerely, THE WLB GROUP, INC. Matt Stuart Asst. Project Manager Paul Oland Ryan Huffman Josh Robinson Justin Smith Engineering • Planning . Surveying • Urban Design • Landscape Architecture Offices located in Tucson, Phoenix, Las Vegas • E-rnail, tucson@wlbgroup.com 4444 East Broadway • Tucson, Arizona 85711 • (520) 881-7480 • FAX (520) 881-7492 Introduction — Minor General Plan and Planned Area Development Map Amendment The portion of Rancho Vistoso Neighborhood 5, Parcel F (Block 1) identified in this request is part of a proposed residential subdivision of Parcels G, K, & V; located along the future extension of Moore Road, east of the Rancho Vistoso Boulevard and Moore Road intersection. The gross acreage of the proposed subdivision (G, K, V, and portion of F) is approximately 116 acres. Currently, the subject portion of Neighborhood 5, Parcel F (Block 1), is designated Open Space per the Rancho Vistoso Planned Area Development (PAD), and also per the Town of Oro Valley 2005 General Plan. It should be noted that the General Plan's land uses in this area were drawn to match the existing PAD land uses. The purpose of this Minor General Plan and PAD Map Amendment is to request a change in designation for a portion of the subject parcel. The requested reconfiguration will change approximately 3.5 acres of Open Space to High Density Residential within the General Plan; and approximately 3.5 acres of Open Space to Medium -High Density Residential within the Rancho Vistoso PAD. The proposed designations are consistent with the existing, surrounding land use designations, as well as the proposed subdivision development; where the amount of additional Common Area open space provided will be more than commensurate with the proposed Open Space amendment. The General Plan's HDR and PAD's MHDR designations area requested because those are the existing surrounding land use designations. A. Property Data Location: The property is located along the future extension of Moore Road, east of the Rancho Vistoso Boulevard and Moore Road intersection. Area of Property: —116 acres (G, K, V, and portion of F (Block 1)). Area of General Plan & PAD Amendment: -3.5 acres. Assessor Parcel Number: 219-21-627S Legal Description: A portion of Rancho Vistoso Neighborhood 5, Parcel F (Block 1) Existing Land Uses: The property is vacant. Existing Zoning: The property is currently zoned as Rancho Vistoso PAD: Open Space Existing Oro Valley General Plan Designations: Open Space Requested Oro Valley Zoning Designation: Rancho Vistoso PAD: Medium -High Density Residential (MHDR). Requested Oro Valley General Plan Designations: Change a portion of Open Space to High Density Residential (HDR). ILIMB Rancho Vistoso Neigh 5, Parcel F, Block 1— GP & PAD Map Amendment WLB No. 185050-MT-07 2 B. General Plan Amendment Criteria: In accordance with Section 22 of the Oro Valley Zoning Code Revised, the disposition of the General Plan amendment proposed shall be based on consistency with the vision, goals, and policies of the General Plan, with special emphasis on compliance with the following criteria: 1. The proposed change is necessary because conditions in the community changed to the extent that the plan requires amendment or modification. • The Town of Oro Valley is approaching build -out (Town of Oro Valley, AZ Annual Budget — FY 2014-2015), and as such builder interest in the subject property has increased. With a greater focus being placed on the property, details about the site's jurisdictional washes, slopes, and other environmentally sensitive elements have brought to light. In this case, these elements do not accurately align with the current land use designations and entitlements represented in the General Plan and Rancho Vistoso PAD. The MHDR-zoned portion of Parcels G, K, and V includes land that is more environmentally sensitive than the land within the Portion of Parcel F we are requesting to amend. As such, it is to the benefit of the community as a whole to preserve this portion G, K, V in the form of Common