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1
Planning Commission Study Session
TO: PLANNING COMMISSION
FROM: ASHLEE MACDONALD, AICP, SENIOR PLANNER
(480) 503-6748, [email protected]
THROUGH: CATHERINE LORBEER, AICP, PRINCIPAL PLANNER
(480) 503-6016, [email protected]
MEETING DATE: MAY 2, 2018
SUBJECT: A. GP17-1018, HAMPTON COURT: REQUEST FOR MINOR
GENERAL PLAN AMENDMENT TO CHANGE THE LAND USE
CLASSIFICATION OF APPROXIMATELY 6.95 ACRES OF REAL
PROPERTY GENERALLY LOCATED AT THE NORTH OF THE
NORTHEAST CORNER OF RAY ROAD AND VAL VISTA DRIVE
FROM RESIDENTIAL > 0-1 LAND USE CLASSIFACTION TO
RESIDENTIAL > 5-8 LAND USE CLASSIFICATION.
B. Z17-1029, HAMPTON COURT: REQUEST TO REZONE
APPROXIMATELY 6.95 ACRES OF REAL PROPERTY,
GENERALLY LOCATED AT THE NORTH OF THE NORTHEAST
CORNER OF RAY ROAD AND VAL VISTA DRIVE FROM
APPROXIMATELY 6.95 ACRES OF MARICOPA COUNTY
RURAL 43 (RU-43) ZONING DISTRICT TO APPROXIMATELY
6.95 ACRES OF TOWN OF GILBERT SINGLE FAMILY
ATTACHED (SF-A) ZONING DISTRICT WITH A PLANNED
AREA DEVELOPMENT OVERLAY ZONING DISTRICT.
STRATEGIC INITIATIVE: Community Livability
To allow the development of 52 single family, one story residential dwelling units adjacent to
non- residential uses.
3
2
RECOMMENDED MOTION
A. No motion requested, and
B. No motion requested.
OWNER Company: Valray Development Court LLC; 13810 Val Vista LLC; c/o Hampton Court LLC
Name: Bob Speirs
Address: 890 W. Elliot Road #104
Tempe, Arizona 85233
Phone: 602.689.9122
Email: [email protected]
APPLICANT
Company: Bowman Consulting Group
Name: Troy Peterson
Address: 2595 W. Washington St. Ste 108
Tempe, Arizona 85281
Phone: 480.629.8830
Email: [email protected]
BACKGROUND/DISCUSSION
History
Date Description
December 2003 Special Use Permit was approved in Maricopa County for Animal
Boarding (Z2003-118 APN No. 304-26-639 and 304-26-001S).
Overview
The applicant is requesting to change the land use classification and zoning of an approximately
6.95 subject site that is generally located north of the northeast corner of Val Vista Drive and
Ray Road from Maricopa County Rural 43 (RU-43) zoning district to Town of Gilbert Single
Family Attached (SF-A) zoning district with a Planned Area Development overlay and to modify
required standards and ultimately allow the development of a 52 residential dwelling units.
At this time, staff and the applicant are working to determine if SF-A is the appropriate zoning
district given the unique nature of the product proposed. It is possible that as this application
moves forward the request may change to Multi Family - Low (MF-L) and its associated density.
Staff notes a concurrent annexation application is being processed to bring the subject site under
the jurisdiction of the Town of Gilbert.
3
Surrounding Land Use & Zoning Designations:
Existing Land Use
Classification
Existing Zoning Existing Use
North Residential >0-1
DU/Acre
SF-35 Desert Hills High
School (Private)
South Residential >0-1
DU/Acre
Maricopa County Rural-43 USA Property
East Utility Corridor (UTC) N/A Canal and Eastern
Canal Trail
West Neighborhood
Commercial (NC)
Neighborhood Commercial
(NC)
Small Shopping Center
Site
(3 parcels)
Residential >0-1
DU/Acre
Maricopa County Rural-43 Construction yard and
“Born to Run” dog
daycare.
General Plan
The existing land use classification is Residential > 0-1 DU/Acre. In order to develop the
property as proposed, the applicant is requesting a minor general plan amendment to Residential
>5-8 DU/Acre which is consistent with their request for a density of 7.5 DU/Acres.
