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ITEM 10 |
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City Council Memorandum Development Services Memo No. 24-055
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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: |
Lauren Schumann, Planning Senior Program Manager |
| Subject: |
PLH24-0023 The District Downtown
Introduction and Tentative Adoption of Ordinance No. 5112
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| Request: |
Rezoning from Planned Area Development (PAD) for mixed use including multi-family, office, and commercial uses permitted under the Community Commercial District (C-2) to PAD for mixed use including multi-family, office, commercial uses permitted under the Community Commercial District (C-2) and automobile and truck sales with a Mid-Rise Overlay allowing for heights up to 120 feet
Preliminary Development Plan (PDP) approval for site layout and conceptual building architecture |
| Location: |
Northwest corner Arizona Avenue and the SanTan 202 Freeway |
| Applicant: |
Brennan Ray; Burch & Cracchiolo, P.A. |
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| Proposed Motion: |
Rezoning
Move City Council introduce and tentatively adopt Ordinance No. 5112 approving PLH24-0023 The District Downtown, Rezoning from PAD for mixed use including multi-family, office, and commercial uses permitted under the Community Commercial District (C-2) to PAD for mixed use including multi-family, office, and commercial uses permitted under the Community Commercial District (C-2) and automobile and truck sales with a Mid-Rise Overlay allowing for heights up to 120 feet, subject to the conditions as recommended by Planning and Zoning Commission.
Preliminary Development Plan
Move City Council approve Preliminary Development Plan PLH24-0023 The District Downtown for site layout and conceptual building architecture, subject to the conditions as recommended by Planning and Zoning Commission. |
| Background Data: |
- Site is 44.7 acres and vacant
- Subject site received PAD zoning for office, retail, hotel with convention center, and mixed use commercial/residential in 1987 as part of a larger master plan that included the adjacent Stonebridge Ranch Apartment Complex
- Zoning extended in 1989 and vested when the apartments were constructed in 2000
- Zoning amended in 2007 to allow a Mid-Rise overlay with heights up to 120 feet for the entire site
- Time extension was approved in 2010
- A rezoning to add multi-family residential within the mixed use development occurred in 2022 with stipulations pertaining to phasing of development
- The applicant requests rezoning to add automobile and truck sales to permitted uses within the mixed-use development, eliminate phasing stipulations, and revised the westernmost multi-family phase from a wrapped parking garage to surface parked development
- Proposed PDP establishes where uses can occur and conceptual building renderings are provided to establish quality of design; a Mid-Rise Overlay is permitted over the entire site allowing building heights up to 120 feet
- If approved, mixed uses include two multi-family developments totaling 800 units, two office buildings, two hotels, two automotive dealerships, and supporting commercial retail at the street intersection
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| Surrounding Land Use Data: |
| North |
Pecos Road, then multi-family |
South |
SanTan Freeway, then commercial shopping center |
| East |
Arizona Avenue, then commercial shopping center |
West |
Multi-family |
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| General Plan and Area Plan Designations: |
| Plan |
Existing |
Proposed |
| General Plan |
Neighborhoods within Downtown Chandler Growth Area |
No Change |
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| Proposed Development |
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Proposed Land Use |
Parcel 1
9.19 acres |
Two automobile and truck dealerships |
Parcel 2
8.93 acres |
Commercial Uses including retail, restaurants, maximum of three drive-thru pads, and common outdoor community space
Approximately 45,115 square feet commercial uses |
Parcel 3
4.73 acres |
2 two-story office buildings with outdoor plaza and parking
Approximately 72,800 square feet of office |
Parcel 4
6.02 acres |
Multi-family residential 400 units; density 66.4 du/ac
Units wrap parking garage |
Parcel 5
12.35 acre |
Multi-family residential 400 units; density 32.4 du/ac
Surface parked |
Parcel 6 & 7
4.01 acres |
Two hotels each with 98 rooms; totaling 196 hotel rooms |
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| Review and Recommendation |
The subject site has been zoned for mixed-use development since 1987 and a Mid-Rise Overlay allowing for heights up to 120 feet since 2007. The site is the last undeveloped quadrant of the San Tan Freeway/Arizona Avenue interchange and occupies all vacant land bounded by Arizona Avenue, Pecos Road, existing multi-family to the west, and the Loop 202 San Tan Freeway. The other three interchange quadrants have been developed as retail power centers anchored by large box retailers. The applicant proposes to complete this intersection with a mixed-use development including high-density residential, office, and commercial uses.
