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HomeMy WebLinkAboutPackets - Council Packets (85)Council Meeting Regular Session May 6, 2015 1 2 Town Council Meeting Announcements 3 Upcoming Meetings 4 5 6 Estates at Capella Final Plat Town Council May 6, 2015 Good evening Mayor members of the Council Our purpose is… FP is consistent with the TDP approved as part of the rezoning last year. 7 Vicinity Map Property is located… 8 Final Plat Lots Streets Common Areas Easements 120 lots FP is consistent with the TDP approved as part of the rezoning last year. 9 License Agreement Right-of-way Line Naranja Drive 10 11 La Cholla and Naranja Major General Plan Amendments Town Council May 6, 2015 12 Requests Land Use Map Amendment to Master Planned Community Adoption of Special Area Policies Deletion of Significant Resource Area 1A 1B La Cholla Blvd Shannon Road Naranja Drive Lambert Lane The purpose of tonight's hearing is to consider two amendments to the Town’s General Plan. Specifically, consider a change to the land uses along La Cholla Boulevard Agenda Item 1A - 182 acres on southwest corner Agenda Item 1B - 8 acres on northwest corner Although these are two separate cases, we are combining the presentations on them. At the conclusion of the public hearing, a separate vote will be necessary on each case. 1st General Plan Map Amendment to Master Planned Community with a variety of residential and non-residential land uses. 2nd Adopt Special Area Policies to implement the proposed MPC 3rd Delete Significant Resource Area 13 Existing Plan versus Proposed Plan 14 Process To Date Neighborhood Meetings April 15, 2014 August 13, 2014 September 10, 2014 Open House October 20, 2014 Planning and Zoning Commission Hearings October 7, 2014 November 20, 2014 Town Council Public Hearing December 10, 2014 Resident interest group meetings (4) Tonight’s Public Hearing is the culmination of a significant public process on these amendments. These cases had a series of four neighborhood meetings and open house last fall. They were considered at two well attended public hearing before the Planning and Zoning Commission On December 10th, Town Council held an extensive Public Hearing on the amendments. At the conclusion of the hearing in December, Town Council continued the requests to allow for further work on the amendments. Since that time, the applicant has met over four times with a resident interest group and has significantly modified the proposal. My comments tonight will focus on new information since the December 10th public hearing. At the December 10th meeting, I provided an extensive overview of the amendments, including detailed analysis of conformance of the amendments to the evaluation criteria, which I will not reiterate tonight. 15 Direction from Town Council on December 10th Southern boundary buffer Address traffic impact Eliminate Senior Care use Casas Church expansion area Commercial at northwest corner of La Cholla / Naranja Further work with neighborhood At the conclusion of the December 10th Public Hearing, Town Council provided direction to the applicant in six areas. To look closer at the southern boundary and incorporate measures to provide a better transition with the large lot areas to the south. To work to address the traffic impact of the development. To delete the proposed senior care use. To provide clarification of the areas proposed for the Casas Church expansion. To reduce the commercial at the northwest corner of La Cholla and Naranja. Finally, Town Council asked the applicant to work further with the neighborhood to address issues raised at the December 10th hearing I know the applicant is prepared to provide detailed comments on these six areas and therefore I will not reiterate information he will be providing. Our report to you tonight contains a detailed response on these six areas. On the next slide, I will provide a summary of changes made in the application since December 10th. 16 Further work with neighborhood Met 4 times with a resident interest group Modified amendments: Maximum number of homes 500 + 70 if commercial develops residentially Prohibits apartments Specific commercial districts and use limitations Medium density area (density, lot size and setback limits) Requirement for Planned Area Development including master studies Expanded single-story area in southwest area Enhanced buffer yard next to 200 foot natural open space area Award of La Cholla contract prior to grading Prohibits direct access to Cañada Hills Drive Met 4 times with a resident interest group Modified amendments: Maximum number of homes 500 + 70 if commercial develops residentially Prohibits apartments Specific commercial districts and use limitations Medium density area (density, lot size and setback