Rezoning
The housing product proposed is a unique approach to multi-family living in a community that
lives and feels more like a single-family subdivision. The architecture is cottage themed and will
be all single-story units with attached garages. Two or three of these single-story units will be
connected to form a multiple unit building. The attached garage includes parking area for one
vehicle while a 40-feet long driveway provides tandem parking for two additional vehicles for a
yield of 3 parking spaces per unit. The main road will have sufficient width to allow for guest
parking on both sides of the road. The 22 guest spaces with the additional 2 ADA accessible
spaces will lead to a parking ratio of 3.5 spaces/unit, well in excess of required parking ratios of
2.25 spaces/unit.
Because of the unique product proposed, the applicant is requesting a Planned Area
Development (PAD) overlay to deviate from the base zoning district development standards.
The applicant is currently requesting to rezone the subject property to Single Family – Attached
(SF-A) and is requesting deviations to modify the minimum building setbacks (front, side and
rear), minimum separation distances between buildings, covered porch dimensions and
elimination of the required covered patio. The applicant has also proposed to limit the
development to one-story homes, as noted below in the Project Data Table.
The site is accessed by a single point on Val Vista Drive. Full street improvements have
previously been completed for the project frontage to Val Vista Drive.
Staff notes that the SF-A zoning district permits single family, attached housing where each
dwelling unit is on a lot of at least 2,000 net square feet. Because the applicant is not proposing a
4
for-sale product on individual lots, it is possible that the request may be modified to Multi
Family – Low (MF-L) if a slightly higher density can be achieved.
Project Data Table
Site Development
Regulations
Required per SF-A Proposed Hampton Court
SF-A PAD
Minimum Lot Area (sf) 2,000 No lots but 2,730 sf / DU is
provided per unit
Maximum Building Height
(ft/stories)
36/3 24/1
Distance Between Multiple
Unit Buildings (ft)
15 10
Minimum Building Setbacks
(ft)
Front to ROW 10 5, from edge of Private Drives
Side 0 0
Rear 10 5
Maximum Lot Coverage (%)
One Story 65 N/A no individual lots
Covered Patio and Porches
Covered Patio Area (sf) /
Minimum Dimension (ft)
60 / 6 Front Porches are provided
in lieu of Rear Patios
Minimum Covered Porch
Area (sf)/Minimum
Dimension (ft)
Optional
60/6
60/4’-6”
Common open space areas for Hampton Court are proposed at 18% per the PAD, with the main
open space area with outdoor amenity features provided at the most western portion of the
development, which coincidently leads to an existing trail system along the adjacent canal. The
development plan demonstrates a minimum of one trail connection to the adjacent (west) canal.
Additionally, the applicant notes that each of the 52 proposed units provides 200sf of private
open space, 60sf of which is covered.
PUBLIC NOTIFICATION AND INPUT
A neighborhood meeting was held on August 16, 2017 at Ashland Ranch, no residents attended
the meeting. A new neighborhood meeting may be required depending on what zoning district is
requested and if there are significant modifications to the development plan.
PROPOSITION 207
An agreement to “Waive Claims for Diminution in Value” pursuant to A.R.S. § 12-1134 was
signed by the landowners of the subject site, in conformance with Section 5.201 of the Town of
Gilbert Land Development Code. This waiver is located in the case file.
5
STAFF RECOMMENDATION
A. Staff requests Planning Commission input; and
B. Staff requests Planning Commission input on:
a. Proposed deviations
b. Development plan layout and overall development concept
Respectfully submitted,
Ashlee MacDonald, AICP
Senior Planner
Attachments and Enclosures:
