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Home My WebLink About11/15/2005 Blue Sheet Gladden Farms Block 1 Preliminary Plat TOWN COUNCIL MEETING INFORMATION MEETING DATE: TOWN OF MARANA November 15,2005 AGENDA ITEM: J.8 TO: MAYOR AND COUNCIL FROM: Barbara C. Berlin AICP, Planning Director SUBJECT: Resolution No. 2005-145: Relating to Development; approving and authorizing a preliminary plat for Gladden Farms Block 1. DISCUSSION ReQuest and Commission History The applicant requests preliminary plat approval for a 95-lot single family detached home subdivision on approximately 21 acres within the Gladden Farms development. This project was presented to the Planning Commission on June 29, 2005 who recommended approval unanimously. Location The proposed subdivision will be located in Block 1 of the Gladden Farms block plat, directly south of Moore Road and east of Tangerine Farms Road. Zonin2 and Builder Information The zoning for Block 1 is R-6 (Single Family Residential, minimum lot size 6,000 square feet). The smallest lot size within this project is lot 11 at 6,015 square feet with an average lot size for the subdivision of 6,402 square feet. Gladden Forest L.L.C. does not yet have a builder for Block 1. Once a builder has committed to this Block, staff will review the proposed floor plans and elevations for conformance with the adopted residential design standards. Transportation This project will have one access off of the newly created Tangerine Farms Road and will internally connect to Block 2 to the east and Block 8 to the southeast. Block 1 will also provide a temporary ingress/egress to Moore Road through lot 19 until the construction of Tangerine Farms Road is completed and the main subdivision entrance located between lots 1 and 49 is operational. Park ReQuirements and Benefit Fee Area Block 1 requires a minimum of 17,575 square feet of improved recreation area. The active recreation area has been planned for a portion of Common area "C-l", which is located on the east side of the subdivision. This subdivision also provides a trail connection to the trail that runs along Tangerine Farms Road. PRV-04121 Gladden Farms Block I PP TC 101805.doc The off-site park and recreation requirement per the approved development agreement with Gladden Farms, L.L.c. has been modified with the adoption of the new Marana Park Benefit Area impact fee. The new fee was increased from $100 per unit to $822 per unit, payable at building permit issuance. Per the second amendment to the Gladden Farms development agreement, the developer has agreed to pay a school contribution of $900 per new residential dwelling unit. This will be paid to the Marana School District prior to the issuance of each building permit. ATTACHMENTS Planning Commission report, summary application, location map and plat reduction. RECOMMENDATION Staff recommends conditional approval of this preliminary plat for Gladden Farms Block 1. Staff has reviewed the application for compliance with the development agreement adopted by Resolution No. 2001-156 December 4, 2001, as amended by Resolution No. 2004-24 February 17, 2004, Resolution No. 2004-102 July 20, 2004, and Resolution No. 2004-172 December 21, 2004, the Marana Land Development Code, the Northwest Marana Area Plan and the Marana General Plan. This preliminary plat is in conformance with all required development regulations and conditions of zoning. RECOMMENDED CONDITION OF APPROVAL 1. All home models will conform to the Residential Design Standards adopted by Ordinance 2005.18 September 19,2005. SUGGESTED MOTION I move to approve Resolution No. 2005-145. -2- 111505 PRV-04132 Gladden Farms Block I PP TC MARANA RESOLUTION NO. 2005-145 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A PRELIMINARY PLAT FOR GLADDEN FARMS BLOCK 1. WHEREAS, on December 4, 2001 the Town of Marana adopted Resolution No. 2001- 155 approving the Final Block Plat for Gladden Farms, Book 55 Page 60; and WHEREAS, Gladden Forest L.L.C., the owner of Gladden Farms Block 1, has applied for approval of a preliminary plat for a 95-lot single-family home subdivision on 20.6 acres, including lots 1 through 95 and common areas "A-l"-"A-12", "B-l"-"B-5" and "C-l", and is generally located south of Moore Road and east of Tangerine Farms Road, within Section 34, Township 11 South, Range 11 East; and WHEREAS, the Town Council, at their regular meeting on November 15, 2005, determined that the Gladden Farms Block 1 preliminary plat should be approved. NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of Marana, Arizona, that Gladden Farms Blocks 1 preliminary plat is hereby approved with the following condition: 1. All home models will conform to the Residential Design Standards adopted by Ordinance 2005.18 September 19, 2005. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 15th day of November, 2005. ATTEST: Ed Honea, Mayor Jocelyn C. Bronson Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Maru13 Resolution No. 2005-145 AGENDA ITEM NUMBER: Vill.C.7 STAFF REPORT PLANNING COMMISSION June 29, 2005 CASE No.: PRV-04132 CASE NAME: Gladden Farms Block 1 Preliminary Plat Developer's Name: Gladden Forest, LLC Representative's Name: Rick Engineering Contact: James King Representative's Address: 1745 E. River, Ste. 101, Tucson, AZ 85718 Location of Request: Located in Block 1 of Gladden Farms, which is directly south of Moore Road and east of Tangerine Farms Road. Nature of Request: An application for Preliminary Plat review and approval for a 95-10t single family detached home subdivision. Site Size: 20.60 acres Zone District: R-6 (Single Family Residential, 6,000 sq. ft. min. lot size) Existing Use: Vacant Proposed Use: 95-10t single family detached home subdivision - site built homes Report Date: June 21, 2005 Project Planner: Lisa Shafer, Planner II SUMMARY OF APPLICATION The applicant is requesting preliminary plat approval of a 95-10t single family detached home subdivision on approximately 21 acres within the Gladden Farms Development. The proposed subdivision will be located in Block 1 of the Gladden Farms Block Plat, located directly south of Moore Road and east of Tangerine Farms Road, within Section 33, Township 1 1 South, and Range 11 East. The zoning for Block 1 is R-6 (Single Family Residential with a minimum lot size of 6,000 square feet). The minimum lot size within this project is 6,015 square feet with an average lot size of 