limits) Requirement for Planned Area Development including master studies Expanded single-story area in southwest area Enhanced buffer yard next to 200 foot natural open space area Award of La Cholla contract prior to grading Prohibits direct access to Cañada Hills Drive The final item is not supported by staff as we believe discretion on the traffic control method at Canada Hills Drive should be left with the Town Engineer, based on engineering science. For this reason, this item is not included in the recommended Special Area Policies in the resolutions. We would point out that these policies go well beyond the scope of a general plan amendment and are more appropriately addressed as part of a rezoning when we have a tentative design for the project. For this reason, these policies may have unintended consequences and may require future amendments as this project develops. 17 Recommendation Approve Major General Plan Amendment to Master Planned Community Adopt Special Area Policies Delete the Significant Resource Area At the conclusion of their hearing on November 20th, the Planning Zoning Commission voted to recommend approval of the: Major General Plan Amendment to Master Planned Community Adoption of the Special Area Policies Delete Significant Resource Area As a reminder, you will need to vote separately on the two cases and motions have been provided separately for each case. Mayor, this concludes my presentation and I’ll now turn it over to the applicant. 18 Master Planned Community 19 General Plan Vision Statement To be a well planned community that uses its resources to balance the needs of today against the potential impacts to future generations. Oro Valley’s lifestyle is defined by the highest standard of environmental integrity, education, infrastructure, services, and public safety. It is a community of people working together to create the Town’s future with a government that is responsive to residents and ensures the long-term financial stability of the Town. The Vision Statement is a reminder balance need of entire community and greater good while trying to assure impacts to a local area are minimized The amendment provides for an efficient use of planned infrastructure and addresses the socio-economic goals expressed in the Vision Statement through the provision of nearby services in proximity to residential. 20 Notable General Plan Policies Policy 1.4.3 The Town reasonably wishes to be satisfied that sufficient demand exists before authorizing a higher land use intensity than the present zoning permits. Policy 1.3.2 The Town shall encourage new development to locate uses that depend on convenient transportation access (e.g. higher density residential and commercial) near major arterial streets.   Policy 1.2.1 The Town shall maintain Oro Valley’s predominately low-density character while considering the needs of financial stability and infrastructure efficiency. Policy 1.3.1 The Town shall encourage the location of residential neighborhoods close to activity centers compatible with residential uses, and vice versa. Want to emphasize the 2nd and 3rd: The proposed density / intensity of the planned development is consistent with the policy supporting higher density residential and commercial uses near major arterial streets. The planned expansion of La Cholla to a four lane desert parkway represents a significant public investment in infrastructure to serve this area. The proposed increase in planned intensity will promote the efficient use of this expanded infrastructure, in conformance with the General Plan policy. (The amendment is supported by 31 different policies of the Plan (not in conformance with 3). 21 Notable General Plan Policies Policy 5.4.1 The Town shall maintain a harmonious relationship between urban development and development of the transportation network. Policy 6.1.2 The Town shall continue to require that all new developments be evaluated to determine impacts on all public facilities within the Town, including but not limited to schools and roads. Such impacts shall be used as criterion in deciding the approval or denial of land use rezoning proposals Policy 7.2.3 The Town shall allow and encourage master planned communities that offer high-quality neighborhoods with a variety of residential densities and appropriately located commercial uses to serve the community. In these developments, ensure there are adequate transitions and buffers between uses. The 1st policy emphasizes having an appropriate relationship between the planned development and the transportation network. Expansion of La Cholla to a four lane parkway supports a moderate increase in density along this corridor. 