1) Vicinity Map
2) Aerial Photo
3) Land Use Exhibit
4) Zoning Exhibit
5) Development Plan
6) Design Concept
7) Project Narrative
Vicinity Map
Hampton Court - North of the NEC Ray and Val Vista
Subject Site
S. V
al V
ista
Dr
E. Ray Rd.
GP17-1018/Z17-1029: Hampton Court Attachment 1 - Vicinity MapMay 2, 2018
Aerial Map
Hampton Court - North of the NEC Ray and Val Vista
Subject Site
S. V
al V
ista
Dr
E. Ray Rd.
GP17-1018/Z17-1029: Hampton Court Attachment 2 - Aerial PhotoMay 2, 2018
RAY ROAD
VAL
VIST
A DR
IVE
EXISTING LAND USE CLASSIFICATION: RESIDENTIAL > 5-8 DU/ACREPROPOSED LAND USE CLASSIFICATION: RESIDENTIAL >5-8 DU/ACRE
EXISTING LAND USE CLASSIFICATION: RESIDENTIAL > 0-1 DU/ACRE
EXISTING LAND USE CLASSIFICATION: RESIDENTIAL > 0-1 DU/ACRE
EXIS
TING LA
ND USE
CLA
SSIFI
CATIO
N: UTIL
ITY/TR
ANSP
ORTATIO
N
1295
Wes
t Was
hing
ton
Ste
108
Tem
pe, A
rizon
a 85
281
Pho
ne: (
480)
629
-883
0
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w.b
owm
anco
nsul
ting.
com
GE
NE
RA
L P
LAN
EX
HIB
ITG
LIBE
RT,
AR
IZO
NA
HA
MP
TO
N C
OU
RT
0504071/31/2018
N.T.S.PS
1 1
WARNER ROAD
GREE
NFI
ELD
ROAD
VAL
VIST
A DR
IVE
RAY ROAD
GENERAL PLAN EXHIBITFOR
HAMPTON COURT
PROJECT DATADEVELOPER:
NEW VILLAGE HOMES890 W. ELLIOT ROAD, #104GILBERT, AZ 85233CONTACT: REED PORTER
ENGINEER:BOWMAN CONSULTING GROUP, LTD.1295 W. WASHINGTON STREET, SUITE 108TEMPE, AZ 85282CONTACT: NATHAN LARSON
APN: 304-26-639, 640, 001SAREA:6.95 ac (GROSS)
6.45 ac (NET)
GENERAL PLAN LAND USE CATEGORYEXISTING: RESIDENTIAL > 0-1 DU/ACREPROPOSED: RESIDENTIAL > 5-8 DU/ACRE
GP17-1018/Z17-1029: Hampton Court Attachment 3 - Land Use ExhibitMay 2, 2018
VAL
VIST
A DR
IVE
RAY ROAD
EXISTING ZONING: RU-43PROPOSED ZONING: MF-L PAD
EXISTING ZONING: RU-43
EXISTING ZONING: SF-35
EXIS
TING ZO
NING: P
F/I
1295
Wes
t Was
hing
ton
Ste
108
Tem
pe, A
rizon
a 85
281
Pho
ne: (
480)
629
-883
0
ww
w.b
owm
anco
nsul
ting.
com
Zon
ing
Exh
ibit
Tow
n of
Gilb
ert,
Ariz
ona
Ha
mp
ton
Co
urt
0504071/31/18N.T.S.
PS
1 1
WARNER ROAD
GREE
NFI
ELD
ROAD
VAL
VIST
A DR
IVE
RAY ROAD
ZONING EXHIBITFOR
HAMPTON COURT
PROJECT DATADEVELOPER:
NEW VILLAGE HOMES890 W. ELLIOT ROAD, #104GILBERT, AZ 85233CONTACT: REED PORTER
ENGINEER:BOWMAN CONSULTING GROUP, LTD.1295 W. WASHINGTON STREET, SUITE 108TEMPE, AZ 85282CONTACT: TROY PETERSON
APN: 304-26-639, 640, 001SAREA:6.95 ac (GROSS)
6.45 ac (NET)
ZONING:EXISTING ZONING: RU-43PROPOSED ZONING: MF/L PAD
GP17-1018/Z17-1029: Hampton Court Attachment 4 - Zoning ExhibitMay 2, 2018
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N
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
B
E
D
R
O
O
M
3
1
0
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4
"
x
1
0
'-
8
"
3050 DH
96" HDR
B
E
D
R
O
O
M
2
1
0
'-
4
"
x
1
0
'-
1
0
"
M
A
S
T
E
R
S
U
I
T
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1
3
'-
2
"
x
1
3
'-
0
"
3
0
5
0
D
H
9
6
"
H
D
R
8
0
8
0
S
G
D
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P
.
