development review board report - scottsdaleaz

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DEVELOPMENT REVIEW BOARD

REPORT Meeting Date: January 21, 2021 General Plan Element: CharacterandDesignGeneral Plan Goal: FosterqualitydesignthatenhancesScottsdaleasaunique

southwesterndesertcommunity.

ACTIONEstates on 128th Request by owner for approval of a Preliminary plat for 12‐lot single‐family

subdivision with Single‐family Residential, Planned Residential Development, Environmentally Sensitive Lands (R1‐18 PRD ESL) on +/‐5.05 acres and (R1‐35 PRD ESL) on +/‐4.96 acres, located at the southeast corner of N. 128th and E. Shea Blvd.

6‐PP‐2020

SUMMARYStaffRecommendationApprove, subject to the attached stipulations (Attachment #12)

ItemsforConsideration Conformance with Development Review Board Criteria – staff confirms

Integration of Sensitive Design Principles – staff confirms

E‐mail in opposition

BACKGROUND

Location: Southeast corner of N. 128th Street and E. Shea Boulevard

Zoning: Single‐family Residential, Planned Residential Development, Environmentally Sensitive Lands (R1‐18 PRD ESL) and (R1‐35 PRD ESL)

Adjacent Uses North: E. Shea Boulevard and Rio Montana single‐family subdivision East: Single‐family residential, undeveloped land South: Single‐family homes West: Basis charter school, constructed 2016

PropertyOwner Architect/DesignerMcDowell Citrus 100, LLC RVi Planning

Applicant EngineerAlex Stedman, RVi Planning Kimley‐Horn

Development Review Board Report | 6‐PP‐2020 of 3

DEVELOPMENTPROPOSAL The proposed development is a single‐family 12‐lot single‐family subdivision with a gated access on N. 128th Street. A large wash runs through the southeast portion of the site, which the proposal seeks to retain as natural area open space (NAOS).

DevelopmentReviewBoardCriteriaStaff confirms that the development proposal generally meets the applicable Development Review Board Criteria. For a detailed analysis of the Criteria, please see Attachment #10.

STAFFRECOMMENDEDACTIONStaff recommends that the Development Review Board approve the Estates on 128th preliminary plat per the attached stipulations, finding that the Character and Design Element of the General Plan and the Shea Character Area Plan, and Development Review Board Criteria have been met.

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Context Aerial 6-PP-2020Google Earth Pro Imagery

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ATTACHMENT #1

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Close-up Aerial 6-PP-2020Google Earth Pro Imagery

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ATTACHMENT #2

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Prepared:

09 / 30 / 2020

Revised:

12 / 04 / 2020

Prepared by:RVi Planning + Landscape Architecture120 South Ash AvenueTempe, Arizona, 85251(480) 994-0994

A twelve-lot, single-family residential subdivision located at the southeast corner of Shea Boulevard & 128th Street.

P R E L I M I N A R Y P L AT A P P L I C AT I O N

for Estates at 128th

Narrative

Prepared for:Desert Vista 100, LLC3321 East Baseline RoadGilbert, Arizona, 85234(480) 892-4492

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ATTACHMENT #9

Development TeamP R O P E R T Y O W N E R

Desert Vista 100, LLC3321 Baseline Rd.Gilbert, AZ 85234Phone: 480-586-2353Contact: Tom LemonEmail: [email protected]

P L A N N E R & L A N D S C A P E A R C H I T E C T

RVi Planning + Landscape Architecture120 S. Ash Ave.Tempe, AZ 85281Phone: 480-994-0994Contact: Alex StedmanEmail: [email protected]

E N G I N E E R

Kimley-Horn & Associates7740 N. 16th St. Suite 300Phoenix, AZ 85020Phone: 602-371-4533Contact: Curtis Brown, P.E., R.L.S.Email: [email protected]

L A N D U S E AT T O R N E Y

Rose Law Group, PC7144 D. Stetson Dr. Suite 300Scottsdale, AZ 85251Phone: 480-505-3938Contact: Jordan RoseEmail: [email protected]

E S TAT E S AT 1 2 8 T H

I. Project RequestA. Request to Consider the FollowingRVi Planning + Landscape Architecture, acting on behalf of Desert Vista 100, LLC is pleased to submit this request to approve a Preliminary Plat for a 12-lot single-family residential subdivision. The property consists of a 10.0-acre site located at the southeast corner of Shea Boulevard and 128th Street (see Figure 1: Context Aerial). In conjunction with this preliminary plat application, an application has been filed to amend the Site’s current zoning to a combination of R1-35 PRD ESL and R1-18 PRD ESL (Case: 20-ZN-2019) and the Site’s General Plan designation to “Suburban Neighborhoods” (Case: 6-GP-2019).

B. Existing Site ConditionsThe property is located at the southeast corner of 128th Street and Shea Boulevard. The property is currently vacant and undeveloped. Surrounding the property are existing homes (north, south), vacant property (east, south), and the BASIS High School campus (west). Shea Boulevard, a six-lane arterial roadway borders the entire northern frontage of the property and a natural wash corridor cuts diagonally across the southeast corner of the property. Existing vegetation on the site includes typical Sonoran Desert species including a large stand of cholla. A Native Plant Inventory and Salvage Plan has been completed as part of this Preliminary Plat application request.

