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HomeMy WebLinkAbout99-043 RESOLUTION NO. 99-43 A RESOLUTION SETTING FORTH A PRELIMINARY SUBDIVISION PLAN AND PETITION OF EXCEPTION FOR LOS LAGOS COUNTRY CLUB VILLAS AND ESTATES, TRACT 4166, BEING A SUBDIVISION OF PARCELS B, E AND Q OF LOS LAGOS, TRACT 4096-A, AND A PORTION OF THE SE¼, A PORTION OF THE NE¼, AND A PORTION OF THE W¼ OF SECTION 1, TOWNSHIP 18 NORTH, RANGE 22 WEST, IN THE SOUTH MOHAVE VALLEY AREA, MOHAVE COUNTY, ARIZONA. WHEREAS, at the regular meeting o£the Mohave County Board of Supervisors held on February l, 1999, a public hearing was conducted to determine whether approval should be granted for a Preliminary Subdivision Plan and Petition of Exception for the above described subdivision, as requested by agent Sterling Varner for the owner, Los Lagos Limited Partnership of Mission Viejo, California. The project engineer is Ludwig Engineering, San Bernardino, California, and ~qa~EREAS, the property is located approximately four and one-half miles south of Bullhead City. The property is accessed via State Highway 95, then east one mile along and north of Boundary Cone Road to the site. The subdivision is bounded by Boundary Cone Road to the south, Vanderslice Road to the east, Mountain View Road to the west, and two developments, Los Lagos, Tract 4096-A and Sun Valley, to the north, and WHEREAS, the Preliminary Plan for Los Lagos Country Club Villas and Estates, Tract 4166, depicts 262.5 acres subdivided into 628 single-family residential lots and 16 parcels of various use, including an 18-hole golf course and a recreational parcel with a club house, restaurant, and uses related to the golf course. The vast majority of residential lots in the east half of the subdivision (the Villas) are Special Development lots, with minimum lot sizes of 4,800 square feet. The residential lots in the west half of the subdivision (the Estates) all meet or exceed 6,500 square feet in size. The subdivision is proposed to be completed in seven phases, and WtIEREAS, the Public Works Department recommends the use of MAG (Maricopa Association of Governments) Standards for the completion of certain improvements of the subdivision. Those standards have not been officially adopted by the Mohave County Board of Supervisors, and WHEREAS, services for Tract 4166 will be provided by the following: Electric service from Mohave Electric Cooperative; telephone service from Citizens Utilities Company; water service from Bermuda Water Company; sewer service from Sorenson Utility Company; natural gas service from Southwest Gas; solid waste (garbage) disposal from Tri State Refuse; and fire protection from the Fort Mohave Mesa Fire Department, and RESOLUTION NO. 99-43 Page 2 WHEREAS, Petitions of Exception from compliance with the Subdivision Regulations were submitted for the following: 1. Front-lot public utility easements. The subdivision includes g-foot PUEs located at the lot fronts, instead of 16-foot rear yard PUEs. The request for front lot utility easements is for the entire subdivision. Article 6.9 of the Mohave County Subdivision Regulations requires that easements at least 16 feet in total width be provided along rear lot lines. 2. Non-radial lot lines. This request is for those lots within the tract which have non-radial side lot lines. Article 6.7-1 of the Mohave County Subdivision Regulations requires lot lines to be within five degrees of a right angle to adjacent road rights-of-way. 3. Single-tiered lots and double-fronted lots. This request is for those lots in the subdivision which are either single-tiered or double fronted. Article 6.6-1B of the Mohave County Subdivision Regulations prohibits single-tiered lots and double-fronted lots. 4. Long block lengths. This request is for the long blocks in the subdivision, created due to the triangular shape of the parcel, and due to large lots with above-average frontages. Article 6.6-1A of the Mohave County Subdivision Regulations limits the length of blocks to 1,320 feet. 5. Long cul-de-sac lengths. This request is for the long cul-de-sacs in the subdivision, created due to the large lot frontages. Article 6.4-22 of the Mohave Cotmty Subdivision Regulations limits cul-de-sac lengths to 600 linear feet. 6. Sub-standard roadway right-of-way widths. This request is for all private roads in the subdivision. Board of Supervisor Resolution No. 91-335 requires at least standard widths for roadway rights-of-way. The private roads in this subdivision do not meet the requirements of Mohave County for right-of-way width. These petitions are submitted as a request that the Planning and Zoning Commission recommend to the Board of Supervisors the granting of these exceptions from the Mohave County Subdivision Regulations as outlined in Article 1.13. These items of exception are not detrimental to the public welfare or injurious to other adjacent properties, nor does the request nullify the intent of the Master Plan of the county or other regulations. The Public Works Department has not reconmaended denial of these items of exception. WHEREAS, the following are Findings of Fact for the above captioned item: a. All notices have been advertised and posted according to regulations. b. The proposal complies with the "Single Family Residential" designation per the South Mohave Valley Area Plan. The proposal complies with the "Urban Development Area" RESOLUTION NO. 99-43 Page 3 designation and closely, though not exactly, conforms to the "Low Density Residential" detailed designation of the Mohave County General Plan. The expansion of the existing multi-family