M
.
B
A
T
H
1
-
C
A
R
G
A
R
A
G
E
1
2
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2
0
'
1616 FX
96" HDR
3
0
1
6
X
O
9
6
"
H
D
R
G
R
E
A
T
R
O
O
M
D
I
N
I
N
G
1
5
'-
8
"
x
1
4
'-
8
"
1
3
'-
8
"
x
9
'-
0
"
1
2
'-
2
"
x
8
'-
1
0
"
4
13'X
12'-4"
8080 S
GD
T
EM
P.
30
16
X
O
96
" H
DR
10'-6" x 10'-2"
30
50
D
H
96
" H
DR(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
3050 DH
96" HDR
30
40
D
H
96
" H
DR
2020 FX
96" HDR
10'-6" x 10'-4"
12'X
20'
10080 O
.H
. G
AR
AG
E D
OO
R
13'-4" X
10'
(2) 3050 DH MULLED
96" HDR
LIN
.
W.I.C
.
BA
TH
2
KIT
CH
EN
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
BE
DR
OO
M 3
10'-4" x 10'-8"
3050 DH
96" HDR
BE
DR
OO
M 2
10'-4" x 10'-10"
MA
ST
ER
S
UIT
E
13'-2" x 13'-0"
30
50
D
H
96
" H
DR
8080 S
GD
T
EM
P.
M. B
AT
H
1-C
AR
G
AR
AG
E
12'X
20'
1616 FX
96" HDR
30
16
X
O
96
" H
DR
GR
EA
T R
OO
M
DIN
IN
G
15'-8" x 14'-8"
13'-8" x 9'-0"
12'-2" x 8'-10"
4
W
.
I
.
C
.
B
A
T
H
2
K
I
T
C
H
E
N
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
B
E
D
R
O
O
M
3
1
0
'-
4
"
x
1
0
'-
8
"
3050 DH
96" HDR
B
E
D
R
O
O
M
2
1
0
'-
4
"
x
1
0
'-
1
0
"
M
A
S
T
E
R
S
U
I
T
E
1
3
'-
2
"
x
1
3
'-
0
"
3
0
5
0
D
H
9
6
"
H
D
R
8
0
8
0
S
G
D
T
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M
P
.
M
.
B
A
T
H
1
-
C
A
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G
A
R
A
G
E
1
2
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2
0
'
1616 FX
96" HDR
3
0
1
6
X
O
9
6
"
H
D
R
G
R
E
A
T
R
O
O
M
D
I
N
I
N
G
1
5
'-
8
"
x
1
4
'-
8
"
1
3
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8
"
x
9
'-
0
"
1
2
'-
2
"
x
8
'-
1
0
"
4
1
3
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1
2
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4
"
8
0
8
0
S
G
D
T
E
M
P
.
3
0
1
6
X
O
9
6
"
H
D
R
1
0
'-
6
"
x
1
0
'-
2
"
3
0
5
0
D
H
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
3050 DH
96" HDR
3
0
4
0
D
H
9
6
"
H
D
R
2020 FX
96" HDR
1
0
'-
6
"
x
1
0
'-
4
"
1
2
'X
2
0
'
1
0
0
8
0
O
.
H
.
G
A
R
A
G
E
D
O
O
R
1
3
'-
4
"
X
1
0
'
(2) 3050 DH MULLED
96" HDR
L
IN
.
13'X
12'-4"
8080 S
GD
T
EM
P.
30
16
X
O
96
" H
DR
10'-6" x 10'-2"
30
50
D
H
96
" H
DR(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
3050 D
H
96" HDR
30
40
D
H
96
" H
DR
2020 FX
96" HDR
10'-6" x 10'-4"
12'X
20'
10080 O
.H
. G
AR
AG
E D
OO
R
13'-4" X
10'
(2) 3050 DH MULLED
96" HDR
W.I.C
.
BA
TH
2
KIT
CH
EN
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
BE
DR
OO
M 3
10'-4" x 10'-8"
3050 DH
96" HDR
BE
DR
OO
M 2
10'-4" x 10'-10"
MA
ST
ER
S
UIT
E
13'-2" x 13'-0"
30
50
D
H
96
" H
DR
8080 S
GD
T
EM
P.
