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ITEM 3 |
City Council Memorandum Development Services Memo No. 21-055A
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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: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH21-0017/PLT21-0025 Elevation AZ 87 Final Adoption of Ordinance No. 4989 |
Request: |
Rezoning from Planned Industrial/Planned Area Development (I-1/PAD) for retail, light industrial, office and showroom to PAD for multi-family residential with Mid-Rise Overlay for heights up to 55 feet |
Location: |
Southeast corner of Arizona Avenue and Elliot Road |
Applicant: |
Brennan Ray; Burch & Cracchiolo, P.A. |
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Proposed Motion: |
Rezoning Move City Council adopt Ordinance No. 4989 approving PLH21-0017 Elevation AZ 87, Rezoning from Planned Industrial/Planned Area Development (I-1/PAD) for retail, light industrial, office and showroom to PAD for multi-family residential with Mid-Rise Overlay for heights up to 55 feet, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Subject site is vacant - approximately 7 acres
- Site has been zoned for industrial uses on south portion and commercial on north portion since 1983
- Current zoning I-1/PAD for retail, light industrial, office and showroom; approved 2006
- General Plan's North Arizona Avenue Growth Area, High Capacity Transit Corridor: residential can be considered within the Employment designation
- Project consist of 199 units totaling 28.1 units per acre
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Surrounding Land Use Data: |
North |
Elliot Road then vacant parcel zoned for multi-family (32.9 du/ac) |
South |
Comstock Drive then business park |
East |
Office (Arizona Department Economic Security) and business park |
West |
Arizona Avenue then fuel station and car wash |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Employment, North Arizona Avenue Growth Area, High Capacity Transit Corridor |
No Change |
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Proposed Development |
Proposed Land Use |
- Multi-family dwelling units
- 199 Units
- 28.1 dwelling units per acre (du/ac)
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Building Setbacks |
- Arizona Avenue (west): 20 ft. for clubhouse & 25 ft. for all other structures
- Elliot Road (north) : 25 ft.
- Comstock Drive (south): 25 ft.
- East: 10 ft. to parking shade structures and other ancillary single-story structures, 50 ft. to primary structures and structures taller than one story
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Height |
- Mid-Rise Overlay requesting heights up to fifty-five (55) feet: four-stories
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Roof Design |
- Flat parapets of varying heights
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Façade Materials |
Modern architectural style
- Stucco
- Smooth & split face CMU block
- Composite siding
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Building Accents |
- Composite screens to mimic wood
- Metal canopies
- Metal accents
- Vibrant painted soffits on patios
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Site Design & Open Space |
- Two buildings encroaching into building setbacks to activate Arizona Avenue & Elliot Road by providing a multi-modal path, common open spaces with seating areas, and doorways to internal corridors
- Exterior open space 74,212 sq. ft. of landscaping, outdoor common areas, and clubhouse
- Pool, outdoor kitchen, fire pit, ramadas, yoga area and 1-story, clubhouse with common spaces, and bike storage & repair
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Parking |
- 324 parking spaces required
- 346 parking spaces provided including private garages, covered and uncovered spaces, and guest parking
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Review and Recommendation |
The subject site, which has been zoned for commercial uses since 1983 and has yet to develop, is located within the General Plan's North Arizona Avenue Growth Area that encourages higher densities to support future transit efforts along Arizona Avenue, a high capacity transit corridor. This guidance supports the consideration of multi-family within the larger northern Chandler employment area. Further policies for this growth area call for pedestrian and bicycle oriented improvements, transforming commercial centers into more intense mixed-use developments, transitioning land use intensities to be respectful to existing neighborhoods, and enhancing Arizona Avenue as a point of entry through design. The proposed multi-family development aligns with the policies of the North Arizona Avenue Growth Area and the intent of the High-Capacity Transit Corridor as identified within the General Plan by increasing density, developing the corner with a non-commercial use, and by providing enhanced pedestrian and bicyclist improvements including a shaded 10-foot-wide multi-use path along Arizona Avenue. As part of supporting multi-modal transit options, the buildings are pulled closer to the street and provide pedestrian entrances along Arizona Avenue, Elliot Road, and Comstock Drive to encourage pedestrian usage to adjacent businesses and public transit. Additionally, the proposed multi-family will serve as an integral component of Uptown Chandler by adding more residents to the area in North Chandler who may become employees and customers of the existing business parks and commercial centers. For these reasons, staff finds the proposed multi-family development aligns with the goals and policies within the General Plan. Economic Analysis An economic and fiscal impact analysis was conducted based on project details provided by the applicant and staff assumptions. The analysis determined the project would generate a positive net fiscal impact for the City. Net income to the City resulting from the project is estimated at $657,898 over 10 years. This figure includes revenues from property taxes, building permit and plan review fees, transaction privilege tax on construction, real property rental tax, state shared revenues, and local spending by residents. The City's Economic Development Division is in support of approving the rezoning request. The Mayor’s 4-Corner Retail Committee Report, initiated 10 years ago, determined the area was already oversaturated with retail uses. The current COVID-19 pandemic and rise of e-commerce also raise concerns regarding the long-term viability of traditional retail. While the southern parcel is entitled for industrial space, which is in high demand, the proposed multifamily project would provide benefits that would make up for the loss of potential employment uses. Bringing in additional residents would expand the customer base for existing shops and restaurants and enhance the labor pool for Chandler employers. 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.
- Two neighborhood meetings were required due to the Mid-Rise Overlay request and were held on June 30, 2021, and July 7, 2021. No one attended other than the applicant.
- As of the writing of this memo, Planning staff has been contacted by one resident with concerns about increased traffic at the intersection.
- Planning staff is not aware of any 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 |
Rezoning Planning staff finds the request is in compliance with the General Plan. Planning and Zoning Commission recommends the City Council approve rezoning from Planned Industrial/Planned Area Development (I-1/PAD) for retail, light industrial, office and showroom to PAD for multi-family residential with Mid-Rise Overlay for heights up to 55 feet, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, “Elevation AZ 87” and kept on file in the City of Chandler Planning Division, in File No. PLH21-0017, 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.
- High density residential shall be permitted up to a maximum density of thirty (30) dwelling units per acre.
- Building heights shall be limited to a maximum of fifty-five (55) feet in height.
- 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.
- 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.
- 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.
- Minimum building setbacks shall be as follows:
Property Line Location |
Minimum Building Setback |
Arizona Avenue |
20 feet for clubhouse; 25' other structures |
Elliot Road |
25 feet |
Comstock Drive |
25 feet |
East Property Line |
10 feet for parking shade structures and other ancillary single-story structures 50 feet for primary structures and structures taller than one story |
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