HomeMy WebLinkAboutCouncil Presentation 02/20/2018 - GF II 2nd SP Amend TCGladden Farms II Second Specific Plan AmendmentTOWN COUNCIL / 20, FEBRUARY 2018
Gladden Farms II Second Specific Plan AmendmentCURRENT ACTIVITY•Four home builders within original Gladden Farms:Blocks 14 & 15 –KB HomesBlock 16 –Meritage HomesBlock 22 & 24 –RichmondAmerican & Lennar•Meritage anticipated to start construction in Blocks 7 & 13 next month•As all residential blocks built out or under construction, development in Phase II is to begin
Gladden Farms II Second Specific Plan AmendmentHISTORY•Gladden Farms II Specific Plan approved on March 7, 2006 (Ordinance No. 2006.03) –almost 12 years ago•First amendment to specific plan approved on December 19, 2006 (Ordinance No. 2003.35)•Proposed second amendment in response to changes in land development industry since 2006
Gladden Farms II Second Specific Plan AmendmentAmendment Request #1•Change land use designation of Block 35 from Single‐Family Detached 8, minimum 8,000 square foot lots to Single‐Family Detached 6, minimum 6,000 square foot lots with an average lot size of at least 6,600 square feet•Reduced lot size makes block more marketable to home builders today•Residential target count of 2,345 units per the Gladden Farms II Development Agreement to remain
Gladden Farms II Second Specific Plan AmendmentGLADDEN FARMS ZONING•12 out of 23 residential blocks zoned R‐6 (minimum 6,000 square foot lot size) or developed at 6,000 square foot lot size•Smallest average lot size is 6,420 square feet in Block 1•Overall average lot size of R‐6 zoned blocks is 6,940 square feet
Gladden Farms II Second Specific Plan AmendmentAmendment Request #2•Change land use designation of Block 34 from Commercial to Transitional Zone•Large amount of land zoned commercial within area•Less intensive land use allowing mixed‐use professional office and residential uses, with limited commercial activities
Gladden Farms II Second Specific Plan AmendmentAmendment Request #3•Reduce the private park area in Block 32 from 8.3 acres to approximately 2 acres•In exchange, master developer to construct lighted soccer facilities and dog park within Heritage River Park before 400thbuilding permit issued or 2 years, whichever comes first•Gladden Farms II Development Agreement to be amended to reflect terms of construction
Gladden Farms II Second Specific Plan AmendmentAmendment Request #4•Revise the collector roadway network to realign the eastern half of Mike EtterBlvd. and eliminate Pacheco Farms Road•Proposed traffic volumes to have adequate levels of service and provide appropriate turning movements and access•Amended traffic impact analysis has been approved by Traffic Engineering Division
Gladden Farms II Second Specific Plan AmendmentExisting Land Use Concept Plan Proposed Land Use Concept Plan
Gladden Farms II Second Specific Plan AmendmentQUESTIONS?
Gladden Farms As of February 2018•1,528 building permits issued out of 1,747 planned homes•219 remaining vacant lots•Four homebuilding companies active within the community•Elementary School opened in Fall 2016 for grades K‐6•Gladden Farms I and II have been paying off a $16.42 million assessment for the Town’s construction of Tangerine Road since 2008.•Gladden Farms II property purchased in 2006 ‐still undeveloped•Gladden Farms II Specific Plan approved in 2006, providing for 2,345 additional residential units and 182 acres of commercial land•Now seeking four revisions to the previously‐approved Specific Plan, with no increase in total density
Gladden Farms I Open Space•155 acres have been given to the Town for public Open Space•An additional 75 acres have been improved as fully‐landscaped Open Space with 17 private parks and over 10 miles of paved pathways. Although the Master Plan initially designated only one park, the development has ended up with a total of 17 private parks and one major public park.
Gladden Farms I Open Space•155 acres have been given to the Town for public Open Space•An additional 75 acres have been improved as fully‐landscaped Open Space with 17 private parks and over 10 miles of paved pathways. Although the Master Plan initially designated only one park, the development has ended up with a total of 17 private parks and one major public park.
Zoning Designations and Lot SizesA Block is never developed with all of the lots being as small as the zoning designation allows. Thus far at Gladden Farms, on average the lots have been 22% larger than required by the actual zoning designation.
Gladden Farms II Land Use•The single‐family residential portions of Gladden Farms II will be developed in the same manner as Gladden Farms I. The new residents will belong to the same Homeowners Association and be physically interconnected with pedestrian pathways and roadways. •To demonstrate this consistency, thus far two subdivision plats have been recorded within Gladden Farms II. With those plats, 5 additional acres of Open Space have been given to the Town, the average lot sizes exceed the required minimum size, and over 23% of the development Blocks have been dedicated as private Open Space with two new private parks. •Just like with Gladden Farms I, Gladden Farms II will be developed with significant additional Open Space, and will be completed with at least 12 new private parks ‐all of which will be owned and maintained by the Homeowner’s Association.•The titles of Gladden Farms “I” and “II” will be dropped and the entire combined community will all be referred to as simply “Gladden Farms”.
