STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Chris Gilbert, Planning Manager
REQUEST:Title
A Request for Preliminary Subdivision Plat Approval for Tract 2390, Villas Estates at Havasu Foothills, Creating 21 Residential Lots and Parcels A through D on Approximately 10.27 Acres in the Residential Estates/Planned Development (R-E/PD) District (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
25-4687 (24-01400001) |
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Property Legal: |
Portion of APN 113-01-032 |
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Property Address: |
N/A, Vacant Undeveloped Land |
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Lot Size: |
10.27 Acres Approximately |
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Applicant: |
Iris Development Services, PLLC |
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Owner: |
Villas Estates, LLC |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Zoning: |
Residential Estates/Planned Development (R-E/PD) |
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Existing/Proposed Use: |
Vacant Land/Single Family Homes and Open Space |
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Proposed Number of Lots/Units: |
21 Lots and Parcels A through D |
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Density: |
2 Units/Acre |
SITE ANALYSIS:
The 10.27-acre subject property is located near the northeast corner of the City in Phase II of Havasu Foothills Estates with access proposed through The Villas, Tract 2381. Vacant property zoned Residential Estates (R-E) lies to the west of this tract, which has been assigned Tract 2390. The Villas residential subdivisions that are zoned Mixed-Use Neighborhood (MU-N) are to the south and east. The City limits lie to the north which is property that is vacant and owned by the Arizona State Land Department. A major wash lies along the south side of the property that significantly constrains the entire development, pinching it between this wash and the City boundary to the north. The subject property is more properly described as:
T.14N., R19W., SEC. 33 POR OF THE N2 DESC AS FOLL: BEG AT THE 1/4 COR COMMON TO SEC 28 & 33; TH S89 DEG 37'11"E A DIST OF 1376.49' TO THE NE COR OR PAR A OF TRACT 2380 PHASE 2 OF THE VILLAS AT HAVASU FOOTHILLS; TH S37 DEG 41'17"W A DIST OF 183.41'; TH S46 DEG 31'20"W A DIST OF 232.65'; TH S88 DEG 26'59"W A DIST OF 203.65'; TH S74 DEG 37'18"W A DIST OF 288.72'; TH S31 DEG 26'57"W A DIST OF 599.95'; TH S43 DEG 12'28"W A DIST OF 266.95'; TH S65 DEG 43'25"W A DIST OF 143.57'; TH S76 DEG 15'30"W A DIST OF 151.83'; TH ON A NON-TANGENT 161.96' RADIUS ARC TO THE LEFT A DIST OF 158.40' THROUGH A CENTRAL ANGLE OF 56 DEG 02'02" WITH A CHORD BEARING OF S44 DEG 31'47"W AND A CHORD LENGTH OF 152.16'; TH S08 DEG 13'53"E A DIST OF 120.40'; TH S02 DEG 10'41"E A DIST OF 233.25'; TH S17 DEG 55'45"W A DIST OF 323.28'; TH N51 DEG 09'50"W A DIST OF 161.83'; TH ON A 666.00' RADIUS ARC TO THE RIGHT A DIST OF 192.00' THROUGH A CENTRAL ANGLE OF 16 DEG 31'04"; TH N19 DEG 00'00"E A DIST OF 263.00'; TH N 21 DEG 00'00"W A DIST OF 153.00'; TH N10 DEG 00'00"E A DIST OF 173.00'; TH N24 DEG 00'00"E A DIST OF 450.00'; TH N08 DEG 00'00"E A DIST OF 400.00'; TH N32 DEG 07'45"E A DIST OF 420.25' TO THE LINE BETWEEN SEC 28 & 33; TH ON SAID SEC LINE S89 DEG 42'05"E A DIST OF 74.00' TO THE POB. REPLATTED AS PARCEL A ON PP 039/094 REC 9/7/2022 FEE# 2022053674. CON'T 447,494 SQ FT (10.27 ACRES)
Area Map, Zoning Map are attached.
APPLICATION BACKGROUND:
The applicant submitted this subdivision preliminary plat for review in December of 2023, prior to the 2024 City Council code changes to the Subdivision code, which moved approval to administration instead of Planning Commission public hearings, in accordance with changes to Arizona state law. Therefore, this application is required to proceed in accordance with the codes that were in effect at the time of application acceptance, which required Planning Commission approval. The Final Plat application for this subdivision will be an administration review and approval when it is filed.
The lots in Tract 2390 are included in the cumulative 697 lot count for Havasu Foothills Estates. The City Council approved an amendment (Ordinance No. 24-1332) to the Planned Development Plan for the Havasu Foothills Phase II on May 14, 2024, following public hearings, to permit the lot sizes to be reduced in this Tract to a minimum of 12,000 square feet per lot with the maximum number of lots not to exceed 22 lots.
The only street through the Subdivision will be private. The Preliminary Plat has been reviewed by all City and outside agencies involved in the development, and their comments are listed in the next section.
Ordinance No. 24-1332, Preliminary Plat, Stormwater Plan, Water Distribution System Report, and the Wastewater Collection System Analysis are all attached.
COMMENTS FROM REVIEWERS:
Planning Department:
1. Add total acreage to the Legal Description on Sheet 1 of 2.
Mohave County Cartography Dept.
Please address comments on final submitted plat.
1. Sheet 1 of 2: Under the Dedication Certificate, are the owners only signing for “Villas Estates LLC” or are they also signing for “Villas at Havasu Foothills LLC”? The companies they appear to be signing for is only “Villas Estates LLC”
2. Sheet 2 of 2: The total distance along the Northerly line of the Subdivision appears to be the total of all the lengths from the N1/4 Corner to the NE Corner of the Section. There does not appear to be a total distance for the Northerly line, as is provided for the other sides of the Subdivision.
YARD SETBACKS THAT WILL APPLY TO THIS PLAT:
Standard Residential-Estate (R-E) zone setbacks will apply to this plat for all 21 lots.
ATTACHMENTS:
Area Map
Zoning Map
Ordinance No. 24-1332
Preliminary Plat Map
Stormwater Plan
Water Distribution System Report
Wastewater Collection System Analysis
SUGGESTED MOTION:
I move to approve the Preliminary Subdivision Plat for Villas Estates at Havasu Foothills, containing 21 residential lots and Parcels A through D on approximately 10.27 acres in the Residential Estates/Planned Development District.