22 Current Proposed Current and Proposed General Plan MPC Current (Variety low to moderate) Proposed Rural Low Density (0-0.3 homes / acre) Master Planned Community Low Density 1 (0.4 -1.2 homes / acre) Deletion of the Significant Resource Area Medium Density (2.1 – 5 homes / acre) Special Area Policies Public Semi-Public Commercial Open Space Significant Resource Area Master Planned Community is a land use designation in the General Plan intended for the planning of large properties and enables a higher level of specificity to address compatibility with the area. 23 Conditions in the community have changed? Near build out Other areas in planning phase Creates growth pressure in this area One change in the community is related to the level of growth we are seeing in the area, The Town is nearing build out. A lot of the land in the east has either been spoken for, is smaller parcels on Oracle Road or is currently in the planning process So a large percentage of the vacant land remaining in Oro Valley is along the La Cholla Corridor. One change in the community is the build out in other areas and the growth pressures it is creating along the La Cholla corridor 24 Conditions in the community have changed? Medium Density to east Transitions to rural / low density to west 511 lots added in this area since 2011 Tangerine Naranja Lambert La Cholla Shannon 20,000 7,000 6,000 – 10,000 3.3 Acre 1-5 Acre 3.3 Acre 3.3 Acre 8,000 20,000 7,000 Looking at the growth in this area with a little more focus….First, just to give a little context to this area in terms of the character of density… Moderate residential growth east of La Cholla with lot sizes generally ranging from 6,000 sq. ft. to ½ acre South is areas of lower density with lot sizes ranging from one to five acres. Areas to the west are characterized as rural and typically have lot sizes in the 3.3 acre plus size. So the big take away from this map is the graduation in density and intensity moving from the east to the west. Interesting parcel as it is right at the interface between suburban level densities to the east and rural densities to the west. The plan proposed by the applicant attempts to transition the density from medium to low across the property. We see this property as very similar to the east side where moderate densities exist. We also view the La Cholla corridor very similar to the character of La Canada, which is a four lane roadway. Development to the east actually continues to the east and fronts on La Canada. There has been a lot of new residential growth focused within the La Cholla corridor including Rancho de Plata, Rancho de Cobre, Saguaros Viejos, Meritage at Naranja and a planned development at the southeast corner of Lambert and La Cholla. All told, this recent activity will add 511 new homes along this corridor in the next few years, all within the medium density range. We do see a moderate increase in density would be compatible with the adjacent area, specifically the area to the east. 25 Conditions in the community have changed? 2005 General Plan Adopted 2006 Voters approved La Cholla funding 2015 Naranja 2017-19 La Cholla Tangerine Naranja Lambert La Cholla Another question to be answered is whether the expansion of La Cholla is a change in condition, warranting the amendment. In 2005, The General Plan was adopted and designated La Cholla as one of two major north-south arterials in OV – so it’s an important roadway for the community. It currently connects north to Tangerine Road, which is the major east-west arterial road in the community. In 2006, the voters approved funding for the expansion of La Cholla to a four lane road to Tangerine Road in 2021. The expansion has been be moved up based on existing and projected traffic in this area. The Town is entering the design phase which will continue until 2017. Construction of the roadway will begin in 2017 with a target completion date of July 2019. This year there are planned improvements to Naranja to improve the traffic congestion associated with the school. In this case, the Commission found that the funding of the expansion of La Cholla justifies reconsideration of the proposed land uses along this corridor. Again, this road has similarities to how La Canada has developed. 26 Conditions in the community have changed? This is picture of La Cholla south of Overton where the improvements have been completed This is the future of La Cholla Based on the projected increase in capacity and traffic on this roadway, the moderate increase in density will promote an efficient use of this infrastructure, which is consistent with General Plan policy. 