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ITEM 10 |
City Council Memorandum Development Services Memo No. 22-059
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Date: |
December 5, 2022 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager Derek D. Horn, Development Services Director |
From: |
Harley Mehlhorn, Planner |
Subject: |
PLH22-0031 Dobson Town Place - Medical Office |
Request: |
Preliminary Development Plan (PDP) Amendment allowing 100% Medical Office on an existing office development |
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Location: |
North of the northeast corner of Alma School and Queen Creek Roads |
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Applicant: |
Dennis Newcombe, Senior Planner, Gammage and Burnham, PLC |
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Proposed Motion: |
Move City Council approve Preliminary Development Plan Amendment PLH22-0031 Dobson Town Place - Medical Office, allowing 100% Medical Office on an existing office development, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Approximately 5.6 acre site
- Subject site zoned Planned Area Development (PAD) for Commercial Office in 1997 under the Carino Estates master plan
- PDP approved for Commercial Office in 2006
- Initial PDP had a stipulation limiting tenant space for medical office to 40% due to concerns regarding parking
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Surrounding Land Use Data: |
North |
PAD Single Family |
South |
PAD Commercial |
East |
PAD Single Family |
West |
Alma School Road, then PAD Single Family |
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Proposed Development: |
Building Square Footage |
43,968 sq ft. |
Existing Parking |
253 Spaces |
Parking required for 100% medical office |
294 Spaces |
Requested Reduction |
41 Spaces |
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Review and Recommendation: |
The subject site was rezoned in 1997 under the Carino Estates zoning case, which required the commercial aspects of the development to come back through for a PDP. The PDP for the subject case was filed in2005 and approved in 2006 under case number PDP05-0029 Dobson Town Place. The PDP exhibited five buildings to be used for a split of medical and general office, which is what exists today. The PDP features a stipulation regarding the split of medical and general office due to parking concerns, limiting medical uses to a maximum of 17,800 square feet (40% of the square footage). This stipulation was imposed to ensure the site could contain its own parking needs. The applicant is requesting to remove that stipulation and allow for 100% medical office with contingency plan for additional parking, if required. Per the provided parking demand study, which reflects existing site conditions and is used for the calculations above, the site currently has 253 spaces. Allowing full medical use would require 294 spaces, per City Code, at a ratio of one space per 150 square feet of occupied area. Staff finds the requested parking reduction of 41 spaces to be reasonable when viewed in context. First, the parking ratio of spaces per occupied area for general office has, since the approval of the 2005 PDP, been amended from 1:200 to 1:250, thus reducing the parking burden of general office on the site and allowing more room for medical uses. Second, the applicant has provided a parking analysis which concluded adequate parking per the demand as provided by the Institute of Transportation Engineers (ITE). Last, the parking reduction is considered a minimal reduction, as City Code allows the Zoning Administrator to administratively reduce up to 40% of required parking in certain cases. The parking reduction of 41 spaces is only a 13% reduction, assuming 100% of the site is occupied by medial uses. All other stipulations of PDP05-0029 are to remain. Upon staff’s request, the applicant provided a parking contingency plan (attached) that serves as a failsafe should the parking reduction yield a result in which adequate parking is not provided for the intensity of 100% medical uses. The plan proposes the construction of 34 additional spaces, which would nearly meet the City Code requirement. Further, as a part of the contingency, a passenger drop off/loading space may be entertained as a further way to reduce the burden of parking. A stipulation is proposed herein which states the applicant must submit an updated parking analysis, and that upon observing any negative impacts on surrounding developments, the Zoning Administrator may require the parking contingency plan to be implemented. If additional parking is constructed per the contingency plan, the owner will replace any displaced required on-site drainage retention. Staff has reviewed this proposal and finds it consistent with the General Plan and the existing zoning. Planning & Zoning Commission recommends approval. |
Public / Neighborhood Notification |
- The 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 October 26, 2022, at which no residents were in attendance.
- As of the writing of this memo, Planning staff is not aware of any opposition to this request.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting November 16, 2022 Motion to recommend approval: In Favor: 6 Opposed: 0 Absent: 1 (Quinn) At Planning and Zoning Commission, Chair Heumann expressed his desire for a stipulation that ensures adequate landscaping is provided should the contingency plan be executed. This request is represented in stipulation #5. |
Recommended Conditions of Approval |
Planning staff find the request is in compliance with the General Plan and Planning and Zoning Commission recommends approval of the Preliminary Development Plan, subject to the following conditions:
- Stipulation number 6 in case PDP05-0029 Dobson Town Place shall be eliminated, thus allowing 100% medical uses within the existing office development. All other stipulations approved in case PDP05-0029 Dobson Town Place shall remain in effect.
- The applicant shall submit an updated parking analysis which reflects the used inventory of parking one year from the date of Council approval. Said analysis shall be reviewed by staff through an Administrative Design Review application.
- Should the analysis indicate the need for additional parking, the additional spaces and a passenger drop off area as outlined in the Development Booklet under "Parking Contingency Plan" shall be constructed.
- Should the analysis indicate that the existing amount of parking is sufficient for 100% medical uses in the center, staff reserves the right to require an additional parking analysis to be reviewed through an Administrative Design Review application in the future should parking concerns arise.
- Upon execution of the parking contingency plan, landscaping along Alma School Road shall be enhanced.
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