Copyright RVi

Information furnished regarding this propertyis from sources deemed reliable. RVi hasnot made an independent investigation ofthese sources and no warranty is made as totheir accuracy or completeness. This plan isconceptual, subject to change, and does notrepresent any regulatory approval.

120 S. Ash AvenueTempe, Arizona 85281Tel: 480.994.0994www.rviplanning.com

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MCDOWELL CITRUS 100, LLC

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• CONTEXT AERIALSCOTTSDALE, AZ

ESTATES AT 128TH

SITESITESITESITESITESITESITESITESITESITESITESITESITESITESITESITESITE

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SAINTANTHONY ONTHE DESERTEPISCOPAL

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RIO MONTANAR1-7 ESL

SIERRAFOOTHILLSR1-18 ESL

SAINTBERNARDCATHOLICCHURCH

SUNRISETRAILR1-7

MCDOWELLMOUNTAINCHURCH

S A G U A R O D R I V E MAYO CLINICC-O SC ESL

R1-10 ESL

R1-43 ESL

R1-43 ESL

R1-43 ESL

R1-43 ESL

MONTACINO ATMCDOWELLMOUNTAINR1-5 ESL

SONORA VISTAR1-7 ESL

R1-43 ESLF I G U R E 1 , C O N T E X T A E R I A L


C. Project HistoryThis site was subject to a rezoning and platting process in 2013 and is currently approved to develop a 10-lot community with 5 homes backing onto Shea Boulevard and 5 homes backing to the residences to the south of the property (See Figure 2: Existing 2013 Final Plat). Despite the approval in 2013, this property has remained vacant and undeveloped for the past 7 years. The existing 2013 final plat is proposed to be improved from a new homebuilder’s perspective and the existing residential community to the south. These proposed changes are in keeping with the previous approval but will allow for a better land plan that will positively impact the area.

VACANTR1-43 ESL

VACANTR1-43 ESL

VACANTR1-43 ESL

RIO MONTANAR1-10 ESL

SIERRA FOOTHILLSR1-18 ESL

10' MULTI-USE PATHWAY (ALIGNMENT TO BE DETERMINED)

35' R/W

6' SIDEWALK

Shea Boulevard - 65' R/W65' R/W (EXISTING)

12' TRAFFIC CALMING ISLAND(IMPROVEMENTS WITHIN PROPOSED R/W)

Cochise Road - 20' R/W

40' PRIVATE STREET TRACT

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PRELIMINARY-NOT FOR CONSTRUCTION - COPYRIGHT LVA URBAN DESIGN STUDIO, L.L.C.Subject to engineering and City review and approval.

BLANDFORD HOMES

3/11/14

CONCEPTUAL SITE PLAN / SUBDIVISION PLAN

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CONCEPTUAL SITE PLAN / SUBDIVISION PLAN

LEGEND

SITE DATA

DEVELOPMENT ENVELOPE

SITE BOUNDARY

GROSS SITE AREA: 10.0 ACRES (+/-)CURRENT ZONING: R1-35 ESLPROPOSED # OF LOTS: 10GROSS DENSITY: 1.0 DU/ACPROPOSED DEV. STANDARDS: MAX. BUILDING HEIGHT: 24' / SINGLE STORY MIN. LOT AREA: 26,250 MIN. LOT WIDTH: 101' FRONT SETBACK: 30' SIDE SETBACK: 15' (NO CHANGE) REAR SETBACK: 35' (NO CHANGE)SHEA BLVD SCENIC CORRIDOR SETBACK: - 100' AVG. - 85' MIN.REQUIRED N.A.O.S.: 2.9 AC (29% of SITE)PROVIDED N.A.O.S.: 3.5 AC (35% of SITE)

VICINITY MAPVIA LINDA

SHEA BOULEVARD

124T

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REET

128T

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REET

130T

H ST

REET

136T

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SITE

MAYO CLINIC

DESERT MTN.HIGH SCHOOL

F I G U R E 2 , E X I S T I N G 2 0 1 3 F I N A L P L AT


R1-18 PRD5.91 Acres

Actual Density: 1.52Max. Density 1.87

R1-35 PRD8.92 Acres


R1-18 PRD5.05 Acres


R1-35 PRD4.96 Acres


10 ACRE PLAN - 12 LOTS 15 ACRE PLAN - 18 LOTS

120 S. Ash AvenueTempe, Arizona 85281Tel: 480.994.0994www.rviplanning.com

Copyright RVi

Information furnished regarding this propertyis from sources deemed reliable. RVi hasnot made an independent investigation ofthese sources and no warranty is made as totheir accuracy or completeness. This plan isconceptual, subject to change, and does notrepresent any regulatory approval.

NOT TO SCALE

01-08-2020

19001498

SCOTTSDALE, ARIZONA

• MIXED ZONING STUDYESTATES AT 128TH

This Preliminary Plat is for a 12-lots community on a 10.0 acre site resulting in a density of 1.2 dwelling units per acres (du/ac). This is in conformance with the Site’s General Plan land use designation of “Suburban Neighborhoods” which allows for densities of between 1 and 8 dwelling units per acre.

TA B L E 1 : D E V E L O P M E N T S TA N D A R D S P E R 2 - Z N - 2 0

Min. Lot Area 9,100 sf.