27 Socio-economic betterment / community and environment compatibility Nearby services / employment Required ESL compliance Special Area Policies limitations mitigate impacts The second criteria the applicant must demonstrate compliance with deals with contributing to the socio economic betterment (or quality of life) of the community while achieving compatibility with the area and environment. This amendment will provide nearby commercial services which reduce impact to roadways with residents driving far for goods and services. Another element of the amendment which support this amendment is the employment created by the non-residential uses which will reduce commute times and reduce transportation costs for residents. In terms of environmental compatibility, this property, once developed will be compliant with the ESL regulations in terms of open space conservation, native plant preservation and protection of the natural washes In terms of compatibility, the applicant has provided a Low Density area on the western side of the property coupled with a 200’ open space buffer and a one story residential building height restrictions, use restrictions, unit cap and other policies to reduce impact and create compatibility. 28 Reflects Market Demand Policy 1.4.3 The Town reasonably wishes to be satisfied that sufficient demand exists before authorizing a higher land use intensity than what the present zoning permits. Medium Density Townhomes Commercial The third criteria asks the question of whether the request reflects market demand which will lead to community acceptance. Is there a market for what they are requesting. Included on the screen is also a General Plan policy related to market demand. As can be seen, the policy indicates that the town “reasonably” wishes to be satisfied that sufficient demand exists for the land uses proposed. So, an empirical market study not required by the General Plan. It should be acknowledged that market demand beyond the 2 year time frame is difficult to predict. It should also be acknowledged that demand and supply in a free market economy are never perfectly synchronized and a margin of supply above demand is normal. The applicant has submitted additional analysis relative to the market for the proposed uses. The applicant has their market analyst here to answer questions relative to the information supplied. 29 30 Will not impact the community without mitigation Low Density Open Space buffer One-story height restriction Use limitations Unit cap Other policies to mitigate impacts Lastly, the applicant needs to demonstrate that the amendment will not negatively impact the surrounding area or the community as a whole, without mitigation. This criteria looks at the relation of the project to the surrounding area in terms of compatibility and transition in land use. The applicant has proposed a low density area with a buffer and one-story limitation to address compatibility of the project with the rural areas to the west. The applicant has proposed a number of policies to mitigate impact including: Eliminating apartments Use limitiations Unit cap at 500 (+70) (down from 778 12/10 and 1044 originally) The applicant has met with the school district who has now provided a letter indicating that with the applicant agreement to complete a donation agreement that the school district should be able to accommodate the enrollment generated by this development. 31 Southern Boundary Buffer Single-story area expanded Medium Density area Limited to 3 homes per acre Minimum Lot Size 6,600 square feet 10,000 square foot lots on Lambert Lane 15 feet between homes on Lambert Lane 32 Address Traffic Impact Master Traffic Impact Analysis (TIA) required Improvements to support each phase No grading until award of La Cholla contract Traffic control methods at Cañada Hills Drive Applicant: No traffic directly from development Town Engineer: Traffic control based on TIA & engineering science 33 Eliminate Senior Care Uses / Clarify Casas Expansion Deleted as a stand-alone use Only permitted in conjunction with Casas expansion Casas Church Expansion area clarified Limited to 25 feet 34 Commercial Area at NWC Naranja and La Cholla Limited to C-N Uses Prohibits specific uses: Supermarkets Gas stations Convenience stores Auto service centers Alcohol and guns/ammunition sales as primary use Building height limited to 24 feet 35 Significant Resource Area Proceeded Town’s adoption of Environmentally Sensitive Lands regulations (ESL) in 2011 ESL establishes comprehensive environmental conservation standards Part of the application is to delete the Significant Resource Area designation. SRA was a precursor to the Towns comprehensive ESL regulations. Retention of the SRA will result in land uses developing at the lowest end of the density range (e.g medium 2.1, low 1.3) which does have a reduced environmental impact. Retention of the Significant Resource Area would also require incorporation of environmental mitigation strategies, something already covered under the Town’s ESL regulations. Beyond the density limitation, SRA does not add any additional measure of environmental protection when compared to the ESL regulations. Based on these factors, the Commission has recommended it’s removal. 