parcel encroaches slightly upon about one acre of land designated as "Single Family Residential" and "Low Density Residential" per the plans, but appears to be an acceptably limited expansion to not conflict seriously with those designations. Neither plan specifically anticipates commercial uses for this property; however, the uses proposed seem consistent with the golf-course and surrounding development. c. The site appears to be adequate for residential development and the neighborhood commercial uses proposed. WHEREAS, at the public heating before the Mohave County Planning and Zoning Commission on January 13, 1999, the Commission recommended APPROVAL of the Preliminary Subdivision Plan and Petition of Exception subject to the following conditions: 1. The approval of this subdivision is based on the understanding by the Planning Commission and the Board of Supervisors that: · All subdivision roads will be constructed in accordance with MAG Standard Specification Nos. 301,310, 321, and 330 or better, for paving; · Grading and drainage-related improvements will be made as recommended by the design engineer in the submitted drainage reports and as approved by the County Engineer; · The developer will provide central water service to each lot in the subdivision; · The developer will provide central sewer service to each lot in the subdivision; · The sanitary facilities for the subdivision must be approved by the Arizona Department of Environmental Quality prior to Final Plat recordation. The approval to construct water and/or sewer improvements and the approval of the construction of those improvemeuts must be obtained from the Arizona Department of Environmental Quality and submitted to Planning and Zoning. Approvals must also be obtained from the Mohave County Environmental Health Division; · The developer will provide electricity and telephone service to each lot in the subdivision; · The developer has proposed and will provide natural gas service to each lot in the subdivision; · The developer must submit a signed contract with a solid waste disposal firm prior to Final Plat recordation, providing garbage disposal for each lot in the subdivision; · The developer will arrange for permanent fire protection for the development; · Fire hydrants will be placed in the subdivision as proscribed by the fire department, but shall not be spaced further apart than is required by the Subdivision Regulations; · All utilities shall be provided to each lot in accordance with Arizona Corporation Commission Regulations; · All lots and road centerline monuments will be staked and monumented in accordance with Mohave County Standard Specification No. 102; · Road name and regulator signs will be installed in accordance with the requirements of the Mohave County Subdivision Regulations and as recommended by the design engineer, to the satisfaction of the County Engineer. RESOLUTION NO. 99-43 Page 4 As a condition of approval, the owner/subdivider is responsible for the completion of these site improvements and shall provide an assurance for all required subdivision improvements in accordance with Article V of the Mohave County Subdivision Regulations. 2. The developer will make the same commitments for improvements in the report to the Department of Real Estate as required for approval of this tract by the Board of Supervisors. A final copy of the Department of Real Estate Report shall be submitted to Planning and Zoning for library purposes. 3. The first phase of this subdivision shall include, in addition to residential lots as depicted on the approved Preliminary Plan, the golf course and drainage devices, the multi-family parcel and the commercial parcel, Parcel A. 4. The developer shall, with the processing of the Final Plat for the first phase of this subdivision (Tract 4166), provide an assurance acceptable to Mohave County, covering all the required and the proposed on- and off-site improvements for those portions of property formerly within Los Lagos, Tract 4096-A, in addition to all other on- and off-site improvements for the first phase of this subdivision. Upon the recordation of the first phase of this subdivision, and the resulting activation of the assurance for that phase, Mohave County may then process partial releases through the County Engineer for the portion of the assurance for Tract 4096-A that is rendered redundant by the posting of the assurance for the first phase of Tract 4166. 5. The developer has proposed this development as a "private, gated community", while offering some public uses in commercial Parcel A. The developer shall install wrought-iron, or iron and block fencing around the perimeter of the subdivision, and provide gating at all points of entry necessary to insure that the private roads in this subdivision are restricted from public access. 6. Minimum lot sizes will be established as per the recorded Final Plat for the subdivision. 7. Lots within the recorded Final Plat of this subdivision will not be further divided. 8. Drainage easements, channels, and devices acceptable to the County Engineer will be provided for alt on- and off-site drainage related improvements. 9. The Final Plat must address the comments in the Public Works review letters dated December 4, 1998 and December 14, 1998 (Exhibits A and B, respectively). 