Area and allow the wash features to remain significantly intact. These features would be preserved in a manner that would promote their natural beauty for all residents and provide a superior recreational amenity in the form of a linear park or natural trail constructed along the wash. As part of the greater subdivision development, the subject property would provide the necessary transfer of development, through the dedication of common areas dedicated as open spaces, to ensure that the aforementioned environmental features are preserved while not diminishing from the planned and entitled residential neighborhood allowed under the General Plan and Rancho Vistoso PAD. 2. The proposed change is sustainable by contributing to the socio-economic betterment of the community, while achieving community and environmental compatibility. • This proposed amendment will allow the existing residentially zoned parcel to be developed within its planned density range while providing a greater degree of preservation than would otherwise be possible. No additional lots are proposed as a result of this amendment. The benefit of this amendment is primarily that the final configuration of open space will be more natural and less constrained. • The development will contribute to the long-term socio-economic betterment of the community by providing convenient high quality housing for employees of Oro Valley's growing businesses. • The change would enable the development to provide a more desired cluster residential design that adapts more easily to the environmental constraints of the property. Rancho Vistoso Neigh 5, Parcel F, Block 1— GP & PAD Map Amendment WLB No. 185050-MT-07 3 3. The proposed change reflects market demand which leads to viability and general community acceptance. • The Rancho Vistoso community has been an area of high demand for single family residential developers. In 2013, sales averaged over 10 units per month (source: Bright Future Real Estate Research — Oct. 2014), its highest monthly average since 2008. Real Estate websites such as Zillow and Movoto, show home prices having increased 5-7% over the last 12 months (Source: www.zillow.com — 911912014); verifying increased market demand within the area. Coupled with The Town of Oro Valley recently being ranked as one of the top 10 safest suburbs, and continually providing a nationally ranked education system, it is clear that increased market demand within the community will need to be addressed through future developments such as the one proposed. • The proposed change also reflects both the change in market demand and the desire of prospective homebuyers for a home that backs onto open space and a community designed with environmental constraints in mind. An increasing number of developers are opting into the Town's Environmentally Sensitive Lands Ordinance and taking advantage of the cluster residential design option. This satisfies both the Town's desire to preserve its most environmentally sensitive lands, and also meets the current market demand for homes that back onto open space and promote a sustainable design. The wash that we prepare to retain as Common Area open space is not a protected riparian area, or mapped open space, yet our research has proven that it should be substantially preserved. This amendment will allow preservation to occur without impacting the planned residential development density. 4. The amendment will not adversely impact the community as a whole, or a portion of the community without an acceptable means of mitigating these impacts through subsequent zoning and development process. • The proposed amendment ensures that the most environmentally sensitive lands within the subdivision development, such as the tributary water ways, natural washes, and unmapped riparian areas, are preserved and properly mitigated, while adequately buffering the future development from current residents. No portion of the community, nor the community as a whole will be adversely impacted by this Minor General Plan and PAD Map Amendment. DAUM Rancho Vistoso Neigh 5, Parcel F, Block 1— GP & PAD Map Amendment WLB No. 185050-MT-07 51 1 x 'ir .