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ITEM 2 |
Planning & Zoning Commission Memorandum Development Services Memo No. 23-038
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Date: |
August 16, 2023 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager |
From: |
Benjamin Cereceres, Planner |
Subject: |
PLH23-0011/PLH21-0069/PLT21-0046 Harris Place |
Request: |
Amendment to the Kerby Property Area Plan from Rural Ranchette to Traditional Suburban Character Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for single-family residential Preliminary Development Plan for subdivision layout and housing product Preliminary plat for a nine (9) lot single-family subdivision on approximately 3.4 acres |
Location: |
located 1/4 mile west of the southwest corner of McQueen Road and Ocotillo Road |
Applicant: |
Jon Gillespie, Pew & Lake, PLC |
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Proposed Motion: |
Area Plan Move Planning and Zoning Commission recommend approval of PLH23-0011 Kerby Property Area Plan amendment, as recommended Planning staff. Rezoning Move Planning and Zoning Commission recommend approval of Rezoning PLH21-0069 Harris Place, Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for single-family residential, subject to the conditions as recommended by Planning staff. Preliminary Development Plan Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH21-0069 Harris Place for subdivision layout and housing product, subject to the conditions as recommended by Planning staff. Preliminary Plat Move Planning and Zoning Commission recommend approval of Preliminary Plat, PLT21-0046 Harris Place, subject to the condition as recommended by Planning staff. |
Background Data: |
- Approximately 3.4 net acres
- Site currently contains a few buildings on-site
- The lots are currently located within Maricopa County's jurisdiction
- Annexation is scheduled for the September 21, 2023, City Council meeting concurrently with a request for Initial City zoning of Agricultural District (AG-1) upon annexation
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Surrounding Land Use Data: |
North |
Across Ocotillo Road: Park |
South |
Maricopa County: RU-43 |
East |
Across 119th Street: Commercial |
West |
Across Kerby Way: Single-Family Residential Park |
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General Plan and Area Plan Designations |
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Existing |
Proposed |
General Plan |
Neighborhoods |
Neighborhoods |
Kerby Property Area Plan |
Rural Ranchette |
Traditional Suburban Character |
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Proposed Development |
Proposed Land Use |
Single-family subdivision |
Number of Lots |
9 |
Density |
2.65 Dwelling Units Per Acre |
Building Setbacks |
Front Yard: 20 ft. to garage 12 ft. to livable area Side Yards: 5 ft. & 10 ft. (aggregate of 15 ft.) Rear Yard: 25 ft. to first floor 35 ft. to second floor |
Accessory Building Setbacks |
Side Yard: 5 ft. & 5 ft. (aggregate of 10 ft.) Rear Yard: 10 ft. |
Lot Range |
7,473 - 9,786 sq.ft. |
Maximum Building Height |
35 ft. |
Maximum Lot Coverage |
50% |
Square Footage of Proposed Houses |
3,281 sq.ft. - 4,688 sq.ft. |
Proposed Architectural Themes |
Traditional Ranch Desert Southwest Mediterranean Modern Contemporary |
Number of Floor Plans |
4 |
Parking |
Each lot provides a two-vehicle garage with driveways for two additional vehicles; each garage pre-wired for electric vehicles - 240V On-street parking provided on both sides of the street; public streets within the subdivision and not gated |
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Review and Recommendation |
The proposed single-family subdivision abuts two unincorporated residential lots to the south and public roads on the north, west and east. The proposed single-family subdivision is not gated and will provide public streets allowing for parking on both sides of the street. Housing product design is included with this request and provides four architectural themes with four different floor plans to provide variety throughout the nine lot subdivision. Homes proposed are both single-story and two-story. Planning staff has reviewed the request and supports the proposal, citing consistency with the goals of the General Plan and Southeast Chandler Area Plan which call for a variety of housing choices and a compatible mix of housing types within the Neighborhood designation. Further, staff finds that the proposed density of 2.65 units per acre is comparable to Kerby Estate's density of 2.56 units per acre, and Estates at McQueen's density of 2.0 unit per acre which also abut the rural ranchette properties to the west and south. For these reasons, Planning staff recommends approval subject to conditions. |
Traffic Analysis |
The City of Chandler Transportation Engineer reviewed the proposed development and determined that the adjacent roadways have adequate capacity to handle the expected traffic volumes. The minimal traffic generated by the proposed development will not justify the installation of a traffic signal at the intersection of Kerby Way and Ocotillo Road. Beyond not meeting the minimum criteria for consideration of a traffic signal, the proximity of Kerby Road intersection to the existing Paseo Trail traffic signal does not meet typical spacing required between signalized intersections. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood meeting sign was posted on the site and on social media via NextDoor.