M. B
AT
H
1-C
AR
G
AR
AG
E
12'X
20'
1616 FX
96" HDR
30
16
X
O
96
" H
DR
GR
EA
T R
OO
M
DIN
IN
G
15'-8" x 14'-8"
13'-8" x 9'-0"
12'-2" x 8'-10"
4
1
3
'X
1
2
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4
"
8
0
8
0
S
G
D
T
E
M
P
.
3
0
1
6
X
O
9
6
"
H
D
R
1
0
'-
6
"
x
1
0
'-
2
"
3
0
5
0
D
H
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
3050 DH
96" HDR
3
0
4
0
D
H
9
6
"
H
D
R
2020 FX
96" HDR
1
0
'-
6
"
x
1
0
'-
4
"
1
2
'X
2
0
'
1
0
0
8
0
O
.
H
.
G
A
R
A
G
E
D
O
O
R
1
3
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4
"
X
1
0
'
(2) 3050 DH MULLED
96" HDR
W
.
I
.
C
.
B
A
T
H
2
K
I
T
C
H
E
N
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
B
E
D
R
O
O
M
3
1
0
'-
4
"
x
1
0
'-
8
"
3050 DH
96" HDR
B
E
D
R
O
O
M
2
1
0
'-
4
"
x
1
0
'-
1
0
"
M
A
S
T
E
R
S
U
I
T
E
1
3
'-
2
"
x
1
3
'-
0
"
3
0
5
0
D
H
9
6
"
H
D
R
8
0
8
0
S
G
D
T
E
M
P
.
M
.
B
A
T
H
1
-
C
A
R
G
A
R
A
G
E
1
2
'X
2
0
'
1616 FX
96" HDR
3
0
1
6
X
O
9
6
"
H
D
R
G
R
E
A
T
R
O
O
M
D
I
N
I
N
G
1
5
'-
8
"
x
1
4
'-
8
"
1
3
'-
8
"
x
9
'-
0
"
1
2
'-
2
"
x
8
'-
1
0
"
4
W.I.C
.
BA
TH
2
KIT
CH
EN
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
BE
DR
OO
M 3
10'-4" x 10'-8"
3050 DH
96" HDR
BE
DR
OO
M 2
10'-4" x 10'-10"
MA
ST
ER
S
UIT
E
13'-2" x 13'-0"
30
50
D
H
96
" H
DR
8080 S
GD
T
EM
P.
M. B
AT
H
1-C
AR
G
AR
AG
E
12'X
20'
1616 FX
96" HDR
30
16
X
O
96
" H
DR
GR
EA
T R
OO
M
DIN
IN
G
15'-8" x 14'-8"
13'-8" x 9'-0"
12'-2" x 8'-10"
4
LIN
.
L
IN
.
W
.
I
.
C
.
B
A
T
H
2
K
I
T
C
H
E
N
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
B
E
D
R
O
O
M
3
1
0
'-
4
"
x
1
0
'-
8
"
3050 DH
96" HDR
B
E
D
R
O
O
M
2
1
0
'-
4
"
x
1
0
'-
1
0
"
M
A
S
T
E
R
S
U
I
T
E
1
3
'-
2
"
x
1
3
'-
0
"
3
0
5
0
D
H
9
6
"
H
D
R
8
0
8
0
S
G
D
T
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M
P
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M
.
B
A
T
H
1
-
C
A
R
G
A
R
A
G
E
1
2
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2
0
'
1616 FX
96" HDR
3
0
1
6
X
O
9
6
"
H
D
R
G
R
E
A
T
R
O
O
M
D
I
N
I
N
G
1
5
'-
8
"
x
1
4
'-
8
"
1
3
'-
8
"
x
9
'-
0
"
1
2
'-
2
"
x
8
'-
1
0
"
4
1
3
'X
1
2
'-
4
"
8
0
8
0
S
G
D
T
E
M
P
.
3
0
1
6
X
O
9
6
"
H
D
R
1
0
'-
6
"
x
1
0
'-
2
"
3
0
5
0
D
H
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
3050 DH
96" HDR
3
0
4
0
D
H
9
6
"
H
D
R
2020 FX
96" HDR
1
0
'-
6
"
x
1
0
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4
"
1
2
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2
0
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1
0
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8
0
O
.
