STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Chris Gilbert, Planning Manager
REQUEST:Title
A Request for Preliminary Subdivision Plat Approval for Grand Island Residential Estates, Creating 51 Residential Lots and an Additional Open Space Parcel A on Approximately 17.93 Acres in the Residential Estates/Planned Development (R-E/PD) District. (Chris Gilbert)
Body
GENERAL INFORMATION:
|
Application No.: |
24-4117 (23-01400008) |
|
Property Legal: |
107-83-100A |
|
Property Address: |
380 Beachcomber Blvd. |
|
Lot Size: |
17.93 Acres |
|
Applicant: |
Stuart Schmeling |
|
Owner: |
James Rohl, Aberdeen, SD |
|
Staff Project Manager: |
Chris Gilbert |
|
Current/Proposed Zoning: |
Residential Estates/Planned Development (R-E/PD), and Mixed-Use Neighborhood/Planned Development (MU-N/PD) |
|
Existing/Proposed Use: |
Vacant Land to Single Family Homes and Open Space |
|
Proposed Number of Lots/Units: |
51 Plus a Parcel A Open Space |
|
Density: |
2.84 Units/Acre |
SITE ANALYSIS:
The subject property consists of Parcel A and portions of Parcels B and C that together measure approximately 18 acres and are vacant and undeveloped and generally flat topographically. They are located on the Island at the northwest corner of the Grand Island Estates development near the western end of Beachcomber Boulevard. The subject property was rezoned by the City Council in January 2023, under Case 23-3586 to its current designation of Residential Estates/Planned Development along with a new General Development Plan that contained two conditions of approval as follows which the development appears to be able to conform to:
1. The development shall be limited to no more than 55 lots.
2. The minimum building setback for lots abutting the Grand Island Estates, Parcel D development, also known as Monticello Estates, shall be 20 feet.
Area, Zoning Maps, and the Development Plan are attached are attached.
APPLICATION BACKGROUND:
The subject properties are part of the Grand Island Estates development, approved in 1994, which consists of five developed single-family residential subdivisions (Parcels D, E, F, H, and I), a park (Parcel G), and the subject properties (Parcels A, B, & C).
This application covers approximately 18 acres and includes 51 detached, single-family homes on individual lots with an Open Space Parcel A. This area will be very similar to the existing residential areas in the Grand Island Estates development.
The existing Planned Development approved for Grand Island Estates also included five residential subdivisions (Parcels D, E, F, H, and I) that were approved for a maximum of 402 lots. These five subdivisions have been final platted with a total of 342 lots, which is 60 fewer than the 402 that were originally approved. The proposed development is for 51 residential lots, which, when added to the 342 existing lots, equals 393 lots; still less than the 402 lots originally approved.
The following exceptions to the R-E Zoning District standards were approved:
• Minimum lot area reduced from 15,000 square feet to 10,000 square feet,
• Side setback reduced from 10 feet to 5 feet, and
• Rear yard setback reduced from 20 feet to 15 feet, except for lots abutting Monticello Estates.
The requested exceptions are similar to what were granted to other single-family residential lots within Grand Island Estates developments. Staff supported the exceptions.
COMMENTS FROM OTHER REVIEWERS:
LHC Engineering: Approved with Comments. Comments must be addressed prior to Final Plat Submittal. Copies of the Traffic Impact Analysis and the Drainage Study are attached.
Traffic Study Comments:
1. The traffic study has no level of service study on the traffic light at Beach Comber Blvd and Lake Havasu Avenue and McCulloch which may be impacted.
2. Turning lane depth into the development shall be determined in the traffic study in both directions on frontage street (Right Turn Pocket and Left Turn Pocket).
Drainage Study Comments:
1. Report does not indicate the assumed depth of retention basin (3ft?). Provided Retention volume is 15 Acre-Ft and the Area of the retention pods are 5 Acres.
2. Percolation shall be taken into account for the time to drain for the basin. Report needs to include the time to drain based on percolation rate.
LHC Fire
Approved with Comments. Comments must be addressed prior to Final Plat Submittal
1. Structures inside this development are required to have residential fire sprinklers.
2. Fire hydrant utility plans and fire flow design documents will need to be reviewed prior
to final plat approval.
Mohave County Cartography Dept.
Approved with comments. Please address comments on final submitted plat.
1. There are 5-foot easements shown on the plat located on each side of the boundary line
shared between Lots 23 & 24. Is this easement to be identified like others on the plat (as a
10 foot PDE)?