Min. Lot Width 65'

Min. Front Setback 23'

Min. Side Setback 6'

Min. Rear Setback 19'

F I G U R E 3 , Z O N I N G M A P

D. Zoning & General PlanThe Site’s zoning consists of a mix of R1-35 ESL PRD and R1-18 ESL PRD (see Figure 3: Zoning Map). The PRD development option allows for a reduction in base district development standards in exchange for enhanced natural open space protections. The site plan has been designed in accordance with the approved amended development standards and in accordance with the enhanced open space protections stipulated to part of the site’s zoning case (Case: 20-ZN-2019). Table 1, identifies the PRD development standards for the site’s two proposed zoning districts of which this application is in conformance with.


II. Development ProposalA. Development PlanThis Preliminary Plat request to replace the approved 2013 final plat will reconfigure the lots by concentrating the homes towards the interior of the community (See Figure 4: Proposed Site Plan). The proposed site plan provides 55% of the Site as common tract open space with 48% Site being dedicated as NAOS. This large provision of open space allows for significant open space buffers on all four sides of the community. The Estates at 128th community is planned to consist of 12 single-family residences, resulting in an overall density 1.2 dwelling units per acre (du/ac). The proposed density remains in conformance with low density character of the adjacent neighborhood and is guided by the goals and policies of the Shea Area Plan that supports transition density and housing types on properties proximate to Shea Boulevard. The project’s single access point will remain on 128th Street.

F I G U R E 4 , P R O P O S E D S I T E P L A N


C. CirculationSingle gated access will be provided off 128th Street. The entry has been designed to minimize conflicts with existing neighborhood and Basis Scottsdale traffic on 128th Street. The entry and gate designs are in conformance with City of Scottsdale design and engineering standards.

Internal roadways will conform to DS&PM Figure 5.3-20 Local Residential – Suburban Character (46-foot private tract) with one modification. Sidewalks will be provided on only one side of the east/west single-loaded streets. An additional 6-foot wide natural surface trail connection is proposed from within the community to the multi-use path along Shea Boulevard (see Figure 5: Circulation Plan).

Shea Boulevard is designated as Major Arterial road and will generally conform to DS&PM Figure 5.3-2 Minor Arterials – Suburban Character. This will not require any additional dedication of right of way in order to meet the half street cross section. Improvements will include a detached, meandering 8-foot wide concrete multi-use path.

128th Street has received significant improvements to accommodate Basis Scottsdale traffic. It is currently constructed with five travel lanes and complete curbs and gutters. This request includes the construction of 6-foot wide concrete sidewalk from the Shea intersection to the project’s entry gates as well as a 6-foot wide natural surface trail from the project entry to the site’s southern boundary. An existing traffic signal is located at the Shea Boulevard and 128th Street intersection.

Copyright RVi

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120 S. Ash AvenueTempe, Arizona 85281Tel: 480.994.0994www.rviplanning.comFor Illustrative purposes only. Subject to change without notice.

2020-06-15

19001498

SCOTTSDALE, ARIZONA


ESTATES AT 128TH • CIRCULATION PLAN0 25' 50' 100'

Vicinity Map

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R1-43

BASISSCOTTSDALE

R1-43

RIO MONTANAR1-7

R1-43

R1-43

SIERRA FOOTHILLSR1-18

~78 CFS WASH

~21 CFS WASH

SHEA BLVD.

128T

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DetentionArea

Existing PlattedCul-de-sac R/W

33' G.L.O.P.E. #1143502

P.U.E. & D.E. & W.L.E. & N.M.ACC.E.12' U.U.E.

6-foot public concrete sidewalk

6-foot private concrete sidewalk

8-foot concrete multi-use trail

6-foot natural surface trail

Residential fire turning radii

(16.5'-40.5')

Legend:

· Project entry meets City of ScottsdaleStandards per DS&PM Fig. 2.1-3 andDS&PM 2-1.802(2).

· Key switch, pre-emption sensor & knoxbox to be provided at community entry.

· All on-site street tracts to be designatedfire lanes.

· Fire lane surgace to support 83,000 lbG.V.W.

· Unobstructed vertical clearance to beminimum 13'-6".

Notes:

Pedestrian Gate

PedestrianGate

Key Switch &Preemption Sensor

Vehicular Gate

8' Concrete Multi-use Trail

Sidewalk provided on single sideof the street where single-loaded.

6' Natural Surface Trail

46' Private Street Tract

20'

20'

24'46'

Lot 1

Lot 1

Lot 3 Lot 4 Lot 5

Lot 6 Lot 7

Lot 12

Lot 11

Lot 8

Lot 9

Lot 10

6' Private Sidewalk

6' Public Sidewalk

F I G U R E 5 , C I R C U L AT I O N P L A N


D. Open SpaceThe proposed community meets and exceeds the Natural Area Open Space (NAOS) required for the site as identified on the Slope Analysis (See Figure 6: NAOS Plan). Site development is clustered at the center of the site, therefore providing meaningful NAOS and open space along the project’s perimeters to preserve natural features, provide wildlife corridors, and to respect adjacent property owners. Furthermore, the Applicant is proposing to protect the increased NAOS by providing tracts within the community, unlike the existing platted plan. Open space provided in tracts will ensure no future disturbance of the land.