� �' ,. ,. yky de`":'.�4. ,... '.: `. •*': - Y -� � r .,•• i .':.� a - r. " - y .,<,,�lA �*; .a. i � `, -� � -th• F �h� i ->. 1r � :��' � ..4 �' g.1 �• - `� � �yj'+• ` .*t: r�. �'1.. ;yE • •r ��[•� yof � ;'•-�-., •�,i. 1� pr.�` .�, _ • � t �. J. � r r U , a i v roj�`.,y�"♦ - k`• _� ,� _ :`�•yi' ,IS •r' ,-II � �i�``."r{^a �.�if' �4 w,,�+C*� �. fy�`•:.i� �c .a� 'o < ` r. , t 7r .+ � •' �.4 r.. '�! : w � w fw '�# �1=yP, 1 1►" +" 1 ,�,' 4 .. _._ 1 �91 c- Y�. �a g _ - _ . r. •, � ,aL � j � � a ,� iiE''ay` ,'^G•'A �s _ w Pa•.<•- � - / y, � 'il Af OR Mr .l. ::l?. r 4. , • --+c t �t a t.. �4 �.. w.i�•t#.�.+�R'" _ , � • � �tiy.i� P V' � - '• - r � .. y ,.. .}y' r F"l �•�.. �" i : i'. t-Y• M. �Y'•,y, '4E r n Wash corriror is zoned for i development,but will be � x�, ,� t. ..��>• ,'�� , Il// (J//� J rz, iV"1 ;a ;• i • r, •4 w1 • � _ ^' ,' '% ,i! / e f dd .• ( / '.:. \ ii_.� •W , �* f i �` left as common area o en , ,, i. _ •1. �� a � ��•a"} S. �/�/ • C- J p ` • 14l ' 4- • a�i,�•� e - .s . �+�a•` ; $s;,, !` y ' ,- =g,••*,� ; t• , �•"'r- --'• a •'i a - e . �•; .:` i r 7 space The net acreage of :,..e.:.'t. , ,R+� _ xi, .- -==== •..;� '``, •��.,� open space will be greater ' s than current) design ted. : , , _ J i F ,.. • •. t:� i..: �•. :'i 1 �.t '�' i ` •�." __. ___ ___ �' _ 4a -/ -,ra F•' �• / .s�•�5T', _ �, ,�t•1,,IIY � r r7!" .r �.s�`«.,� ` .. � }f 'f yt,, r� ,< . •✓4 � � g. �': •:. 1�. } +.at��;' � xp; !�!'y��'�e� .�, t ��. wit •� �'S�.c '� � .. y q.• a .: '.: .,. ,•-iC'. .' �,. - ` � P, .,?`.: r' ., , ^ "Y :rr��'�C, ,. �� a• .�'. +514.',«�1.,. '� a�i��.*�. , '�,•w_ �,�'i,5d ''!-` -♦`. • • � � � ..,,,;, _ �.,• s s c : Yr� ' :� { ''� -. -ice c �'h -•'6'. . _ .. - � # "• �� + 'y. g • •14 'i ` •IP. T=', Y.. -1;, .' , . " a•9•'!,"a ... - .'N - • _ t'�1•` r 1, + • 7 ` a ._w :. .�!_• y., S. .. ;; -';,ry :, �.., t: _. �.. ram. , r.y, T� .sue _ _ _ t t .• 7- . - s:, . 'S e , yM,,a.`ry '.g� qy � t•A « r�i - ^E,. ' �: Ij'�I : f I - ywr .�,, •76}„#, �- ' ,,, + '� , � _.. �,, .II,.-, ,.�. • �.,. � `t+-'�N �' y .x ':, 6'{y -4: ��-� .. � �:: 'a' •�: �- t,-k.. � �# .• +wts; •.-' "� 4�. t»r1 �,� A .�� • k "Wi r �•f. �.�,� ,.`},� 'fir i, � �� ` � �'� �:� "'4iT 61 �♦ �i° � y. • •: - .. t P - . 11�'•':^.. ',r'? �` � _ �`; < . _-- " 0 4i 'tlR.C+# Sri .. • . ,. •€ 7 , • ;'A..- -* .. - .rr• is ,, .a. - ,,ty;':• j 1,� - yk , J , , • ' , 51M The PROPOSED PWLB LAN AND.urix AERIAL - L:M5050WeighSWT-07 2014 GP -PAD Amens SF Open Spa k5F Bb 1 LU Amld A l E.h dvg %b Apr. 20, 2015 r• III Existing 3 Gene I LI rp"°i 5 Existing "Open Space" 71 R� � ,wXCt �yg� N fYbm �YP • ♦t s � � ,•" tv N•, t'p Plan Land Use Map courtesy of Oro Valley GIS. Future "High Density Residential" (H.D.R.) Future "Common Area Open Space" Proposed N Jr « t «wye �#t °� f A+.aas at� #u�q°t 6� �x,•i k x, 6.� ��1'■ �...�Oro Valley Limits Maslen Punned Community ,° • General Plan Planning Area Resort /Golf Course Arroyo Grande Planning Area Neighborhood Commercial OlIfice GrovrthArea Imo^'^ Public lSemi-Public #. . «..Dt"'.2 ' ` �'` ; °"t y Urban Services Boundary Community 7 Regional Commercial i t «It t ; ""iw°» «i " General Plan Significant Resource Area Commerce ! Office Park t •, t„•t• Rural Low Density Residential (0 - 0.3 DUTAC) Sohcol ..e w Low Density Residential (0.4 - 1.2 DUrACI Open Space Low Density Residential (1.3 - 2 0 DILAC) Park t w ; « Medium Density Residential (2.1 - 5 DU1AC ) National Forest High Density Residential (5+ DU/AC) Undesignated Area L11 B5050We09MT.07 2014 GP -PAD A—dsZF Open Spa %51F Ei a 1 Gen Plan LU A—M Ei r,. g PIW1eC'. Apr. 23. 2015 L11 B5050We09MT.07 2014 GP -PAD A—dsZF Open Spa %51F Ei a 1 Gen Plan LU A—M Ei r,. g PIW1eC'. Apr. 23. 