2. On Lot 1 it is hard to view the Square Feet for that lot.
3. On Lot 3 it is hard to view both the Lot Number and the Square Feet for that lot.
4. The plat states that there is a “Possible 6’ Water Line” that appears to be located along the
North property lines of Lots 1, 2, & 3. Is there any documentation that supports this location?
5. The Sewer Line shown along the Eastern side of Parcel A, & Lots 24 & 25 doesn’t have
origination noted. Is this created per this plat or by a prior recorded instrument?
Unisource Electric
Approved with comments.
Unisource electric has no objections, with comments. It should be noted that:
1. The connections to Beachcomber Blvd from the subdivision boundary to the Beachcomber Blvd pavement at both entrances (where our main facilities will be placed) are currently owned by AZ State Lands. Unless the developer has some agreement with state lands, it could take uns electric up to 18 months to obtain a permit to make the connection from inside the subdivision out to the main road where our future trunk facilities will be located.
2. The 5' easement along the southern border will be an area where uns electric will not allow any fencing, structures, walls, or landscaping by parcel owners (it will need to be kept completely clear).
3. The proposed 10' pue between lots 23 and 24 will be treated the same way, with no fencing, structures, walls, or landscaping allowed in the entire 10' pue.
ATTACHMENTS:
Area Map
Zoning Map
General Development Plan
Preliminary Plat Map
Traffic Study
Drainage Study
STAFF RECOMMENDATIONS:
Staff recommends approval of the Preliminary Subdivision Plat for Grand Island Residential Estates, Containing 51 Residential Lots and an Additional Open Space Parcel A on Approximately 17.93 Acres in the Residential Estates/Planned Development (R-E/PD) District with the following conditions of approval:
1. Detailed engineering drawings to be submitted and approved by the City Public Works Department prior to Final Plat approval, including all sanitary sewer, waterline, fire line, drainageway, and roadway design plans.
2. Secondary access point from Beachcomber (shown on plat at southwest corner) to be connected through easement agreement or purchase agreement with Arizona State Land Department with copy provided to City staff.
3. All review agency comments contained in this staff report shall be addressed by the developer.
4. All conditions of City Council approval of the January 2023, General Development Plan that accompanied the Rezoning of the subject property shall be in force as follows:
a. The development shall be limited to no more than 55 lots.
b. The minimum building setback for lots abutting the Grand Island Estates, Parcel D development, also known as Monticello Estates shall be 20 feet.
c. Minimum lot area reduced from 15,000 square feet to 10,000 square feet. The 51 lots shown on the plat average well over 10,000 square feet, but 5 lots are slightly under 10,000 square feet (by 3% or less) and will require either readjusting lot sizes on the Final Plat or filing Minor Variance applications (prior to building permit issuance) in each individual case.
d. Side setback reduced from 10 feet to 5 feet.
e. Rear yard setback reduced from 20 feet to 15 feet, except for lots abutting Monticello Estates.
SUGGESTED MOTION:
I move to approve the Preliminary Subdivision Plat for Grand Island Residential Estates, Containing 51 Residential Lots and an Additional Open Space Parcel A on Approximately 17.93 Acres in the Residential Estates/Planned Development (R-E/PD) District with the following conditions of approval:
1. Detailed engineering drawings to be submitted and approved by the City Public Works Department prior to Final Plat approval, including all sanitary sewer, waterline, fire line, drainageway, and roadway design plans.
2. Secondary access point from Beachcomber (shown on plat at southwest corner) to be connected through easement agreement or purchase agreement with Arizona State Land Department with copy provided to City staff.
3. All review agency comments contained in this staff report shall be addressed by the developer.
4. All conditions of City Council approval of the January 2023, General Development Plan that accompanied the Rezoning of the subject property shall be in force as follows:
a. The development shall be limited to no more than 55 lots.
b. The minimum building setback for lots abutting the Grand Island Estates, Parcel D development, also known as Monticello Estates shall be 20 feet.
c. Minimum lot area reduced from 15,000 square feet to 10,000 square feet. The 51 lots shown on the plat average well over 10,000 square feet, but 5 lots are slightly under 10,000 square feet (by 3% or less) and will require either readjusting lot sizes on the Final Plat or filing Minor Variance applications (prior to building permit issuance) in each individual case.
d. Side setback reduced from 10 feet to 5 feet.
e. Rear yard setback reduced from 20 feet to 15 feet, except for lots abutting Monticello Estates.