36 Environmentally Sensitive Lands 95% Open Space (Critical Resource Area) 66% Open Space (RMA Tier 1) 25% Open Space (RMA Tier 2) As part of a MGPA, we look at the change in ESL Conservation Categories. The site contains 3 categories 95% Conservation – Washes and Riparian (Critical Resource Area) Highest resource value 66% Conservation - Lower resources and lower growth expectations (RMA Tier 1) 25% Conservation – Lower resources and moderate growth expectations The amendment if approved will still protect the washes at a 95% conservation rate The remainder will be conserved at a 25% conservation rate. 37 Amendment Evaluation Criteria The disposition of the General Plan Amendment shall be based on consistency with the vision, goals and policies of the General Plan, with special emphasis on compliance with the following criteria: -Conditions in the community have changed -Socio-economic betterment / community and environmental compatibility -Reflects market demand leading to community acceptance -Will not adversely impact community without mitigating impacts The applicant has the burden demonstrating that the amendments meet two measures: The amendments are consistent with the Vision, Goals and Policies of the General Plan The amendments are compliant with the four review criteria I’ll cover vision goals and notable policies first and then I will address staffs comments relative to compliance with the criteria 38 Special Area Policies 1-3 Planning unit boundaries are shown graphically. The actual boundaries extend to the centerline of adjacent rights-of-way or property boundaries as depicted on the Long Range Conceptual Master Plan dated April 22, 2015 and approved during the General Plan Amendment process. Lands outside the Critical Resource Areas shall be considered Resource Management Area Tier 2. At the time of rezoning, a master plan shall be prepared through the use of a Planned Area Development (PAD) zoning for the entire site, including: a. A Master Land Use Plan, which will formalize the Long Range Conceptual Master Plan dated April 22, 2015 and approved during the General Plan amendment process, and which will correspond to descriptions of the various land use categories proposed in the PAD. b. A Master Traffic Impact Analysis (TIA), which will outline roadway improvements that are anticipated to be necessary as the PAD develops. The Master TIA shall be updated with each individual Conceptual Site Plan proposed within the PAD, determining which, if any, roadway improvements are necessary to mitigate each development’s impacts. The TIA shall identify and substantiate traffic control methods to minimize or mitigate potential traffic impacts to Canada Hills Drive, which is a private roadway. The ultimate alignment of subdivision access roads and use of proposed traffic control methods are entirely subject to Town Engineer review and approval. 39 Special Area Policies 3-4 c. A Master Recreation & Trails Plan, which will schematically show bicycle and pedestrian circulation within the PAD. The Plan will also include schematic programming for the different recreational area nodes shown on the Long Range Conceptual Master Plan dated April 22, 2015 and approved during the General Plan Amendment process. d. A Master Environmentally Sensitive Open Space (ESOS) plan showing the placement of required open space within the entire future Planned Area Development area. ESOS within Resource Management Areas shall be located along adjacent Critical Resource Areas to the greatest extent practical, outside of Neighborhood Commercial – Office parcels. e. A Master Utilities Plan, which will show anticipated trunk utility extensions needed throughout the PAD. 4. The total maximum of permitted units is 500 for all areas designated as residential (including townhomes). The Neighborhood Commercial - Office properties at La Cholla and Naranja shall have a back-up designation of Medium Density Residential (MDR) (2.1 – 5.0 homes per acre), allowing an additional 70 units. The back-up designation of MDR may only be utilized once the remainder of the Master Planned Community residential parcels have been developed. 40 Special Area Policies 5-8 5. No apartments shall be permitted.  6. No Senior Care facilities shall be permitted, unless operated in conjunction with the expansion of the Casas Church. 7. No crematoriums shall be permitted. 8. Gun and ammunition sales shall not constitute the primary use within a business within the development. 