MDP0601 and Z0601 Rio Mesa - PowerPoint PPT Presentation
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MDP0601 and Z0601 Rio Mesa
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Will be served by Fry Fire District. Connection to SV Sewer proposed ... Members in attendance: Brofer, Guy, Basner, Walters, Martzke, Ortega and Hudgins. ... – PowerPoint PPT presentation
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Title: MDP0601 and Z0601 Rio Mesa
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MDP-06-01 and Z-06-01 (Rio Mesa)
- An application for a Master Development Plan and
rezoning from TR-36 to GB and MR-1
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Background
- Property size 53 acres
- Location south side of Highway 90, east of
Sierra Vista Regional Health Center - Current Zoning TR-36
- Proposed Zoning 42 acres to MR-1 11 acres to
GB - Plan Designation Developing
- Growth Category A
- Proposed Uses 139 single family dwellings on
6,000 sf lots medical offices, retail, offices,
restaurant, personal and professional services
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Vicinity Map
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MR-1 139 single family dwellings on 6,000 sq. ft.
lots
GB
Flood Zone
Highway 90
Schrader Rd.
N
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Schrader
Highway 90
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Arizona Comfort Systems East of subject
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Jensen's -East of Subject
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Criteria Used to Evaluate Request
- Compliance with Master Development Plan
- Land Use/Concept Plan
- Compliance with Applicable Site Development
Standards - Adjacent Districts Capable of Development
- Compatibility with Existing Development
- Rezoning to More Intense Districts
- Adequate Services and Infrastructure
- Traffic Circulation
- Development Along Major Streets
- Water Conservation
- Unique Topographic Features
- Public Input
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Master Development Plan
- Will serve as template for future subdivision and
general business uses - Staff recommending a requirement for a more
detailed concept plan to address commercial area
in terms of parking, setbacks, access from
Highway and building footprints. - Surface hydrology shall be addressed in
subdivision process
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Adequate Services and Infrastructure
- Will be served by Fry Fire District
- Connection to SV Sewer proposed
- Schrader shall be improved to City standards as a
minor arterial
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Compatibility with Existing Development
- Area adjacent to businesses and high density
residential to the east - Density proposed (139 lots or 3.3 RAC) is
substantially less than MR-1 would allow (508
lots or 12 RAC)
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Traffic Circulation
- Traffic Impact Analysis submitted to ADOT with
proposal for improvements - Need to resolve number and/or distance of access
points off of Highway 90 as well as specific
improvements required by ADOT
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Unique Topographic Features
- Major wash area being set aside as open space
- Other acreage being set aside as open space
totaling 8.7 acres
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Projected Water Use
- TR-36 projected water use, as an average between
rural and urban use is estimated to be 32
acre-feet/year - MR-1 Zoning projected use, using urban standard
may be 44 acre-feet/year - Projected water use for GB difficult to estimate
except applicant is proposing low water use
businesses (offices, retail) - Projected overall use will be off-set by amount
(75 gpcd) that goes to Environmental Operations
Park for recharge (60) and potential storm water
recharge through a regional basin, as recommended
by City of SV
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- Public Input
- Citizen review process conducted by applicant did
not accurately describe project - Applicant received support from neighboring
business (AZ Comfort Systems) - Notification by the County, with an accurate
description of project and concept plan, yielded
no letters of protest or support
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Factors In Favor
- A master development plan provides the basis and
justification for the rezoning request to MR-1
and GB. - Rezoning to MR-1 with the condition that the
development be subject to the subdivision process
will ensure development issues such as wastewater
treatment, right of way, circulation, street
improvements and drainage are addressed. - Although the MR-1 Zoning District would allow a
maximum of 508 homes, this proposal is for a
maximum of 139 units on 6,000 sq. ft. lots. - This rezoning and subdivision will result in a
development and density that will be in character
with surrounding development.
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Factors In Favor (contd)
- The site abuts a major highway which is adequate
to handle the increased traffic with appropriate
safety improvements. - Urban infrastructure including sewer and water
systems and fire protection is available to
support more intense development. - The development will connect to the City sewer
system allowing 60 of the water to be recharged.
- There is no public opposition for this
development.
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Factors Against
- Properties south of the proposed development
zoned TR-36 will abut the proposed higher
densities. - There is a lack of resolution regarding
circulation and proposed access from Highway 90. - There is no public support for the project
received by the Department.
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RecommendationMDP-06-01/Z-06-01
At their regular meeting on March 8, the
Planning and Zoning Commission voted 7-1 (Guy
opposed) to recommend approval of both the MDP
and rezoning requests. Members in attendance
Brofer, Guy, Basner, Walters, Martzke, Ortega and
Hudgins.
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RecommendationMDP-06-01/Z-06-01
- Based on the Factors Favoring Approval, the
Planning Department recommends approval of this
rezoning request with the following conditions - Residential development limited to maximum of 139
units and will only be approved through
subdivision process. All development must be in
substantial conformance with MDP. - Prior to subdivision tentative plat approval or
the issuance of a non-residential building
permit, the applicant shall adequately address
the issues and concerns raised by ADOT with
regard to their approval of a final Traffic
Impact Analysis. - Prior to subdivision plat approval, applicant
must address sewer connection, Fry Fire
requirements, surface hydrology and future
alignment of Desert Shadows.
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RecommendationMDP-06-01/Z-06-01
- Conditions continued
- A Traffic Needs Study conforming to ADOT
standards and approved by ADOT for the future
installation of a traffic signal at Schrader. - Improvement and dedication along Schrader Road
the length of the subject property. - A detailed land use/concept plan meeting the
requirements of Section 2208.03 B1 to include
ADOT and County-approved access points for
ingress and egress and a list of water
conservation restrictions as conditions of
commercial leases.
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