10. This conditional approval for the subdivision is based on the Preliminary Plan submitted for review on December 7, 1998. As provided for in the Mohave County Subdivision Regulations, this conditional approval will automatically expire two years after the approval by the Board of Supervisors of this Preliminary Plan. It is the responsibility of the developer RESOLUTION NO. 99-43 Page 5 to request and obtain an Extension of Time for this approval prior to the expiration of the two-year period. Failure of the developer to request and obtain necessary Extensions of Time for the approval of this Preliminary Plan, prior to the expiration of the approval, will result in the automatic tem~ination of processing of the subdivision. 11. An abandonment of the public utility easement, drainage easement and golf course designations shall be processed by the developers and approved by the Board of Supervisors for that portion of Parcel E, Los Lagos, Tract 4096-A, which is being included in this subdivision as a multi-family parcel, prior to the recordation of the Final Plat for Phase A of Tract 4166. WItEREAS, the notice of hearing was published in The Standard, a newspaper of general circulation in Kingman, Mohave County, Arizona, January 13, 1999, and posted on January 15, 1999, as required by Arizona Revised Statutes and the Mohave County Zoning Regulations. NOW THEREFORE BE IT RESOLVED, that the Board of Supervisors, at their regular meeting on Monday, February 1, 1999, APPROVED this Preliminary Subdivision Plan and Petition of Exception as recommended by the Mohave County Planning and Zoning Commission and outlined herein. MOHAVE COUNTY BOARD OF SUPERVISORS A MOHAVE COUNTY PuBuc WORKS DEPARTMENT MEMORANDUM DATE: December 4, 1998 TO: Christine Baliard, Director Planning and Zoning Department FROM: Raymond W. Stadler, P.E., R.L.S. Engineer RE: Los Lagos Tract 4166 RE: Review of Items Received 12-3-98 Preliminary Plan Water Surface Delineation Plan Mass Grading Plan Meeting with Engineer of Record This Department recommends conditional approval of the Preliminary Subdivision Plan for Tract 4166, with the following conditions: 1. All streets within the subdivision and all perimeter streets will be constructed and paved with asphaltic concrete in accordance with Standard Specification #171 and 101-10D or better. 2. The developer be requi(ed to fully improve Mountain View Road from Boundary Cone Road northerly to the existing Tract 4096-A improvements. The new roadway improvements and alignment shall match the existing Mountain View Road improvements adjacent to Tract 4096-A, complete with curb and gutter an.d constructed with Phase 1. 3. The developer shall improve Vanderslice Road from Boundary Cone Road northerly to the intersection of Bison Avenue. The roadway section shall be a typical 24 foot wide non-curb roadway centered on the section line where right-of-way exists. Where matching right-of-way east of the Tract 4166 development does not exist Or cannot be obtained the pavement may be warped to be within the existing right-of-way. 4. The developer shall make every attempt to secure matching right-of-way for Vanderslice Road and provide evidence in writing as to the status of this attempt. 5. Boundary Cone Road to be improved as shown on the Preliminary Plat by the Engineer of Record and as approved by the County Engineer including widening of the pavement and instaltation of curb and gutte'r along the North side. 6. Drainage related improvements be made as recommended by the Design Engineer in the submitted drainage report and as approved by the County Engineer. 7. The County Engineer has made recommendations in regard to the Drainage Report and the revised Preliminary Plan as submitted, and are as follows: a. The at grade drainage crossings of all perimeter road shall be designed and constructed to limit the water surface of the crossing to twelve inches (12") or less above the paved section. b. Details along with supporting calculations need to be provided for all proposed drainage controlled structures showing design capacities and demonstrating adequacy and ability to withstand the impact and flows of the 100-year storm event. This shall include on-grade crossings, drop structures, etc. This information may be submitted with the Final Plat and Improvement Plans. c. Drainage related improvements constructed at the outflow points of this development along all perimeter roads shall be designed to match historic flows and include improvements to protect the integrity of these roads. 8. All drainage improvements including, but not limited to, drainag~ways, erosion protection, and settling basins associated with the Golf Course parcels shall be constructed and shown as a part of Phase 1. 9. A Corporate Entity for the development be formed with provisions of perpetual mainten~-~,ce of the drainage easements, streets, drainage structures or any other deemed private in nature, but open to the public. Articles of Incorporation shall be submitted with Final Plans. 10. The dedication statement shall reflect the granting to the public, the Utility Easement and Drainage Easements for their intended purpose. 11. That a revised Preliminary Plan be submitted addressing all comments and_ concerns with Public Works Department letter dated 11-23-98. MOHAVE COUNTY PUBLIC WORKS DEPARTMENT MEMORANDUM Date: December 14, 1998 To: Christine Ballard, Planning and Zoning Director From: Raymond W. Stadler, P.E., Engineer ~j,~. Re: Los Lagos Country Club Villas and Estates REVIEW OF ITEMS RECEIVED 12-10-98 Hand Delivered Preliminary Plan 1. A radius curve will need to be proposed at the intersection of Vanderslice Road and Boundary Cone Road. 2. Benchmarks will need to be provided for each 160 acres of subdivided area. 3. The conditions stated in the Mohave County Review Memo, dated 12-4-1998, need to be adhered to with the submittal of the Final Plat.