41 Special Area Policies 9-11 9. For the northwest corner of La Cholla and Naranja Drives designated as Neighborhood Commercial - Office, all C-N uses enabled in Town zoning are permitted, except as provided below: a. Supermarkets, car washes, gas stations, auto service centers and convenience stores such as Circle K, 7-11 or similar are prohibited. b. Drive thru uses and other convenience uses subject to approval of a Conditional Use Permit. c. Back-up designation of Medium Density Residential (2.1 – 5.0 homes per acre) is permitted, with a cap of 30 units. d. Maximum building height shall be limited to 24 feet. e. Packaged alcohol sales shall not constitute the primary use within a business. 10. For the southwest corner of La Cholla and Naranja Drives designated as Neighborhood Commercial - Office, all C-1 uses enabled in Town zoning are permitted, except as provided below: a. Broadcasting station, fabric store, medical marijuana dispensary, video store, appliance repair, laundromat, car washes, auto service centers, convenience stores such as Circle K, 7-11 or similar, theater, or a major communications facility are prohibited. b. Drive thru uses and other convenience uses are subject to approval of a Conditional Use Permit. c. Back-up designation of Medium Density Residential (2.1 – 5.0 homes per acre) is permitted, with a cap of 40 units. d. Packaged alcohol sales shall not constitute the primary use within a business. e. Dry cleaners limited to drop off / pick up only, are permitted. 11. A 200 foot natural open space buffer shall be provided on the west boundary adjacent to existing residential areas as shown on the Long Range Conceptual Master Plan dated April 22, 2015 and approved during the General Plan amendment process. No trails shall be provided within this buffer area. 42 Special Area Policies 12-16 12. Homes shall be restricted to single story, not to exceed 20 feet in height along the west and south as denoted on the Long Range Conceptual Master Plan dated April 22, 2015 and approved during the General Plan amendment process. Expansions of the Casas Church campus in these areas shall be restricted to 25 feet in height. 13. Areas designated Medium Density Residential shall include perimeter buffer yards with enhanced vegetation (density and size) to screen lots along arterial roadways. Sizable native vegetation that is required to be transplanted, as specified in the zoning code, shall be placed in buffer yards. 14. The Park areas within the Master Plan shall count toward the recreation area acreage required by Town Code for residential development within the Master Plan. The Park areas shall be improved by the developer with a commensurate level of amenities as required by the Zoning Code. 15. The development shall substantially conform to the Long Range Conceptual Master Plan dated April 22, 2015 and approved during the General Plan Amendment process. 16. These Special Area Policies represent agreed upon elements as part of the general plan amendment to be reflected in the required Planned Area Development zoning.  These Special Area Policies should not be construed as the complete list of standards and requirements applicable to the Planned Area Development.  Additional development standards and requirements will be comprehensively addressed during the subsequent rezoning process.   43 Special Area Policies 17-20 17. Areas designated Low Density Residential shall include a perimeter buffer yard with enhanced vegetation (density and size) along the entire eastern edge of the 200 foot natural open space area adjacent to existing residences. Sizable native vegetation that is required to be transplanted as specified in the Zoning Code shall be placed in that eastern edge buffer yard. The intent of this enhanced buffer yard is to fill in any significant gaps in the native tree canopy within the 200 foot natural open space area, as viewed from the existing residences to the west. The enhanced buffer yard shall meet the Town’s 10 foot Bufferyard ‘A’ requirements. 18. Grading permits for the development shall not be issued until the contract for the Regional Transportation Authority’s widening of La Cholla Boulevard has been awarded to a contractor. 19. Traffic shall not be allowed to cross La Cholla Boulevard directly from the development to Cañada Hills Drive. 20. The 53 acre Medium Density Residential parcel on the north side of Lambert Lane shall be restricted to a maximum density of 3 homes per acre, requires a minimum lot size of 6,600 square feet and requires a minimum of 10,000 square foot longs along the north side of Lambert Lane with a minimum of 15 feet between homes. 44 45 OV114-014 & 015 TOWN COUNCIL HEARING 2015.05.06 46 47 48 49 50 51 52 53 54 55 56 57 58 59 (DC Ranch) 60 61 One 62 63 64 65 66