Within the 2022 zoning case, stipulations were added to ensure more than one use would develop. Stipulations stated a portion of commercial must develop prior to the first phase of multi-family and all commercial buildings along Arizona Avenue were required to be built before the second phase of multi-family could occur. The developer has asked the phasing stipulations be removed to maintain flexibility while attracting potential tenant(s) and allow the property to develop under market demand.
The developer has provided a phasing plan; within the first phase, all landscaping along Arizona Avenue and Pecos Road will be installed and the internal 'main street' will be built. The main internal drive has been revised to a curvilinear design with a focal point of open space between the different uses and tree-lined sidewalks will be provided throughout the development for connectivity. The second phase would include the commercial corner at Arizona Avenue and Pecos Road, one hotel, and the multi-family located along the western property line. The proposed multi-family development under phase two is surface parked and compatible with the existing surfaced parked multi-family to the immediate west. The new design shifts the buildings further to the east fronting onto the internal main street. The surface parked multi-family development will encompass the entire western property.
The applicant requests to add automobile and truck sales to the permitted uses, which are permitted by right within properties zoned Regional Commercial (C-3) district. The proposed dealerships are adjacent to the SanTan Freeway and could accommodate potentially two different dealerships. Staff is proposing a stipulation allowing only franchise dealerships, which have exclusive rights to sell new vehicles to the public for a specific manufacturer or brand. Franchise dealerships provide a larger selection of new vehicles and provide some used vehicles. The proposed dealerships request a digital sign along Arizona Avenue, which is consistent with signage permitted at other auto dealerships along the freeway within Chandler.
The applicant has included conceptual renderings and exhibits to establish the required level of quality and design for buildings, hardscape, and landscaping. Upon identifying the tenant and respective building needs, the applicant will submit for Administrative Design Review for site and building design. Staff will review the administrative submittal for consistency with the renderings, conceptual imagery, narrative, stipulations, and City Code. The conceptual Development Booklet and stipulations will result in a high-quality mixed-use development to complete the intersection and entrance to the downtown area.
Planning staff has reviewed and supports the request, citing consistency with the General Plan and goals of the Downtown Chandler Growth Area. The District Downtown will create a sense of place through site layout by providing a main street boulevard with tree-lined sidewalks, building awnings, patio areas, public outdoor plaza areas, landscaping, and cohesive architecture. Since 1987, the subject site has been intended to develop with employment uses and supporting commercial uses. The request will continue this vision and improve by adding a residential component of 800 units to further supplement the commercial during the non-office hours. Furthermore, the subject site has allowed for building heights up to 120 feet since 2007. Staff continues to support the request for Mid-Rise Overlay allowing building heights up to 120 feet as the property abuts the freeway and a major intersection.
Planning and Zoning Commission recommends approval subject to conditions. |
| Traffic Analysis |
| A Traffic Impact Study was submitted to the City's Transportation Engineer and accepted. The developer will install a new signal along Pecos Road at Palm Lane to allow better access to the site and circulation within and around the development. |
| 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.
- The neighborhood meeting was held on July 10, 2024. Four residents attended, asking general questions of the project including traffic, proposed uses, and construction timelines.
- As of the writing of this memo, Planning staff is not aware of any concerns or 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: 5 Opposed: 1 (Heumann) Absent: 1 (Lopez)
The item was moved to the action agenda, as requested by Chair Heumann due to concerns with the proposed automobile dealership use within a mixed-use development, the proposed phasing plan, and the subject site being the southern gateway to Chandler's Downtown. The Chair expressed concerns stating dealerships tend to locate within an area with other dealerships and questioned the viability of two independent dealerships at this location. Furthermore, Chair Heumann questioned if dealerships were the right use for the gateway into the Downtown. The Commission also modified PDP stipulation #2, ensuring that non-residential development would occur prior to reviewing a PDP application for multi-family on Parcel 4.
