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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(No Transcript)
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(No Transcript)
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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.