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ITEM 9 |
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City Council Memorandum Development Services Memo No. 24-052
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| Date: |
October 14, 2024 |
| To: |
Mayor and Council |
| Thru: |
Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager
Kevin Snyder, Development Services Director |
| From: |
Benjamin Cereceres, Planner |
| Subject: |
PLH24-0001/PLT24-0001 Toll Brothers Uptown
Introduction and Tentative Adoption of Ordinance No. 5110 |
| Request: |
Rezoning from Regional Commercial District (C-3) to Planned Area Development (PAD) for multi-family residential
Preliminary Development Plan approval for site layout and building architecture
Preliminary Plat approval |
| Location: |
located approximately 1/4 mile north of the northeast corner of Arizona Avenue and Warner Road |
| Applicant: |
Jason Morris, Whitey Morris Baugh PLC |
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| Proposed Motion: |
Rezoning
Move City Council introduce and tentatively adopt Ordinance No. 5110 approving PLH24-0001 Toll Brothers Uptown, Rezoning from Regional Commercial (C-3) to Planned Area Development (PAD) for multi-family residential, subject to the conditions as recommended by Planning and Zoning Commission.
Preliminary Development Plan
Move City Council approve Preliminary Development Plan PLH24-0001 Toll Brothers Uptown for site layout and building architecture, subject to the conditions as recommended by Planning and Zoning Commission.
Preliminary Plat
Move City Council approve Preliminary PLT24-0001 Toll Brothers Uptown, subject to the conditions recommended by Planning and Zoning Commission. |
| Background Data: |
- The subject site is approximately 14.1 net acres and currently used as an auto dealership.
- The site is adjacent to another multi-family development currently under construction to the north and a retail development south of the site.
- The General Plan's designation of the North Arizona Avenue Growth Area, High Capacity Transit Corridor, and Employment allow for high density residential to be considered.
- The project consists of 420 dwelling units totaling 30 dwelling units per acre.
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| Surrounding Land Use Data: |
| North |
Planned Area Development (PAD) for Multi-Family |
South |
PAD for Commercial |
| East |
PAD for Multi-Family |
West |
Arizona Avenue, then Regional Commercial District (C-3) |
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| General Plan and Area Plan Designations: |
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Existing |
Proposed |
| General Plan |
North Arizona Avenue Growth Area, High Capacity Transit Corridor, Employment |
No Change |
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| Proposed Development |
| Proposed Land Use |
- 420 multifamily dwelling units
- 30 dwelling units per acre (du/ac) (staff proposes a maximum of 35 dwelling units per acre to allow for flexibility during the construction phase)
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| Building Setbacks |
- Arizona Avenue (west): 20'
- North Property line: 10'
- South Property line: 10'
- East Property line: 20'
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| Height |
47' Parapet/53' Architectural Features (staff proposes a max.height of 55' to permit flexibility during the construction phase) |
| Roof Design |
Varied Parapet Heights |
| Facade Material |
- Stucco
- Masonry Veneer
- Metal Screens
- Fiber Cement Panels
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| Building Accents |
- Tower Element
- Vertical Metal Screen Elements
- Multi-height Parapets
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| Site Design & Open Space |
- (6) four-story buildings, two (2) of which will front onto Arizona Avenue. Two internal buildings wrap the primary common area, and the remaining two (2) buildings are located toward the back of the development.
- Amenities include event and activity lawns, fire pits and grilling stations, putting green, ball court and game tables, dog park, tot lot and pickleball court
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| Parking |
- Required: 803 parking spaces
- Provided: 803 parking spaces, including private garages, covered and uncovered spaces
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| Review and Recommendation |
The subject site is zoned Regional Commercial District (C-3) and has contained a car dealership since 1986. The site 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. The guidance supports the consideration of multi-family with densities exceeding 18 dwelling units per acre within the larger northern Chandler employment area.
Further policies for this growth area call for pedestrian-oriented improvements, transforming commercial centers into 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 and continuing to implement redevelopment.
The development presents a crafted regional/contextual eclectic design, referencing local characteristics of the existing built environment while considering the dynamic growing nature of this area of Chandler. All buildings feature four-sided architecture, with harmonious transition between the horizontal and vertical volumes articulated through massing and material, providing elements of human scale to the architecture. Redevelopment of the site to multi-family is appropriate and provides more housing within the City's boundaries. For these reasons, staff finds the proposed multi-family development aligns with the goals and policies within the General Plan. Planning and Zoning Commission recommends approval. |
| Traffic Analysis |
| A Traffic Impact Study (TIS) was provided by the applicant. The TIS has been reviewed and accepted by City traffic engineering staff. |
| Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood meeting sign was on the site and on social media via NextDoor.
- A neighborhood meeting was held on July 18, 2024. There were no residents in attendance.
- As of the writing of this memo, 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 18, 2024
Motion to Approve
In Favor: 6 Opposed: 0 Absent: 1 (Lopez) |
| Recommended Conditions of Approval |
Rezoning
Planning and Zoning Commission recommends the City Council approve the rezoning from Regional Commercial District (C-3) to Planned Area Development (PAD) for multi-family residential subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled "Toll Brothers Uptown" and kept on file in the City of Chandler Planning Division, File No. PLH24-0001, 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 at a maximum density of thirty-five (35) dwelling units per acre.
- Building height 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.
- The landscaping in all open-spaces shall be maintained by the 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' |
| North |
10' |
| South |
10' |
| East |
20' |
Preliminary Development Plan
Planning and Zoning Commission recommends the City Council approve the Preliminary Development Plan subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled "Toll Brothers Uptown" and kept on file in the City of Chandler Planning Division, in File No. PLH24-0001, 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.
- Landscaping plans (including for open spaces, retention, rights-of-way, and street medians) shall be approved by the Planning Administrator.
- Fifty percent of the trees planted along the arterial streets shall be a minimum of 36-inch box and be a minimum of 12-feet in height at the time of planting.
- The site shall be maintained in a clean and orderly manner.
- Preliminary Development Plan approval does not constitute Final Development approval, compliance with the details required by all applicable codes and conditions of the City of Chandler and this Preliminary Development Plan shall apply.
- All mechanical equipment, including HVAC, utility meters, etc. shall be screened from view by material(s) that are architecturally integrated and consistent with the proposed buildings.
- Sign packages, including free-standing signs as well as wall-mounted signs shall be designed in coordination with landscape plans, planting materials, storm water retention requirements, and utility pedestals, so as not to create problems with sign visibility or prompt the removal of required landscape material.
- A minimum of three (3) electric vehicle charging stations shall be installed per building.
Preliminary Plat
Planning and Zoning Commission recommends the City Council approve the Preliminary Plat subject to the following conditions:
- 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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