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ITEM 2 |
Planning & Zoning Commission Memorandum Development Services Memo No. 21-057
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Date: |
October 20, 2021 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David De La Torre, Planning Manager |
From: |
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Subject: |
PLH21-0039/PLT21-0043 The Marco |
Request: |
Rezoning from Single Family District (SF-8.5) to Planned Area Development (PAD) for medium density residential, Preliminary Development Plan for site layout and building design, and preliminary plat approval for 16 dwelling units |
Location: |
250 feet south of Frye Road on the east side of Nebraska Street, and approximately 1/3 mile west of the intersection of Frye Road and Arizona Avenue |
Applicant: |
Evolve Ventures, LLC |
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Proposed Motion: |
Rezoning Move Planning and Zoning Commission recommend approval of PLH21-0039, The Marco, Rezoning from SF-8.5 to PAD for medium density residential subject to the conditions as recommended by Planning staff. Preliminary Development Plan Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH21-0039, The Marco, for site layout and building design, subject to the conditions as recommended by Planning staff. Preliminary Plat Move Planning and Zoning Commission recommend approval of Preliminary Plat, PLH21-0043, The Marco, subject to the condition as recommended by Planning staff. |
Background Data: |
- The 1.4-acre site is currently vacant and zoned SF-8.5 for single-family residential
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Surrounding Land Use Data: |
North |
Single-family residential |
South |
Alley, and then single-family residential |
East |
Single-family residential |
West |
San Marcos Elementary School |
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General Plan and Area Plan Designations |
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Existing |
Proposed |
General Plan |
Growth Area 1, Downtown Chandler |
No Change |
Downtown South Arizona Avenue Corridor Area Plan |
Medium Density Residential |
No Change |
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Proposed Development |
Proposal
Units |
- 16 dwelling units
- 11.7 du/ac
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Parking |
- 2 garage spaces per unit
- 5 additional on-site guest parking spaces, including 2 electric charging space
- 7 existing on-street parking spaces adjacent to the site frontage
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Open Space |
- Over 200 sq. ft. of private patio space per unit
- Balconies are proposed for 8 units
- Turfed central open court yard
- Cabana grill area
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Building Height |
- 2-stories
- 25’10” to top of ridge
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Building Design |
- Primary materials include smooth stucco, maintenance free wood siding, corrugated metal roof, and steel accents
- Substantially recessed portions of facades create entrance courtyards
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Review and Recommendation |
Staff finds the proposed rezoning, preliminary development plan, and preliminary plat align with the goals of the General Plan. The General Plan identifies the site as being located with Growth Area 1, Downtown Chandler which calls for the revitalization of vacant parcels and for up to 12 units per acres on the subject site. The units are organized in an easily navigated layout that results in the majority of the frontage being occupied by patio spaces that are visible from the public sidewalk, instead of garages. This will help “activate” and provide a pleasant and safe feeling environment for this portion of Nebraska Street by creating opportunities for neighbors to interact, and by increasing visibility of the street by residents. There will be an approximately 15-foot deep heavily landscaped verge with street trees between the existing public sidewalk and proposed on-site sidewalk. This will greatly improve the quality of the pedestrian environment along this portion of Nebraska Street. To relate to the surrounding neighborhood, the applicant has proposed a front-facing gable with a deep eave, and stucco and siding are used as the primary materials. To help soften the perceived massing of the two-story units, the buildings have been setback 40 feet from the public sidewalk, and detached sidewalks and heavy landscaping have been proposed. To functionally integrate with the surrounding properties, the site layout allows for future potential access from the looped perimeter drive aisle. Staff finds that this proposal balances the General Plan’s guidance to increase density, providing a transition between old and new development, promoting a compatible mix of housing types, and promoting civic engagement. |
Traffic Analysis |
A Traffic Impact Analysis is not required for projects where fewer than 200 dwelling units are proposed. Traffic Engineering has reviewed the proposal for consistency with City of Chandler street standards. |
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 virtual neighborhood meeting was held on September 9th, 2021. Two neighbors attended the meeting and did not share any concerns regarding the project.
- The neighborhood meeting notification letter was prepared in Spanish and English and a translator attended the neighborhood meeting.
- After the meeting, a resident called with concerns that small low quality apartments were being proposed. Staff walked the resident through the proposal, emailed the proposed exhibits, and connected the resident with the applicant. As of the writing of this memo, Planning staff has not heard back from the previously mentioned resident and is not aware of any other concerns.
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Recommended Conditions of Approval: |
Rezoning Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from SF-8.5 to PAD for medium density residential subject to the following conditions:
- Development 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. PLH21-0039, 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.
- 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.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- Residential dwelling units shall be permitted with a maximum density of 12 dwelling units per acre.
- Building setbacks shall be 25 (twenty-five) feet from all property lines.
- The private and shared portions of the site shall be maintained in a clean and orderly manner. The buildings shall be maintained in a clean and orderly manner. Yards and balconies shall not be used for outdoor storage of residential items beyond furniture intended for outdoor use.
- The landscaping and all other improvements in all 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.
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 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. PLH21-0039, 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.
- Except for ancillary decorative extensions, opaque patio walls shall be limited to a height of three feet.
- Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- Signage shall be designed in coordination with landscape plans, planting materials, storm water basins, site contours, utility pedestals, and other site appurtenances or features so as not to create problems with sign visibility or prompt the removal of required or proposed landscaping.
- All mechanical equipment shall be fully screened on all sides. Said screening shall be architecturally integrated with the building.
- The developer shall work with adjoining property owners to ensure there are no double walls/fences resulting from the proposed perimeter wall.
- Preliminary Development Plan approval does not constitute Final Development Plan approval; compliance with the details required by all applicable codes and conditions of the City of Chandler and this 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: 1. 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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