Block 34 Land Use Change•Current zoning for Block 34 is Commercial. •Gladden Farms II contains another 153 acres of Commercial property and Gladden Farms I contains an additional 42 acres of Commercial property.•Other proposed projects in the area have Commercial zoning for hundreds of acres that are well‐located at the I‐10 Interchange with Tangerine Road. •Block 34 change to Transitional would be reasonable based on large supply of Commercial property in the region, the foreseeable market conditions, and the location of this parcel.•Transitional zoning would allow less‐intensive business uses, while also allowing for mixed‐use professional office or residential use.
New Public Soccer Fields, Dog Parks and Revisions to Private Parks•12 acres of new public park improvements will be added to the existing Gladden Farms Community Park.•New park improvements will be public and available to the entire region.•New park improvements will consist of two full‐sized soccer fields, dog parks, lighting, parking, restroom facilities, landscaping, and interconnecting pathways.•Two new private parks will be added within Block 31 and Block 33.•The adjacent Block 32 private park will be reduced from 8 acres to 2 acres, with its previously planned uses being provided in alternative locations accessible to residents of Gladden Farms I and Gladden Farms II.
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces long term roadway maintenance for the Town
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park•Lot sizes will average at least 6,600 SF instead of 6,000 SF
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park•Lot sizes will average at least 6,600 SF instead of 6,000 SF•New Public Park Improvements and new private park improvements in exchange for reduced Block 32 Open Space
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park•Lot sizes will average at least 6,600 SF instead of 6,000 SF•New Public Park Improvements and new private park improvements in exchange for reduced Block 32 Open Space4. The public park improvements can be financed by the developer through the CFD
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park•Lot sizes will average at least 6,600 SF instead of 6,000 SF•New Public Park Improvements and new private park improvements in exchange for reduced Block 32 Open Space4. The public park improvements can be financed by the developer through the CFD •Reduces the park maintenance burden on the HOA for the Gladden Farms homeowners
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park•Lot sizes will average at least 6,600 SF instead of 6,000 SF•New Public Park Improvements and new private park improvements in exchange for reduced Block 32 Open Space4. The public park improvements can be financed by the developer through the CFD •Reduces the park maintenance burden on the HOA for the Gladden Farms homeowners•When the public park improvements are completed, will result in a park impact fee credit for Gladden Farms homebuilders
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park•Lot sizes will average at least 6,600 SF instead of 6,000 SF•New Public Park Improvements and new private park improvements in exchange for reduced Block 32 Open Space4. The public park improvements can be financed by the developer through the CFD •Reduces the park maintenance burden on the HOA for the Gladden Farms homeowners•When the public park improvements are completed, will result in a park impact fee credit for Gladden Farms homebuilders•Provides for an earlier completion date for the Town’s initial North Marana Sports Fields
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park•Lot sizes will average at least 6,600 SF instead of 6,000 SF•New Public Park Improvements and new private park improvements in exchange for reduced Block 32 Open Space4. The public park improvements can be financed by the developer through the CFD •Reduces the park maintenance burden on the HOA for the Gladden Farms homeowners•When the public park improvements are completed, will result in a park impact fee credit for Gladden Farms homebuilders•Provides for an earlier completion date for the Town’s planned North Marana Sports Fields•Adds highly‐regarded dog parks to the planned improvements
Reasons for Requested Revisions1. Block 34 ‐Zoning Change from Commercial to Transitional•Excess commercially‐zoned land in the area•Parcel is over a half mile from Tangerine Road•Transitional zoning is consistent with the adjacent Block 28•Transitional zoning provides more land use flexibility 2. Mike Etter Boulevard Realignment •Reduces infrastructure construction costs for the developer•Reduces roadway maintenance for the Town•Eliminates a planned traffic circle3. Block 35 ‐Zoning Change from SFD‐8 to SFD‐6•Will make this parcel more viable for homebuilders•No increase in units closest to existing homes•Increased size of internal Block 35 private park•Lot sizes will average at least 6,600 SF instead of 6,000 SF•New Public Park Improvements and new private park improvements in exchange for reduced Block 32 Open Space4. The public park improvements can be financed by the developer through the CFD •Reduces the park maintenance burden on the HOA for the Gladden Farms homeowners•When the public park improvements are completed, will result in a park impact fee credit for Gladden Farms homebuilders•Provides for an earlier completion date for the Town’s planned North Marana Sports Fields•Adds highly‐regarded dog parks to the planned improvements•Adds more overall park and open space path areas to the region