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A
R
A
G
E
D
O
O
R
1
3
'-
4
"
X
1
0
'
(2) 3050 DH MULLED
96" HDR
W.I.C
.
BA
TH
2
KIT
CH
EN
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
BE
DR
OO
M 3
10'-4" x 10'-8"
3050 DH
96" HDR
BE
DR
OO
M 2
10'-4" x 10'-10"
MA
ST
ER
S
UIT
E
13'-2" x 13'-0"
30
50
D
H
96
" H
DR
8080 S
GD
T
EM
P.
M. B
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H
1-C
AR
G
AR
AG
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12'X
20'
1616 FX
96" HDR
30
16
X
O
96
" H
DR
GR
EA
T R
OO
M
DIN
IN
G
15'-8" x 14'-8"
13'-8" x 9'-0"
12'-2" x 8'-10"
4
LIN
.
13'X
12'-4"
8080 S
GD
T
EM
P.
30
16
X
O
96
" H
DR
10'-6" x 10'-2"
30
50
D
H
96
" H
DR (2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
3050 DH
96" HDR
30
40
D
H
96
" H
DR
2020 FX
96" HDR
10'-6" x 10'-4"
12'X
20'
10080 O
.H
. G
AR
AG
E D
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R
13'-4" X
10'
(2) 3050 DH MULLED
96" HDR
LIN
.
W.I.C
.
BA
TH
2
KIT
CH
EN
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
(2
) 3
05
0 D
H M
UL
LE
D
96
" H
DR
BE
DR
OO
M 3
10'-4" x 10'-8"
3050 DH
96" HDR
BE
DR
OO
M 2
10'-4" x 10'-10"
MA
ST
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S
UIT
E
13
'-2" x 13'-0"
30
50
D
H
96
" H
DR
8
080 S
GD
T
EM
P.
M. B
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H
1-C
AR
G
AR
AG
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12'X
20'
1616 FX
96" HDR
30
16
X
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96
" H
DR
GR
EA
T R
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DIN
IN
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15'-8" x 14'-8"
13'-8" x 9'-0"
12'-2" x 8'-10"
4
L
IN
.
W
.
I
.
C
.
B
A
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2
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H
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3
0
5
0
D
H
M
U
L
L
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D
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
B
E
D
R
O
O
M
3
1
0
'-
4
"
x
1
0
'-
8
"
3050 DH
96" HDR
B
E
D
R
O
O
M
2
1
0
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4
"
x
1
0
'-
1
0
"
M
A
S
T
E
R
S
U
I
T
E
1
3
'-
2
"
x
1
3
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0
"
3
0
5
0
D
H
9
6
"
H
D
R
8
0
8
0
S
G
D
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P
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A
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H
1
-
C
A
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G
A
R
A
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1
2
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2
0
'
1616 FX
96" HDR
3
0
1
6
X
O
9
6
"
H
D
R
G
R
E
A
T
R
O
O
M
D
I
N
I
N
G
1
5
'-
8
"
x
1
4
'-
8
"
1
3
'-
8
"
x
9
'-
0
"
1
2
'-
2
"
x
8
'-
1
0
"
4
1
3
'X
1
2
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4
"
8
0
8
0
S
G
D
T
E
M
P
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3
0
1
6
X
O
9
6
"
H
D
R
1
0
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6
"
x
1
0
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2
"
3
0
5
0
D
H
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
3050 DH
96" HDR
3
0
4
0
D
H
9
6
"
H
D
R
2020 FX
96" HDR
1
0
'-
6
"
x
1
0
'-
4
"
1
2
'X
2
0
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1
0
0
8
0
O
.
H
.
G
A
R
A
G
E
D
O
O
R
1
3
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4
"
X
1
0
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(2) 3050 DH MULLED
96" HDR
W
.
I
.
C
.
