Consideration and Approval of Preliminary Plat:  Request from IMH Special Asset 118 LLC, for the subdivision of approximately 47.36 acres known as The Wedge, into 47 single-family residential lots within the Rural Residential (RR) zone.

This is a request for preliminary plat approval for 47 single-family lots for the development known as The Wedge.

No financial liabilities are anticipated by the approval of this preliminary plat. 

There are no policy impacts affiliated with this preliminary plat.

COUNCIL GOALS:
Provide sustainable and equitable public facilities, services, and infrastructure systems in an efficient and effective manner to serve all population areas and demographics

REGIONAL PLAN:
-Policy LU.2.1. Design new development to coordinate with existing and future development, in an effort to preserve viewsheds, strengthen connectivity, and establish compatible and mutually supportive land uses.
-Policy OS.1.5. Integrate open space qualities into the built environment.

None

1. Approve the preliminary plat, as recommended by the Planning and Zoning Commission.
2. Approve the preliminary plat with new, modified or no conditions.
3. Deny the preliminary plat based on non-compliance with the Zoning Code, the Subdivision Code, and/or the Engineering Design Standards and Specifications for New Infrastructure.

The applicant, IMH Special Asset NT 118, LLC, is seeking preliminary plat approval for a 47-lot single-family residential subdivision. The Wedge is a property located on the west edge of the city limits adjacent to the Flagstaff Ranch Golf Club and south of the W.L Gore campus on Kiltie Lane. The property is known as The Wedge due to the triangular shape that tapers at the south end.

The subdivision will create 47 single-family residential lots within the Rural Residential (RR) Zone. The RR zone allows a gross density of one unit per acre where a public water supply and public streets are available to serve the property. The proposed lot sizes vary from .38 acres to .77 acres with an average of approximately .48 acres. In order to approve lots less than one acre in size, this application is using the Planned Residential Development option permitted in the RR zone utilizing the Single Family Estate building type conforming to the T3 Neighborhood 2 (T3N.2) transect zone development standards.

Planned Residential Development (PRD) is a permitted use in the RR zone. Division 10-40.60.280 (page 40.60-53) of the Zoning Code addresses specific use standards for Planned Residential Developments. PRDs may use different building types (i.e., Carriage House, Single-Family Cottage, Duplex) as part of an integrated site planning process in non-transect zones and for achieving gross densities on undeveloped land where substantial natural resources are present on the site. Division 10-50.110 of the Zoning Code provides standards for specific building types and specifies the transect zones in which they are allowed. The T3N.2 transect zone allows the Single-Family Estate building type in new neighborhoods. Single-Family Estate standards are located in Division 10-50.110.050 of the Zoning Code (page 50.110-9).

The Single-Family Estate building type permits a minimum lot area of 10,000 square feet (100’ minimum width x 100’ minimum depth). The lots within The Wedge subdivision comply with the minimum lot area. The preliminary plat complies with the Single-Family Estate standards (including open space, size/massing) and building form and placement standards such as setbacks and height allowed in the T3N.2 transect zone (Division 10-40.40.060 of the Zoning Code, page 40.40-21). The applicant has not developed typical home plans for this subdivison. These will need to be submitted in conjunction with the final plat applicaton to ensure compliance with the standards identified above. The PRD form standards do not include the necessary setbacks for accessory buildings. In this case, staff is recommending that all garages be setback a minimum of 35 feet from the front property line in order to comply with the Single-Family Estate building type. The garages may be attached with no more than a ten (10) foot wide breezeway (enclosed or unenclosed) in order to not be included within the maximum building width allowance.

Community benefits and considerations are explained in detail in the attached Planning and Zoning Commission report dated January 17, 2017.

Inform.  No public hearings or public outreach are required by either the Zoning Code or the Subdivision Code as part of the preliminary subdivision plat review process.