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ITEM 4 |
City Council Memorandum Development Services Memo No. 21-075FA
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Date: |
January 13, 2022 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director |
From: |
Harley Mehlhorn, Planner |
Subject: |
PLH21-0065 Airstream of Chandler Final Adoption of Ordinance No. 4999 |
Request: |
Rezone from Planned Area Development (PAD) zoning for Community Commercial (C-2) uses to Planned Area Development (PAD) for Community Commercial Uses with motor vehicle sales, outdoor screened storage, indoor motor vehicle repair including body work, and limited short term overnight stays for recreational vehicles. |
Location: |
1375 S. Arizona Avenue, generally located on the southeast corner of Arizona Avenue and the Loop 202 Santan Freeway |
Applicant: |
Dennis Newcombe, Senior Land Use Planner, Gammage and Burnham, PLC |
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Proposed Motion: |
Move City Council adopt Ordinance No. 4999, approving PLH21-0065 Airstream of Chandler, Rezoning from Planned Area Development (PAD) zoning for Community Commercial (C-2) uses to Planned Area Development (PAD) for Community Commercial Uses with motor vehicle sales, outdoor screened storage, indoor motor vehicle repair including body work, and limited short term overnight stays for recreational vehicles, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Subject site zoned PAD for Community Commercial (C-2) uses with big box retail under the Santan Gateway zoning case in 2003
- Prior to the 2003 rezoning, the subject site was zoned Planned Industrial (I-1) along the railroad tracks and Regional Commercial (C-3) along the Arizona Avenue frontage
- Prior to Airstream, the site was occupied by Sam's Club until January 2018 and has remained vacant since that time
- Airstream building is part of a larger commercial center consisting of in-line retail, restaurants, and service-based businesses, though on separate parcels with different ownerships
- Subject site sits along major arterial Arizona Avenue and abuts the Loop 202 Santan Freeway
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Surrounding Land Use Data: |
North |
Loop 202 Santan Freeway |
South |
Willis Road, then an existing development zoned PAD for Planned Industrial (I-1) uses |
East |
The Union Pacific Railroad tracks, then currently-under-construction land zoned PAD for Planned Industrial (I-1) uses |
West |
Arizona Avenue, then an existing commercial development zoned PAD for Commercial uses |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Regional Commercial |
Regional Commercial |
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Review and Recommendation |
The subject site was originally developed after approval in 2003 under the Santan Gateway zoning case, which imagined two big box anchor retail tenants and a mix of restaurants, retail, and service-based businesses along the Arizona Avenue frontage. That zoning case covered sixty (60) acres to the north and south of the Loop 202 Santan Freeway. The anchor tenant for the northern half is Walmart and to the south Sam’s Club occupied the building for a number of years before closing its doors in 2018, leaving the 136,000 square foot building vacant. In Spring 2021, Airstream approached the City regarding their interest in purchasing and occupying the former Sam’s Club building. The use of non-motorized recreational vehicle sales is permitted under the Community Commercial (C-2) district and thus permissible within the existing entitlements of the PAD over the site. An Administrative Design Review (ADR) application was approved in March 2021 for exterior modifications and site changes. These changes included minor material and form adjustments, color changes, reconfiguration of the parking lot, the addition of “destination parking,” and other minor site adjustments. Under this ADR, a secured outdoor display area was approved on the south side of the building and a screened outdoor storage area located behind the building on the north of the site. Reflective of the PDP and ADR approvals, the existing site data is as follows:
Acreage |
15 acres |
Building size |
136,018 sq. ft. |
Parking Required |
292 |
Parking Provided |
311 |
After the ADR was approved, the applicant expressed their desire to sell and repair motorized vehicles as well as have limited overnight stays of occupied Airstreams for customers waiting for service due to part sourcing or labor constraints. Motor vehicle sales, repair and on-site overnight stays for occupied recreational vehicles and outdoor screened storage are not uses that are permitted by right in the Community Commercial (C-2) zoning district, which prompted this rezoning request. Outdoor display and sales of non-motorized or motor vehicles will be limited to the display area approved under the ADR. The outdoor storage will be entirely screened by the building and a wall and will follow the outdoor storage regulations set forth in the table of permitted uses under the Regional Commercial (C-3) District under the provision "Motor vehicle repairs, wholesale, and retail." The applicant has also expressed the desire to have two 1,000 gallon propane tanks for filling the internal tanks of Airstreams that are serviced on-site. This feature is included in this request and staff finds the proposal reasonable so long as the tanks are screened and the placement is approved at a later date by the Zoning Administrator. These requirements are included in the proposed stipulations. The overnight stays would be limited to five (5) consecutive days and those staying on site must be receiving service from the primary business. Further, no dump station for sewage is proposed or allowed, limiting the stay duration by way of design. The overnight stays would take place in the area designated on the site plan as “destination parking,” featuring large pull-through spaces to accommodate Airstream trailers as well as landscaped and artificial turf islands with power pedestals Staff finds this request reasonable considering the restrictions that the applicant has proposed and that will be memorialized as stipulations. Further, the subject site is surrounded by non-residential uses. With the overnight stay area being limited in capacity, time, function, and eligibility as well as distant from potentially incompatible land uses, staff finds this request to be in conformance with the General Plan. This Ordinance was introduced and tentatively adopted by City Council on December 9, 2021. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood notice was sent out in lieu of a meeting due to lack of proximal residential neighbors.
- The owner of the adjacent parcel, which consists of the in-line retail portion of the development, initially had concerns over the proposed over-night stays and site circulation. The applicant is currently in discussion with the adjacent parcel owner and working on a mutually-agreeable solution such as an enhanced landscape hedge between the two parts of the development.
- 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 17, 2021 Motion to Approve In Favor: 6 Opposed: 0 |
Recommended Conditions of Approval |
Planning staff finds the request is in compliance with the General Plan and Planning and Zoning Commission recommends the City Council approve rezoning from Planned Area Development (PAD) zoning for Community Commercial (C-2) uses to Planned Area Development (PAD) for Community Commercial Uses with motor vehicle sales, outdoor screened storage, indoor motor vehicle repair including body work, and limited short term overnight stays for recreational vehicles, subject to the following conditions:
- Development and use of the overall site shall be in substantial conformance with the Development Booklet kept on file in the City of Chandler Planning Division, in File No. PLH21-0065, 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.
- Overnight stays shall be limited to the area labeled "Short Term Overnight Parking/Stays for Airstream (Caravans/R.V.'s) Users" within Exhibit C of the Development Booklet of File No. PLH21-0065.
- Overnight stays shall be limited to customers receiving service from the primary business onsite.
- Overnight stays shall be limited to a maximum of five (5) consecutive days per customer.
- No dump station for sewage shall be constructed within the area identified as "Short Term Overnight Parking/Stays for Airstream (Caravans/R.V.'s) Users" or within any publicly accessible parking areas identified in Exhibit C of the Development Booklet of File No. PLH21-0065.
- The primary business on site shall provide a contact phone number of a responsible person (i.e., manager/landowner) to interested neighbors to resolve any complaints regarding overnight stays quickly and directly.
- The propane tanks shall be constructed to comply with all City of Chandler Building and Fire Codes.
- The location of the proposed propane tanks shall be fully screened from the Right-of-Way and in a location approved by the Zoning Administrator.
- No outdoor camping or entertainment of any type shall be allowed onsite and customers staying overnight must vacate the area within 24 hours after service is completed.
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