B
A
T
H
2
K
I
T
C
H
E
N
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
(
2
)
3
0
5
0
D
H
M
U
L
L
E
D
9
6
"
H
D
R
B
E
D
R
O
O
M
3
1
0
'-
4
"
x
1
0
'-
8
"
3050 DH
96" HDR
B
E
D
R
O
O
M
2
1
0
'-
4
"
x
1
0
'-
1
0
"
M
A
S
T
E
R
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DEVELOPMENT PLANFOR
HAMPTON COURT
PROJECT DATADEVELOPER:
NEW VILLAGE HOMES890 W. ELLIOT ROAD, #104GILBERT, AZ 85233CONTACT: REED PORTER
ENGINEER:BOWMAN CONSULTING GROUP, LTD.1295 W. WASHINGTON STREET, SUITE 108TEMPE, AZ 85282CONTACT: TROY PETERSON
APN: 304-26-639, 640, 001SAREA:6.95 ac (GROSS)
6.45 ac (NET)
GP17-1018/Z17-1029: Hampton Court Attachment 5 - Development Plan MapMay 2, 2018
GP17-1018/Z17-1029: Hampton Court Attachment 6 - Design Concept May 2, 2018
Project Narrative Apache Villas
1
HAMPTON COURT
ZONING
PROJECT NARRATIVE
Submitted to
Town of Gilbert Planning Division
90 E Civic Center Drive, Gilbert, AZ 85296 480-503-6700
Prepared for:
NEW VILLAGE HOMES 890 W. Elliot Road, #104
Gilbert, AZ 85233 Contact: Reed Porter / [email protected]
Prepared by:
Bowman Consulting Group, Ltd. 1295 W. Washington St., Suite 108
Tempe, Arizona 85282 480-629-8830
BOWMAN Project No. 50407-01-001 April 2018
GP17-1018/Z17-1029: Hampton Court Attachment 7 - Project NarrativeMay 2, 2018
Zoning Project Narrative Hampton Court
2
I. INTRODUCTION
Hampton Court (The Project) is an approximately 6.5-acre site, located just north of the northeast corner of Ray Road and Val Vista Drive in Gilbert, AZ. The proposal will be for annexation into the Town of Gilbert, a Minor General Plan Amendment, a Rezone application and Design Review application to allow a multi-family gated residential community. Currently, the property is in Maricopa County with uses that include residential living, storage and a small business. The property is zoned RU-43 (Maricopa County) with a Town of Gilbert General Plan designation of Residential 0-1. This proposal is requesting a change in the General Plan to Residential 5-8 du/acre and a rezone to SF-A PAD. The housing product is a unique approach to multi-family living in a community that lives and feels more like a single-family subdivision. The architecture is cottage themed and will be all single-story units with attached garages. Two or three of these single-story units will be connected to form a multiple unit building. The attached garage includes parking area for one vehicle while a 40-feet long driveway provides tandem parking for two additional vehicles for a yield of 3 parking spaces per unit. The main road will have sufficient width to allow for guest parking on both sides of the road. The 22 guest spaces with the additional 2 ADA accessible spaces will lead to a parking ratio of 3.5 spaces / unit, well in excess of required parking ratios of 2.25 spaces / unit.
Adjacent to the site, across Val Vista Road, to the west is a neighborhood commercial center. Salt River Project / USA land is located on the south and east sides of the property. This land on the south side is utilized for SRP facilities and is zoned RU-43 in Maricopa County. The SRP property on the east side of the site is utilized for canal maintenance and is zoned PF/I. On the north side of the project is the Desert Hills High School charter school, with an SF-35 zoning district. The site is accessed by a single point on Val Vista Drive. Full street improvements have previously been completed for the project frontage to Val Vista Drive. The Town of Gilbert currently provides water and sewer to the site via existing lines as well as emergency services. Electricity is provided by SRP. The development will be gated and served by private drives. II. ZONING
The site is currently zoned RU-43 in Maricopa County. The proposed development seeks to rezone to allow a high density residential product that is able to provide 52 multi-family units while providing appealing landscape design with 1.2 acres of open space. The development is designed to be visually appealing from the arterials and draw residents in with a tree lined boulevard. With each unit living more like single family housing, private
Zoning Project Narrative Hampton Court
3
fenced back yard space of over 320 square feet is provided with each unit. Covered front porches are also provided in creating a more livable community. Each unit will also feature a private driveway and a small front yard. Design standards will be created that are appealing to the surrounding residents and future users of the development. A table detailing the differences between the Town of Gilbert SF-A standards and the proposed Hampton Court PAD standards is found below.