6,402 square feet. Gladden Forest LLC does not yet have a builder for Block 1. Once a builder has committed to this Block, staff will review the proposed floor plans and elevations for conformance to the Northwest Marana Area Plan and the Gladden Farms Design Standards. This project will have one access off of the newly created Tangerine Farms Road and will internally connect to Block 2 to the east and Block 8 to the southeast. Block 1 will also provide a temporary ingress/egress to Moore Road through lot 19 until the construction of Tangerine Farms Road is completed and the main subdivision entrance located between lots 1 and 49 is operational. The typical street section for Block 1 is a 46 foot wide right-of-way, with 32 feet of pavement. The entry street section is a 60 foot wide right-of-way with a divided entry and 20 feet of pavement on the ingress and 16 feet of pavement on the egress. The Gladden design standards require all interior streets to be lined with trees. Each lot will have a tree planted along the street in addition to other front yard landscaping. The off-site park and recreation requirement has been met per an approved Development Agreement with Gladden Farms, LLC as noted in General Note #20. PAGE 1 OF3 The Land Development Code requires 185 square feet of improved recreation area per lot with in the subdivision. Block 1 requires a minimum of 17,575 square feet of improved recreation area. The active recreation area has been planned for a portion of Common area "C-I", which is located on the east side of the subdivision. The proposed recreation area is a play structure with ramada, BBQ and tables. The proposed park plan is in review by the Parks and Recreation director, and his approval will be required prior to the landscape plan being approved. This subdivision also provides a trail connection to the trail that runs along Moore Road. Per the second amendment to the Gladden Farms Development Agreement the developer has agreed to pay a school improvement in-lieu fee of $900 per new residential dwelling unit. This will be paid to the Marana School District prior to the issuance of each building permit. Common Areas "A" through "C" are being used for a variety of purposes such as drainage, recreation, trails and landscape. The intended use and size of all of the common areas are shown in note I on the preliminary plat cover sheet. Staff has reviewed the request against the requirements of the Marana Land Development Code, the Northwest Marana Area Plan and the Gladden Farms Design Standards. This preliminary plat is in substantial conformance with all required development regulations and design guidelines. There are a few minor technical issues to be resolved and staff will not place this project on the Council agenda until all issues have been sufficiently addressed. RECOMMENDED FINDINGS OF FACT 1. The property is currently zoned R-6, Single Family Residential-6,000 square feet minimum lot size. The proposed density is consistent this zone. This project is in compliance with all other development standards and requirements of the Marana Land Development Code, the Northwest Marana Area Plan and the Gladden Farms Design Standards. 2. The General Plan designation of this area is Medium Density Residential with 3.1 to 8.0 dwelling per acre. This proposal is consistent with the purpose and intent of the Town of Marana General Plan. 3. The subject site is a part of the growing residential development of Northwest Marana. This proposal does not appear to be detrimental to the immediate area and to the general health, safety, and welfare of the inhabitants of the area and the Town of Mar ana. I Staff Recommendation: Recommended Conditions: 1. Final acceptance by the Town Planning Department of minor technical revisions prior to the preliminary plat going to Council. 2. Final acceptance of the plat by Pima County Wastewater, prior to the preliminary plat going to Council. APPROVAL with conditions. CASE ANALYSIS REVIEW CRITERIA 1. Ability to comply with Development Regulations, i.e. Water, Sanitation, access, Developable Parcel, etc.: The current land use designation for the property is R-6. Adequate area exists for PAGE 2 OF 3 3. this development on this site. The development will be in compliance with the requirements of all agencies prior to action by the Town Council. Ability to comply with requirements of the Zoning Regulations, i.e. Lot size, Fronta~e, Setbacks, etc.: This proposal complies with all the requirements of the Marana Land Development Code and the Northwest Marana Area Plan for uses in the R-6 zone. Is consistent with the purpose of the Zoning Regulations and with the intent of the General Plan: This proposal is consistent with the purpose and intent of the Town of Marana General Plan. Compatible with the surrounding area, harmonious with character of the neighborhood, not detrimental to the immediate area or the development of the area, and not detrimental to the health, safety, or welfare of the inhabitants of the area and the Town of Marana: The subject property is within a new residential community and is consistent with existing and planned development adjacent to the site and in the surrounding neighborhood area. This proposal does not appear to be detrimental to the immediate area and to the general health, safety, and welfare of the inhabitants of the area and the Town ofMarana. 2. 4. Suggested Motion: I move to approve Case No. PRV-04132, the Preliminary Plat for Gladden Farms Block I subject to the conditions outlined in this staff report. PAGE30F3 Gladden Farms Block 1 Preliminary Plat CASE NO. PRV-04132 1000 0 1000 I Data Olsclaimer tn no event shall The Town of Maran. become liable to users ot these data, or any other party, for AnY loss or direct. indirect. special. incidental or conuquential damagn. including but not limited to time. money or goodwill. arising fiom the un or modification of the deta N + The Town of Miltana provldu this map Information "As Is" al the request of the user with the understanding that It I. not guatantud to be accurate. conect or complete end conclusions dravwn from such informMion are the rnponsibiJity of the user. REQUEST .' A request for preliminary plat approval of a 95-lot single family residential subdivision on approximately 21 acres, located south of Moore Road and east of Tan erine Farms Road. 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