F I G U R E 6 , N A O S P L A N

N A O S S U M M A R Y

A slope analysis was conducted identifying an original NAOS requirement. Given the site’s prominent scarring dating back prior to 1990 a reduction in NAOS has been applied per Section 6.1060.B.3. This calculation resulted in a NAOS requirement as 2.75 acres (29% of site). The Applicant has provided a total of 3.5 acres of NAOS. This exceeds the site’s NAOS requirement by 0.75 acres.

The site contains an incised wash that cuts across the properties southeast corner. The proposed site plan is designed to protect this wash using tracts and easements. A NAOS and drainage easement will be applied over the wash corridor Native plants are considered a significant environmental and theming feature of the future community. Areas identified as NAOS are to be preserved and enhanced with the development of this site, as well as efforts to salvage and relocate native plant material when possible. Densely vegetated areas like wash corridors and perimeter buffer areas will be the highest preservation priority.


S C E N I C C O R R I D O R O P E N S PA C E S E T B A C K S

Frontage open space will be protected through a variety of easements (see Figure 7: Scenic Corridor Plan). A 100-foot wide Scenic Corridor Easement will be dedicated along the northern boundary of the site along the Shea Corridor. All area within the outlined Scenic Corridor is being proposed as NAOS, this includes revegetated improvement to a currently scarred area near the northwest corner of the site. A 50-foot wide landscape buffer easement will be dedicated along the site’s 128th Street frontage. Together these buffers will help the project blend into its surroundings and protect the community from roadway noise.

100' SCENICCORRIDOR ESMT.

50' DESERTSCENIC

ROADWAYESMT.

0 25' 50' 100'

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120 S. Ash AvenueTempe, Arizona 85281Tel: 480.994.0994www.rviplanning.comFor Illustrative purposes only. Subject to change without notice.

2020-06-15

19001498

SCOTTSDALE, ARIZONA


ESTATES AT 128TH • SCENIC CORRIDOR / DESERT SCENIC ROADWAY EXHIBIT

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R1-43

BASISSCOTTSDALE

R1-43

RIO MONTANAR1-7

R1-43

R1-43

SIERRA FOOTHILLSR1-18

P.U.E. & D.E. & W.L.E. & N.M.ACC.E.12' U.U.E.

F I G U R E 7 , S C E N I C C O R R I D O R P L A N

E. Outreach EffortsAll property owners within 750-feet of the site and the Scottsdale Unified School District have been notified by first class mail, as well as via a sign posted on the site. A letter from the Scottsdale Unified School District was received, indicating that adequate facilities exist to support the increase in density. Details on outreach efforts are found in the Citizen Participation Report.


III. ConclusionIn summary, this request seeks to modify the 2013 approved and recorded final plat with a redesign of the land plan layout by internalizing all of the lots, preserving and protecting 100% of the Site’s NAOS within tracts, and providing essential privacy for the neighbors to the south and future homeowners. The proposed request carefully redesigns the property to allow for the best plan with special consideration of the surrounding area.

Estates at 128th proposes optimal density as requested by surrounding neighbors, increased NAOS with open space protected within tracts, large natural buffers along all four perimeters, lots reconfigured towards the center of the community eliminating the homes backing onto Shea Boulevard and homes backing directly to the neighbors to the south. This plan has taken the entire community into consideration during the thoughtful redesign and produces a living environment for future and existing residents while increasing the landscape quality through increased open space and natural buffers superior to the currently approved plan.

We respectfully request approval of this application which will result in the development of Estates at 128th.


Appendix A: Development Review Board Criteria

1. THE BOARD SHALL EXAMINE THE DESIGN AND THEME OF THE APPLICATION FOR CONSISTENCY WITH THE DESIGN AND CHARACTER COMPONENTS OF THE APPLICABLE GUIDELINES, DEVELOPMENT STANDARDS, DESIGN STANDARDS AND POLICIES MANUAL, MASTER PLANS, CHARACTER PLAN AND GENERAL PLAN.

The proposed development is in substantial conformance with Scottsdale’s General Plan Land Use designation of Suburban Neighborhoods. This designation consists of residential uses with natural desert settings and view corridors maximized by low building heights. The proposed 12-lot community respects the surrounding development by maintaining an appropriate density of 1.2 dwelling units per acre and by dedicating large portions of the site as N.A.O.S. Preserving natural washes and incorporating desert materials is consistent with the surrounding area’s character.

2. THE ARCHITECTURAL CHARACTER, LANDSCAPING AND SITE DESIGN OF THE PROPOSED DEVELOPMENT SHALL:

A. PROMOTE A DESIRABLE RELATIONSHIP OF STRUCTURES TO ONE ANOTHER, TO OPEN SPACES AND TOPOGRAPHY, BOTH ON THE SITE AND IN THE SURROUNDING NEIGHBORHOOD;

Estates at 128th will ensure that proposed structures are desirably screened through the combination of walls, landscaping, and perimeter buffers. These characteristics will ensure that the development blends into the surrounding area.

B. AVOID EXCESSIVE VARIETY AND MONOTONOUS REPETITION;

This property is defined by its undisturbed natural landscape and prominent wash corridor. The topography will provide opportunity for individuality from lot to lot, ultimately being tied together by an architectural character that provides variety and complements the desert setting.

C. RECOGNIZE THE UNIQUE CLIMATIC AND OTHER ENVIRONMENTAL FACTORS OF THIS REGION TO RESPOND TO THE SONORAN DESERT ENVIRONMENT, AS SPECIFIED IN THE SENSITIVE DESIGN PRINCIPLES;


Front and rear setbacks promote outdoor living environments for residents to enjoy Arizona’s climate year-round. Natural materials and desert landscaping are incorporated into the design to address the area's unique climate factors and Sonoran Desert environment.

D. INGRESS, EGRESS, INTERNAL TRAFFIC CIRCULATION, OFF-STREET PARKING FACILITIES, LOADING AND SERVICE AREAS AND PEDESTRIAN WAYS SHALL BE SO DESIGNED AS TO PROMOTE SAFETY AND CONVENIENCE.

Single entry and exit is provided onto 128th Street. The 12-lot community is not projected to significantly impact traffic on the surrounding streets.

E. IF PROVIDED, MECHANICAL EQUIPMENT, APPURTENANCES AND UTILITIES, AND OTHER ASSOCIATED SCREENING SHALL BE INTEGRAL TO THE BUILDING DESIGN.

Mechanical equipment, appurtenances and utilities will be screened in design with the communities’ architectural theme. Trash receptacles will be maintained by the homeowner and only seen on the street during pick up hours.

ATTACHMENT #10 Page 1 of 2

DEVELOPMENTREVIEWBOARDCRITERIAANALYSISPer Section 1.904. of the Zoning Ordinance, in considering any application for development, the Development Review Board shall be guided by the following criteria: 1. The Board shall examine the design and theme of the application for consistency with the design

and character components of the applicable guidelines, development standards, Design Standards and Policies Manual, master plans, character plan and General Plan.

The applicant states that the proposed development is in conformance with the General Plan with the residential density and protecting the natural desert by preserving the washes and large portions of the site as NAOS.

Staff finds that the proposed development is generally consistent with the Zoning Ordinance as well as the Character and Design element of the General Plan. Additionally, staff has found the Development Plan to be designed in conformance with the Design Standards & Policies Manual.

2. The architectural character, landscaping and site design of the proposed development shall: a. Promote a desirable relationship of structures to one another, to open spaces and

topography, both on the site and in the surrounding neighborhood; b. Avoid excessive variety and monotonous repetition; c. Recognize the unique climatic and other environmental factors of this region to respond to

the Sonoran Desert environment, as specified in the Sensitive Design Principles; d. Conform to the recommendations and guidelines in the Environmentally Sensitive Lands

(ESL) Ordinance, in the ESL Overlay District; and e. Incorporate unique or characteristic architectural features, including building height, size,

shape, color, texture, setback or architectural details, in the Historic Property Overlay District.

The applicant states that the residential subdivision is designed to be screened through the combination of walls, landscaping and perimeter buffers and blends in with the surrounding area. Natural materials and desert landscaping are incorporated into the design of the subdivision.

Staff finds that the proposed residential subdivision promotes desirable relationship to the existing single‐family homes and school in the surrounding area. The site is within the Environmentally Sensitive Lands Overlay (ESL) and conforms with the site design requirements of this Overlay and incorporates the Sensitive Design Principles. This site is not within a Historic Preservation Overlay.

3. Ingress, egress, internal traffic circulation, off‐street parking facilities, loading and service areas and pedestrian ways shall be designed as to promote safety and convenience.

The applicant states that the proposed development has a single entry and exit onto N. 128th Street and the proposed 12‐lot subdivision is not projected to significantly impact traffic.

Staff finds the ingress, egress, internal traffic circulation and pedestrian ways have been designed to promote safety and convenience.

4. If provided, mechanical equipment, appurtenances and utilities, and their associated screening shall be integral to the building design.

The applicant states mechanical equipment, appurtenances and utilities will be screened.

of 2

Staff finds that the residential development will be required to screen all mechanical equipment.

5. Within the Downtown Area, building and site design shall: a. Demonstrate conformance with the Downtown Plan Urban Design & Architectural

Guidelines; b. Incorporate urban and architectural design that address human scale and incorporate

pedestrian‐oriented environment at the street level; c. Reflect contemporary and historic interpretations of Sonoran Desert architectural traditions,

by subdividing the overall massing into smaller elements, expressing small scale details, and recessing fenestrations;

d. Reflect the design features and materials of the urban neighborhoods in which the development is located; and

e. Incorporate enhanced design and aesthetics of building mass, height, materials and intensity with transitions between adjacent/abutting Type 1 and Type 2 Areas, and adjacent/abutting Type 2 Areas and existing development outside the Downtown Area.

This criterion is not applicable.

6. The location of artwork provided in accordance with the Cultural Improvement Program or Public Art Program shall address the following criteria: a. Accessibility to the public; b. Location near pedestrian circulation routes consistent with existing or future development

or natural features; c. Location near the primary pedestrian or vehicular entrance of a development; d. Location in conformance with Design Standards and Policies Manual for locations affecting

existing utilities, public utility easements, and vehicular sight distance requirements; and e. Location in conformance to standards for public safety.

This criterion is not applicable.

ATTACHMENT #11 Page 1 of 1

DEVELOPMENTINFORMATIONZoningHistoryThe site was annexed into the City in 1975 (Ord. #891) and recently zoned to the Single‐family Residential, Planned Residential Development, Environmentally Sensitive Lands (R1‐18 PRD ESL) and (R1‐35 PRD ESL) zoning designation under 20‐ZN‐2019.

CommunityInvolvementWith the submittal of the application, staff notified all property owners within 750 feet of the site. In addition, the applicant has been in communication with property owners surrounding the site. Staff has received one e‐mail in opposition.

ContextLocated on the southeast corner of N. 128th Street and E. Shea Boulevard, the site is situated in an area of primarily residential uses. The site is bounded on all sides with residential zoning.

ProjectData Existing Use: Vacant land previous platted under prior zoning

Proposed Use: Residential single‐family subdivision

Parcel Size: +/‐ 10 acres

Building Height Allowed: 24 feet measured from natural grade (single‐story)

Building Height Proposed: 24 feet measured from natural grade (single‐story)

Natural Area Open Space Required: 3.5 acres

Natural Area Open Space Provided: 3.54 acres

Density Allowed R1‐18 PRD ESL: 1.87 DU/AC

Density Proposed R1‐18 PRD ESL: 1.39 DU/AC (7 units)

Density Allowed R1‐35 PRD ESL: 1.04 DU/AC

Density Proposed R1‐35 PRD ESL: 1.01 DU/AC (5 units)

CASE NO. 6-PP-2020

Version 8‐17 ATTACHMENT #12 Page 1 of 5

Stipulationsforthe

DevelopmentReviewBoardApplication:

Estateson128th

CaseNumber:6‐PP‐2020

These stipulations are intended to protect the public health, safety, welfare, and the City of Scottsdale.

APPLICABLEDOCUMENTSANDPLANS:

1. Except as required by the Scottsdale Revised Code (SRC), the Design Standards and Policies Manual (DSPM), and the other stipulations herein, the civil construction documents and plat shall substantially conform to the following documents:

a. The Preliminary Plat submitted by Kimley‐Horn, with a city staff date of 12/14/2020.

b. The Natural Area Open Space (NAOS) analysis exhibit and plan submitted Kimley‐Horn, with a city staff date of 12/14/2020.

c. The conceptual landscape plan submitted by RVi Planning + Architecture, with a city staff date of 12/4/2020.

d. Case Drainage Report for Estates at 128th; submitted by Curtis Brown of Kimley‐Horn and Associates, accepted on 12/16/2020.

e. Case Grading and Drainage Plan for Estates at 128th; submitted by Curtis Brown of Kimley‐Horn and Associates, accepted on 12/16/2020.

f. Water System Basis of Design Report for Estates at 128th; submitted by CURTIS BROWN OF KIMLEY HORN, accepted on 12/10/2020.

g. Wastewater System Basis of Design Report Estates at 128th; submitted by CURTIS BROWN OF KIMLEY HORN, accepted on 12/10/2020.

RELEVANTCASES:

Ordinance

A. At the time of review, the applicable Zoning case for the subject site was: 20‐ZN‐2019.

ARCHAEOLOGICALRESOURCES:

Ordinance

B. Any development on the property is subject to the requirements of Scottsdale Revised Code, Chapter 46, Article VI, Section 46‐134 ‐ Discoveries of archaeological resources during construction.

SUBDIVISIONPLATREQUIREMENTS

SUBDIVISIONDESIGN:

Ordinance

CASE NO. 6-PP-2020


C. BUILDING HEIGHT LIMITATIONS. No building on the site shall exceed 24 feet in height, measured as provided in the applicable section of the Zoning Ordinance and buildings shall not exceed one (1) story.

D. SOUND BARRIER PERIMETER WALL. Maximum height of the walls along E. Shea Boulevard and N. 128th Street shall not exceed eight (8) feet in height measured from natural grade and shall be located outside the Scenic Corridor Easement on E. Shea Boulevard and the Desert Scenic Roadway Easement on N. 128th Street.

STREETDEDICATIONS:

E. On the final subdivision plat, and prior to the issuance of a permit for the development project, the owner shall make the following fee simple right‐of‐way dedications to the City of Scottsdale:

F. Stipulations per Case 20‐ZN‐2019:

i. RIGHT‐OF‐WAY DEDICATIONS. Prior to issuance of any permit for the development project, the

property owner shall make the following fee‐simple right‐of‐way dedications to the City of

Scottsdale:

a. COCHISE ROAD. Additional roadway dedication to be made as shown on the Preliminary

Plat by Kimley‐Horn with a COS date 6‐16‐2020.

G. On the final subdivision plat, and prior to the issuance of a permit for the development project, the owner shall make the following private street tract dedications to the property owners association consisting of property owners within the subdivision of the development project:

i. LOCAL RESIDENTIAL PRIVATE STREETS. All local residential private streets shall be contained within a subdivision tract of land that has minimum total width of forty (46) feet with minimum fifty (50)‐foot radius cul‐de‐sacs, and dedications to the property owner’s association consisting of property owners within the subdivision of the development project.

EASEMENTDEDICATIONS:

DRBStipulations

2. Prior to the issuance of a permit for the development project, the owner shall dedicate the following easements to the City of Scottsdale on the final subdivision plat:

a. A sight distance easement to the City of Scottsdale on the final subdivision plat where a sight distance triangle(s) in conformance with figures 5.3‐26 and 5.3‐27 of Section 5.3 of the DSPM cross on to the property.

b. SCENIC CORRIDOR EASEMENT LOCATION AND DEDICATION. Prior to issuance of any permit for the development project, the property owner shall dedicate a minimum 100‐foot‐wide continuous Scenic Corridor Easement to the City of Scottsdale along the development project’s E. Shea Boulevard frontage, as measured from the edge of right‐of‐way. Unless otherwise approved by the Development Review Board, the area within the Scenic Corridor Easement shall be left in a natural condition.

c. DESERT SCENIC ROADWAY EASEMENT LOCATION AND DEDICATION. Prior to issuance of any permit for the development project, the property owner shall dedicate a minimum 50‐foot‐wide

CASE NO. 6-PP-2020


continuous Desert Scenic Roadway Easement to the City of Scottsdale along the development project’s N. 128th Street frontage, as measured from the edge of right‐of‐way. Unless otherwise approved by the Development Review Board, the area within the Desert Scenic Roadway Easement shall be left in a natural condition.

d. A continuous Public Non‐Motorized Access Easement to the City of Scottsdale to contain the public sidewalk in locations where the sidewalk crosses on to the lot.

INFRASTRUCTUREANDIMPROVEMENTREQUIREMENTS

WALLSANDFENCES:

Ordinance

H. Walls within an intersection and driveway sight distance triangle and/or a traffic safety triangle shall

conform with Section 5.3 of the DSPM.

NATURALAREAOPENSPACE(NAOS):

Ordinance

I. NATURAL AREA OPEN SPACE. The developer shall dedicate a minimum of 3.5 acres of Natural Area Open Space in common area tracts.

DRBStipulations

3. NAOS that is dedicated over a Public Utility Easement shall be considered as revegetated NAOS.

LANDSCAPEDESIGN:

DRBStipulations

4. Prior to the issuance of a permit, the owner shall submit landscape construction documents that demonstrate how the salvaged vegetation from the site will be incorporated into the design of the landscape improvements.

EXTERIORLIGHTINGDESIGN:

Ordinance

J. All exterior luminaires shall have integral lighting shield and be directed downward, including landscape lighting.

K. Any exterior luminaire with a total initial lumen output of greater than 3050 shall be directed downward and comply with the Illuminating Engineering Society of North America (IES) requirements for full cutoff.

DRBStipulations

5. All exterior luminaires for parking lot and site lighting shall comply with the IES requirements for full cutoff and shall be aimed downward and away from property line except for sign lighting.

a. Incorporate the following into the project’s design:

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i. The maintained average horizontal luminance level, at grade on the site, shall not exceed 1.5 foot‐candles. All exterior luminaires shall be included in this calculation.

ii. The maintained maximum horizontal luminance level, at grade on the site, shall not exceed 6 foot‐candles. All exterior luminaires shall be included in this calculation. All exterior luminaires shall be included in this calculation.

iii. The initial vertical luminance at 6‐foot above grade, along the entire property line shall not exceed 0.3 foot‐candles. All exterior luminaires shall be included in this calculation.

b. The total lumen per luminaire shall not exceed 24,000 lumens.

STREETSANDRELATEDINFRASTUCTUREIMPROVEMENTS:

Ordinance

L. All street infrastructure improvements shall be constructed in accordance with this City of Scottsdale Supplement to MAG Specifications and Details, and the Design Standards and Policies Manual.

M. Prior to the issuance of a building permit for the development project, the owner shall submit and obtain approval of civil construction documents to construct the following improvements:

i. E. Shea Boulevard.

a. Construct a minimum eight (8)‐foot wide multi use path (concrete) along the site frontage.

ii. N. 128th Street.

a. Construct a minimum six (6)‐foot wide concrete sidewalk to be off‐set from the back of curb along the site frontage from E. Shea Blvd. to the southern parcel boundary.

iii. E. Cochise Road.

a. Construct north half‐street and cul‐de‐sac improvements (curb, gutter, sidewalk, pavement, etc.) in accordance with the COS Rural Road Standards.

DRBStipulations

6. All public sidewalks shall be integral colored concrete to match Davis, San Diego Buff.

7. All curb ramps for public and pedestrian sidewalks that intersect public and private streets, or driveways that intersect public and private streets, shall have truncated domes that are colored to match Frazee Western Reserve (8617N) color, or Sherwin Williams (SW7055) Enduring Bronze (246‐C7).

MULTI‐USETRAILSANDPATHS:

DRBStipulations

8. MULTI‐USE PATH IMPROVEMENTS. Prior to issuance of any Certificate of Occupancy for the development project, the property owner shall construct a minimum six (6) foot wide multi‐use path along N. 128th Street, and as shown on the submitted subdivision plat with the city staff date of 6/16/2020. The alignment of the path shall be subject to approval by the city’s Zoning Administrator, or designee, prior to dedication. The path shall be designed in conformance with the Design Standards and Policies Manual.

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9. MULTI‐USE TRAIL IMPROVEMENTS. Prior to issuance of any Certificate of Occupancy for the development project, the property owner shall construct a minimum eight (8)‐foot wide multi‐use path (concrete) along E. Shea Boulevard, as shown on the submitted subdivision plat with the city staff date of 6/16/2020. The alignment of the trail shall be subject to approval by the city's Zoning Administrator, or designee, prior to dedication. The trail shall be designed in conformance with the Design Standards and Policies Manual.

DRAINAGEANDFLOODCONTROL:

DRBStipulations

10. All headwalls and drainage structures shall be integrally colored concrete to blend with the color of the surrounding natural desert.

11. Submit a final drainage report that demonstrates consistency with the DSPM and the case drainage report accepted in concept by the Stormwater Manager, or designee.

WATERANDWASTEWATERSTIPULATIONS:

DRBStipulations

12. Existing water and sewer service lines to this site shall be utilized or shall be disconnected at the main pursuant to the Water Resources Department requirements.

ADDITIONALINFRASTRUCTUREANDIMPROVEMENTITEMS:

Ordinance

N. CONDUIT. Prior to final inspection, construct two (2) two‐inch conduits within the E. Shea Boulevard right‐of‐way along the project frontage for City owned communication fiber, with 7 handholes near the southeast corner of N. 128th Street and E. Shea Blvd. and one at the eastern end of the installed conduit run, to the satisfaction of Inspection Service staff.

O. STREET POLES. Prior to final inspection, existing galvanized streetlight poles along the E. Shea Blvd. frontage shall be repainted Frazee Clover (4704D) or equivalent, to the satisfaction of Inspection Services staff.

Q.S.28-59

Zoning Aerial 6-PP-2020Aerial

dmcclay

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ATTACHMENT #13

RVi Planning + Landscape Architecture • 120 South Ash Avenue • Tempe, AZ 85281 • 480.994.0994 • www.rviplanning.com

October 7, 2020 RE: Estates at 128th – Neighborhood Notification Letter Dear Neighbor/Property Owner: We are Land Planners and Landscape Architects assisting with the design of a proposed new community located near your property. The project is located on approximately 10.0 acres at the southeast corner of 128th Street and Shea Boulevard. The property owner, Desert Vista 100, LLC is an entity affiliated with Blandford Homes. Blandford Homes is a local homebuilder specializing in luxury homes. Within the coming weeks, we will be submitting an application on the owner’s behalf to the City of Scottsdale requesting approval of a Preliminary Plat to develop twelve (12) lots on the site for an overall density of 1.2 dwelling units per acre. This request is in conformance with the site’s existing zoning designations of R1-35 PRD ESL and R1-18 PRD ESL. It is also in conformance with the site’s existing General Plan land use designation of “Suburban Neighborhoods”. As depicted on the Conceptual Site Plan (on reverse), vehicular access to the property will be through a single gated

entry on 128th Street. Interior street and lot placements have been designed to maximize perimeter open space buffers

and to minimize disturbance to the wash at the southeast corner of the site. Over a third of the project site area will be

dedicated as Natural Area Open Space (NAOS) which will be primarily located around the site’s perimeter to serve as

a buffer to adjacent properties.

If you have any additional questions or comments regarding this preliminary plat application proposal, please contact

me by email ([email protected]) or by phone at (480) 994-0994. You may also contact Doris McClay who is the

planning coordinator for the project with the City of Scottsdale by email ([email protected]) or by phone at

(480) 312-4214 and reference pre-application #469-PA-2019.

Sincerely,

Annie Vos Annie Vos

RVi Planning + Landscape Architecture [email protected]

(480) 994-0994

mberry

Date

dmcclay

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ATTACHMENT #14

mberry

Date

1

McClay, Doris

From: Thomas Emmick <[email protected]>Sent: Thursday, October 15, 2020 4:07 PMTo: McClay, DorisSubject: Re: Automatic reply: "Estates at 128th"

External Email: Please use caution if opening links or attachments! Doris McClay, That is the same plat they had in their letter to me. My comments and opposition to these ridiculously small lots remain the same as in my original email. The original plan from a number of years ago that was approved at least had larger lots with easements between lots. These houses will be on top of each other with this proposal, and that is not in keeping with this area. Lane shoved Basis down our throats now we get this proposal thrown at us! Thank God his term as Mayor is nearing an end. I see the lawyer for this developer is the same as for Basis, interesting! Tom Emmick

On Oct 15, 2020, at 2:42 PM, McClay, Doris <[email protected]> wrote: Hi Thomas The applicant for Estates on 128th have submitted the preliminary plat for a 12‐lot single‐family subdivision with the approved rezoning. Here is the link to the case fact sheet: https://eservices.scottsdaleaz.gov/bldgresources/Cases/Details/51432 Let me know if you need more information. Thanks Doris McClay Senior Planner Current Planning 7447 E. Indian School Road Scottsdale, AZ 85251 Tele: 480-312-4214 Subscribe to Scottsdale P & Z Link newsletter <image001.png> <image002.png>

From: Thomas Emmick <[email protected]> Sent: Thursday, October 15, 2020 2:37 PM To: McClay, Doris <[email protected]> Subject: Re: Automatic reply: "Estates at 128th"

External Email: Please use caution if opening links or attachments! Doris McClay, Now that you are back in your office, I would appreciate a reply! Tom Emmick

dmcclay

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ATTACHMENT #15

2

On Oct 9, 2020, at 10:05 PM, McClay, Doris <[email protected]> wrote:

I will be out of the office from Thursday, October 8th through Tuesday, October 13th. If you have questions, please call Jesus Murillo at 480-312-7849. Thank you.

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