The PAD Zoning request is to allow for the development of this unique hybrid multi-family housing product. As such, the proposed PAD standards reflect the hybrid nature of the product. There are some deviations from the development standards of the SF-A zoning district. Some of the proposed standards reflect more stringent development standards and others request more flexibility with the development standards. For SF-A districts, lots are required to be a minimum of 2,000 square feet. Since the project is multi-family and the entire development will be platted as one lot, there are no lots for the individual units. However, each unit will have a fenced-in back patio and a landscaped front area that would be found in a typical lot. This area, including the dwelling unit, is 2,730 square feet area, over the required 2,000 square feet per lot.
Standard SF‐A Hampton Court PAD
Lot Development Regulations
Minimum Lot Area (sf / du) 2,000 Project is multi‐family so there are no lots but 2,730 sf / du is
provided
Maximum Building Height (ft) / Stories 36 / 3 24 / 1
Minimum Building Setbacks (ft)
Front 10 5, from Edge of Private Drives
Side 0 0
Rear 10 5
Distance Between Multiple Unit Buildings 15 10
Side Clear Area 5, Non‐Common Wall Property
Line 0, No property lines
Maximum Lot Coverage (%)
One Story 65 N/A as there are no lots
Covered Patios and Porches
Covered Patio Area (sf) / Minimum Dimension (ft)
60 / 6 Front Porches are provided in
lieu of Rear Patios
Minimum Covered Porch Area (sf) / Minimum Dimension from Building Façade to Interior Edge of Supporting Post (ft)
Optional 60 / 6
Front Porch is Provided on All Floor Plans 60 / 4’6”
Zoning Project Narrative Hampton Court
4
Typically, homes in SF-A zoning districts can be as tall as three-stories and 36’ in height. This creates a necessity for a larger setback. All of the product in the proposed development will be one story with a maximum height of 24-feet. This will allow for the development to limit the disturbances to the adjacent properties’ privacy. As previously mentioned, the site will not have individual lots for each unit. Typically, the SF-A zoning district requires setbacks from the property lines to the structures. The required setbacks are 10 feet in the front and rear with no side setback and a lot coverage no greater than 65%. The Hampton Court PAD is requesting deviations for the setbacks and lot coverage as there are no property lines. The dwelling unit will be 10’ from the back fence and the attached garage will be 5’ from the back fence. The front porch will encroach no closer than 5’ from the edge of the private drives. With no lots, the lot coverage requirement does not apply. The PAD also requests a modification in the separation between buildings. Each unit will have an attached garage. These garages will also be connected to the adjacent unit and will be line-built as a multiple unit building. Each building will consist of two or three units. Each building will have a minimum of 10-feet of separation from other buildings. This is a deviation from the SF-A standard of 15-feet. However, when the separation is less than 15-feet, there will be a fence in-between the multiple unit buildings. Multiple unit buildings will be built to meet appropriate fire-resistant construction requirements. Generally, multi-family buildings have a limited amount of private open space, whether in a balcony or in a walled-off patio. Within SF-A districts, the town requires that each unit has a covered patio that is at least 60 square feet and 6 feet wide. Porches are optional but must meet the same size requirements. With the proposed hybrid product in Hampton Court, each unit has a rear uncovered patio of at least 320 square feet with a front landscaped area, front porch, and private driveway. When these are added up, each unit has at least 1,100 square feet of private open space. In lieu of a covered patio, the product has front porches that range from 70 square feet to 220 square feet. The widths of the porches range from 4’6” to 9’. The housing products provide the enclosed rear patio area with a covered front patio that meets the intent of the SF-A requirements while also meeting the site’s goals of providing for-rent product that lives like single-family homes. The final deviation is for the side clear area. In SF-A zoning districts, there must be five feet clear from the structure to the property line. The proposed product does not have property lines or side yards. As such, this standard does not apply. The modifications requested by the PAD will help enable the building of a great community on a challenging, infill site. The product provides housing options to a portion a population in Gilbert whose needs are unmet.