- A neighborhood meeting was held on March 2, 2023. Approximately six (6) residents from adjacent nieghborhoods attended the meeting with three (3) neighbors opposition and three (3) neighbors in support. No one had concern regarding the proposed housing product. Please refer to the attached neighborhood meeting summary for specific questions and answers provided.
- As of the writing of this memo, Planning staff is aware of support and opposition to the request.
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Recommended Conditions of Approval: |
Area Plan Amendment Planning staff recommends Planning and Zoning Commission move to recommend approval of the Area Plan Amendment to the Kerby Property Area Plan from Rural Ranchette to Traditional Suburban Character. Rezoning Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for single-family residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, "Harris Place" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0069, modified by such conditions included at the time the Booklet was approved by the Chandler City Council and/or as thereafter amended, modified or supplemented by Chandler City Council.
- Prior to the time of making a lot reservation or subsequent sales agreement, the homebuilder/lot developer shall provide a written disclosure statement, for the signature of each buyer, acknowledging that the subdivision is located adjacent to or nearby ranchette and animal privilege properties that may cause adverse noise, odors and other externalities. The "Public Subdivision Report", "Purchase Contracts", CC&R's and the individual lot property deeds shall include a disclosure statement outlining that the site is adjacent to agricultural properties that have horse and animal privileges and shall state that such uses are legal and should be expected to continue indefinitely. This responsibility for notice rests with the homebuilder/lot developer, and shall not be construed as an absolute guarantee by the City of Chandler for receiving such notice.
- Completion of the construction of all required off-site street improvements including but not limited to paving, landscaping, curb gutter and sidewalks, median improvements and street lighting to achieve conformance with City codes, standard details, and design manuals.
- The landscaping in all private open-spaces shall be maintained by the property owner or property owners' association, and shall be maintained at a level consistent with or better than at the time of planting.
- The landscaping in all rights-of-way shall be maintained by the adjacent property owner or property owners' association.
- The developer shall be required to install landscaping in the arterial street median(s) adjoining this project. In the event that the landscaping already exists within the median(s) the developer shall be required to upgrade such landscaping to meet current City Standards.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- Minimum setbacks shall be as provided below and further detailed in the development booklet:
Building Setbacks |
Front Yard: 20 ft. to garage 12 ft. to livable area Side Yards: 5 ft. & 10 ft, (aggregate of 15 ft.) Rear Yard: 25 ft. to first floor 35 ft. to second floor |
Accessory Building Setbacks |
Side Yard: 5 ft. & 5 ft. (aggregate of 10 ft.) Rear Yard: 10 ft. |
Preliminary Development Plan Planning staff recommends Planning and Zoning Commission move to recommend approval of the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled "Harris Place" and kept on file in the City of Chandler Planning Division, inf File No. PLH21-0069, modified by such conditions included at the time the Booklet was approved by the City of Chandler City Council and/or as thereafter amended, modified or supplemented by the Chandler City Council.
- The same elevation shall not be built side-by-side or directly across the street from one another.
- The site shall be maintained in a clean and orderly manner.
- Landscaping plans (including for open spaces, right-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- The covenants, conditions and restrictions (CC&R's) to be filed and recorded with the subdivision shall mandate the installation of front yard landscaping within 180 days from the date of occupancy with the homeowners' association responsible for monitoring and enforcing this requirement.
- Sign packages, including free-standing signs as well as wall-mounted signs, shall be designed in coordination with landscape plans, planting materials, storm water retention requirements, and utility pedestals, so as not to create problems with sign visibility or prompt the removal of required landscape materials.
- Each garage shall be pre-wired to provide 240V electric capacity necessary to accommodate future electric vehicle charging equipment.
- Preliminary Development Plan approval does not constitute Final Development Pan approval; compliance with the details required by all applicable codes and conditions of the City of Chandler and thi Preliminary Development Plan shall apply.
Preliminary Plat Planning staff recommends the Planning and Zoning Commission move to recommend approval of the Preliminary Plat subject to the following condition:
- Approval by the City Engineer and Planning Administrator with regard to the details of all submittals required by code or condition.
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