2015 • d, Ii Pronosed It Va The PROPOSED P.A.D. MAP AMENDMENT t 201SC423 WLB No. 185050-Mi 07 Group RV Neigh 5 Parcel G, K, V Map Amendment General Plan & PAD General Plan Minor Map Amendment Minor Map Amendment (up to 5 acres) PAD Map Amendment Map Amendment (up to 10 acres) Additional GIS Fee — applied to Open Space Trades Total FEES — Payable to Town of Oro Valley $ 2,400.00 $ 100.00 $ 2, 500.00 ESL% �B Rancho Vistoso Neighborhood 5, Parcel F —GP & PAD Text Amendment roup WLB No. 185050-MT-07 p`=�Y AAA OQ �f IF • I ► FOUNDED A99 b. Development and Infrastructure Services June 5, 2015 Paul Oland WLB Group 4444 E. Broadway Boulevard Tucson, Arizona 85711 Via Email: gpoland@wlbgroup.com Re: 1st Review: Mattamy Homes Minor General Plan Amendment and PAD Amendment, for proposed subdivision located on Rancho Vistoso Neighborhood 5 Parcels 5-G, 5-K and 5-V OV1115-002 and OV915-003. Dear Paul, Thank you for submitting the abovementioned project. General Plan Amendment/PAD Amendment 1. Engineering does not support the proposed MPA and PAD amendment based on the comments provided by Planning. See Planning comment letter for additional information. Should you have any questions, please contact me at (520) 229-4824. Sincerely, Josh Potter, P.E. Senior Civil Engineer cc: file OQO�PLIEY A,?/,>0 r kOUNDED 091p Development and Infrastructure Services June 1, 2015 Paul Oland WLB Group 4444 E. Broadway Boulevard Tucson, Arizona 85711 Via Email: gpoland@wlbgroup.com Re: 1st Review: Mattamy Homes Minor General Plan Amendment and PAD Amendment, for proposed subdivision located on Rancho Vistoso Neighborhood 5 Parcels 5-G, 5-K and 5-V OV1115-002 and OV915-003. Dear Paul, Thank you for submitting the abovementioned project. We look forward to working with you as we proceed through the process. Based on your recent submittal, staff offers the following comments. General Plan Amendment/PAD Amendment 1. Staff does not support the proposed open space trade as currently configured. The trade results in fragmented, less contiguous open space. Additionally, the 404 designated area within the existing wash represents an area where development is restricted. This area cannot be used to "trade" for other open space areas. Staff would like to discuss this proposal further with you in person at your earliest convenience. We look forward to assisting you with your proposal. Should you have any questions, please contact me at (520) 229-4812. Sincerely, 1141,61 Michael Spaeth, AICP Senior Planner Town of Oro Valley 520.229.4812 mspaeth@orovalleyaz.gov cc: file Y ,�po� TOWN OF ORO VALLEY DEVELOPMENT & INFRASTRUCTURE SERVICES DEPARMENT 11000 N. LA CANADA DRIVE, ORO VALLEY, AZ. 85737 PHONE: (520) 229-4800 FAX: (520) 742-1022 www.orovalleyaz.gov/dis •DED ��1 �• 1.2 GENERAL APPLICATION FORM office Use Only OV Case # ADvIlication T De Rf ,Aa,- General Plan Amendment ❑ Final Plat Rezoning/PAD Amendment ❑ Pre -Application ❑ Planned Area Development ❑ Zoning Verification- ❑ Conditional Use Permit ❑ Sign Criteria ❑ Zoning Code Amendment ❑ Sign - PAD Exemption ❑ Conceptual Site Plan ❑ Master Sign Program BY: ••"""""""" ❑ Conceptual Public Art ❑ Communication Facility —Tier 1 and 2 Minor ❑ Conceptual Architecture ❑ Communication Facility — Major ❑ Final Site Plan ❑ Revised Development Plan ❑ Conceptual Landscape Plan ❑ Other Subject Property Information: Address: Rancho Vistoso Neighborhood 5 Parcel/Tax Code: 219-21-627S Subdivision / Commercial Center Name: Parcel F, Block 1 Book / Page or Sequence Number: Lot Number(s) Legal Description: PTN I YG FLY & ADJ TO RAN .HO VISTOSO B VD 48 38 AC' SF(` 95-11-1� Section/Township/Range: 25. 11 S. 13E Area of Property: —17 acres Existing Land Use: Vacant Proposed Land Use: -Residential Applicant Information: Applicant *: * If more than one, attach list Name: Paul nlanri Firm: The WLB Group. Inc. Address: 4444 E. Broadway Blvd City: Tucson State: A_ Zip: 85711 Telephone: 520-881-7480 Fax: 520-881-7482 Email: gpoland@wlbgroup.com Property Owner(s) if different from Applicant *: Name: Attn: Ryan Huffman Firm: Mattamy-Tucson LLG Address: 6640 N. Oracle Road City: Tucson State. AZ Zip: 85704 Telephone: 520-297-6846 Fax: Email: ryan.huff man@mattamyhomes corn Consultant: Name: Address: Telephone: (Discipline) Firm: City: Fax: Email: 1 State: Zip: