#3) DA-01-16 AMENDMENT TO DEVELOPMENT AGREEMENT

VILLAGES AT TULE SPRINGS PUBLIC HEARING

STAFF REPORT

To: Planning Commission Meeting date: January 13, 2016 Item: DA-01-16 Prepared by: Johanna Murphy GENERAL INFORMATION:

Applicant: KBSSOR Park Highlands, LLC Property Owner(s): KBSSOR Park Highlands, LLC Requested Action: Amend the existing Villages at Tule Springs

Development Agreement Purpose: To amend the land use plan and roadway

network to facilitate development of the master planned community.

Location: Generally bounded by Deer Springs Way, Losee

Road, Grand Teton Drive, and the Aliante Master Planned Community

Lot Area: 1,828" acres Comprehensive Plan: Master Planned Community Existing land use and zoning: Undeveloped; MPC, Master Planned Community Surrounding land use and zoning: North: Tule Springs Fossil Beds National Monument &

USFWS Desert National Wildlife Refuge; Open Space & O-L, Open Land West: Aliante Master Planned Community & Cram Middle School; MPC, Master Planned Community & O-L, Open Land East: Undeveloped; O-L, Open LandSouth: A mix of Residential and Commercial; O-L, Open Land (Development Agreement), R-CL, Residential Compact Lot, R-1, Single-Family Low Density, C-2, General Commercial Districts

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BACKGROUND INFORMATION: The applicant is requesting Planning Commission consideration to amend a component of the Development Agreement for the Villages at Tule Springs, specifically the land use plan. The specific changes are concentrated in Village One, north of CC-215 between Commerce Street and the Aliante Master Planned Community. Originally, the Villages at Tule Springs were part of a larger development called Park Highlands which was approved in 2006. In 2014 the west 600" acres were split from the larger eastern 2000" acres, with the first Amended and Restated Development Agreement. Then on June 3, 2015 the City Council approved the second Amended and Restated Development Agreement for the majority of the eastern portion as the Villages at Tule Springs. The Villages at Tule Springs agreement contained a proposed land use plan, and some primary land use entitlements. With this amendment the developers and City agreed to use the Subdivision Regulations and Zoning Ordinance (Titles 16 & 17) in effect on that date. The zoning code (Title 17.12.070.E) requires all major modifications to the development agreement to be heard by the Planning Commission and the City Council. A change in the previously approved land use plan constitutes a major modification and requires the Planning Commission to hold a public hearing and submit a recommendation to the City Council. With the previous land use plan the applicant submitted a spreadsheet that details the number of dwelling units that may be development on the individual parcels. With this amendment, a new spreadsheet has been submitted and is part of the proposed modification. DEPARTMENT COMMENTS:

Public Works: No comment. Fire Department: No comment. ANALYSIS: The majority of the proposed land use map is unchanged from the previously approved plan. The proposed changes are in Village 1, north of CC-215 and between Commerce Street and the Aliante Community. The changes include changing parcel sizes; the alignment of Elkhorn Road and Tule Springs Parkway; and the removal of a small parcel from the development. With the changes the applicant will add two association parks, each approximately 0.7 of an acre in size and change the locations of some of the proposed

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trails. The proposed changes in general are minor. However, the applicant is proposing a decrease in the acreage of the lowest density single-family residential land use (0-5 du / a) from 326.51 acres to 286.54 acres. This change is most notable adjacent to Aliante, where the SFR (0 - 5 du/a) land use was replaced by a higher density SFR (5 - 7.4 du/a). The development agreement allows a maximum of 8,683 dwelling units and the accompanying spreadsheet limits the parcel adjacent to Aliante to 6 du/a. With the allowable density transfers the density adjacent to Sun City Aliante could be as high as 6.6 du/a. Sun City has a density that is closer to 5.5 du/a and is more compatible with the lower density land use category. Approval Criteria: Planned Community Districts and Development Agreements Review Criteria for PCD District In order for property to qualify for PCD zoning, the master developer must demonstrate the potential for achievement of the following specific objectives during the planning and development process:

1. Ensure orderly planning for the development of large unsubdivided parcels of the city in a manner consistent with the city’s comprehensive master plan;

2. Ensure adequate provision of open space, recreational facilities, and other community amenities;

3. Provide exemplary community benefits;

4. Provide for an orderly and creative arrangement of land uses with respect to each other, to the entire master planned community, and to all adjacent land;

5. Provide for a variety of housing types, employment opportunities, and commercial services to achieve a balanced community for families of a wide variety of ages, sizes, and levels of income;

6. Provide for a planned and integrated transportation system for pedestrian and vehicular traffic, which will include provisions for transportation and roadways, bicycle and/or equestrian paths, pedestrian walkways, and other similar transportation facilities;

7. Encourage sensitive site planning and design with enhanced landscaping and other site amenities; and

8. Encourage high-quality structures in terms of community design standards, materials and layout.

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Review Criteria for Master Development Agreement In reviewing and acting upon proposed development agreement, review and decision-making bodies shall consider the following additional approval criteria for the development agreement:

1. Whether the benefit of the development agreement to the city outweighs its costs;

2. Whether the development agreement is required to mitigate impacts that would otherwise make the proposed development unacceptable; and

3. Whether the city has received adequate assurances that the development will go forward as planned.

In the event that the Master Development Agreement does not address a particular development or design standard, the generally applicable development standards set forth in Chapter 17.24 shall apply.

RECOMMENDATIONS: The Community Development and Compliance Department recommends that DA-01-16 be approved and forwarded to the City Council for final action. ATTACHMENTS: Letter of Intent Current Land Use Plan Proposed Land Use Plan Proposed Parcel Density Cap Spreadsheet Comprehensive Plan Map