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ITEM 2 |
City Council Memorandum Development Services Memo No. 21-045FA
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Date: |
October 11, 2021 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director |
From: |
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Subject: |
PLH20-0061 Parkside Final Adoption of Ordinance No. 4987 |
Request: |
Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for single-family residential |
Location: |
Northwest corner of Fairview Street and Cooper Road, approximately 1/4 mile north of Pecos Road |
Applicant: |
Tom Durant, ABLA |
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Proposed Motion: |
Move City Council adopt Ordinance No. 4987 approving PLH20-0061 Parkside, rezoning from Agricultural (AG-1) District to Planned Area Development (PAD) for single-family residential, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Approximately 4.2 acres
- Site is currently vacant
- Current zoning is Agricultural District (AG-1)
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Surrounding Land Use Data: |
North |
Future City Park (Homestead North Park) |
South |
Place of Worship (Church of Jesus Christ of Latter Day Saints) |
East |
Across Cooper Road, Single-family residential (Kempton Crossing) |
West |
Private recreation facility (Church of Jesus Christ of Latter Day Saints ball fields) |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Neighborhoods |
No change |
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Proposed Development |
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Single-family subdivision (not gated) |
# of Lots |
35 single-family lots |
Density |
8.3 dwelling units per acre |
Building Setbacks (min.) |
Cooper Road: Lots 20 ft. min. from property line Front: 10 ft. Sides: 5 ft. with a 5 ft. Use and Benefit Easement (UBE) Rear: 5 ft. |
Lot size (min.) |
2,550 sq. ft. |
Building Height |
30 ft. |
Architectural Styles |
Spanish, Farm House and Desert Modern per plan |
# of Floor plans |
3 plans |
Parking |
Two-vehicle garage per lot Guest parking: 20 spaces |
Amenities |
Shaded tot lot Game table |
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Review and Recommendation |
Planning staff finds the proposal consistent with the General Plan designation of Neighborhoods. Planning staff supports the request citing the property is considered an infill property since all adjacent properties are developed. The General Plan allows medium-density residential (3.5-12 du/acre) to be considered as a transitional land use on infill parcels when located adjacent to an arterial street.
The development provides an undulating landscape setback (from 37 ft. to 49 ft.) from the property line along Cooper Rd. to the proposed residences. Site driveway locations are constrained on both Cooper Rd. and Fairview St. due to existing intersection alignments and required driveway spacing. The Cooper Rd. entrance aligns with the Kempton Crossing entrance located to the east side. New residences in Parkside face Cooper Rd. along with no perimeter subdivision wall creating an inviting architectural street frontage. Staff worked with the applicant to add stone veneer and more articulation and design details such as stucco pop-outs, corbels, varied garage doors and roof forms, decorative shutters, and cantilevered projections, thus providing architectural design that meets Chandler's high quality expectations.
For these reasons, staff finds the proposed subdivision is a compatible design and layout with existing lower intensity land uses including the place of worship and parks. Due to the infill nature of the site, the Residential Development Standards (RDS) for subdivision layout are not applicable. However, the RDS guidelines remain applicable to the architectural design of the homes. The proposed single family residential subdivision meets the intent of development standards and residential design guidelines. The Planning and Zoning Commission recommends approval of Parkside single-family subdivision subject to conditions.
This Ordinance was introduced and tentatively adopted by City Council on September 23, 2021. |
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 March 23, 2021. Seven property owners attended in addition to the applicant's team and Planning staff. No questions were voiced by the residents.
- As of the writing of this memo, Planning staff is not aware of opposition to the request.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting September 1, 2021. Motion to Approve. In Favor: 4 Opposed: 0 Absent: 1 (Heumann) |
Recommended Conditions of Approval |
Planning and Zoning Commission recommends the City Council approve rezoning from AG-1 to PAD for single-family residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “Parkside” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0061, 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 the 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.
- 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 such 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 building setbacks shall be as follows:
Front yard setback 10 ft. Side yard setback 5 ft. with 5 ft. Use and Benefit Easement Rear yard setback 5 ft.
- The landscaping 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.
- 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 enforcement of this requirement.
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