Other commissioners had concerns with the proposed phasing plan and thought the western multi-family would be constructed with limited commercial uses. The applicant proposed to amend the phasing plan stating 75% of the commercial retail buildings within Parcel 2 shall be constructed and receive a Certificate of Completion before a Preliminary Development Plan for the second multi-family can be filed. PDP stipulation number two has been amended to reflect the modified stipulation. |
| Recommended Conditions of Approval |
Rezoning
Planning and Zoning Commission recommends the City Council approve the Rezoning from PAD for mixed use development including multi-family, office, and commercial uses permitted under Community Commercial (C-2) to PAD for mixed use including multi-family, office, commercial uses permitted under the Community Commercial District (C-2) and automobile and truck sales with a Mid-Rise Overlay allowing for heights up to 120 feet, subject to the following conditions:
- Development shall be in substantial conformance with the conceptual plans included in the Development Booklet, entitled, "The District Downtown" and kept on file in the City of Chandler Planning Division, in File No. PLH24-0023, 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.
- Building heights shall not exceed 120 (one hundred and twenty) feet in height as measured to the top of parapet of the building façade.
- Residential density shall be permitted up to a maximum density of forty (40) dwelling units per acre for Parcel 5 and seventy (70) dwelling units per acre for Parcel 4.
- Uses permitted within the office buildings include general office and medical office. Medical office shall be contingent upon compliance with minimum parking requirements per Zoning Code section 35-1804 Parking Schedule.
- Users for the automobile and truck sales shall be limited to franchise dealerships only. Franchise dealerships are those dealerships that (a) meet the definition of a “franchisee” under A.R.S. 28-4301, (b) have received a New Motor Vehicle Dealer license from the Arizona Motor Vehicle Division to sell new vehicles, and (c) have the legal right to sell new vehicles to the public for a specific manufacturer or brand.
- 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 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.
- Minimum building setbacks shall be as follows:
| Property Line Location |
Minimum Building Setback |
| Arizona Avenue |
30 feet |
| Pecos Road |
30 feet |
| West |
20 feet |
| South |
10 feet |
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 conceptual plans included in the Development Booklet, entitled, "The District Downtown" and kept on file in the City of Chandler Planning Division, in File No. PLH24-0023, 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.
- A separate Preliminary Development Plan application shall be required for the proposed multi-family on Parcel 4. The PDP application for Parcel 4 cannot be filed until one hotel and 75% of the commercial building (2-B, 2-C, 2-D, and 2-E along Arizona Avenue) in Phase 2 have received a Certificate of Completion.
- In the event that a different use, other than automobile and truck sales, proposes to develop on Parcel 1, a separate Preliminary Development Plan application will be required.
- As part of the Administrative Design Review process, where staff determines the proposed site improvements do not achieve a high-quality interconnected mixed-use development, the request may be reverted to Council for approval of a revised Preliminary Development Plan.
- As part of the Administrative Design Review process, where staff determines that the proposed building design does not achieve a high-quality architectural design as rendered in exhibits within the Development Booklet, the request may be reverted to Council for approval of a revised Preliminary Development Plan.
- Phase 1 shall include all off-site improvements, landscaping along Arizona Avenue and Pecos Road, and internal drive through the site, as depicted in the Phasing exhibit.
- The development shall be in compliance with current Commercial Design Standards and Parking Schedule, unless indicated within the "The District Downtown" development booklet.
- Tree-lined sidewalks connecting all uses within the development shall be provided.
- A minimum of one passenger loading area shall be provided for each multi-family parcel, office, and one for each commercial parcel.
- Electric vehicle charging stations shall be provided in each commercial parcel and a minimum of two electric vehicle charging stations shall be provided per residential building.
- All roof-mounted mechanical equipment shall be fully screened on all sides by top of parapet. Said screening shall be architecturally integrated with the building.
- The developer shall provide a porte cochère at the entrance of each hotel.
- 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.
- Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- Fifty percent of the trees planted along Arizona Avenue and Pecos Road shall be a minimum of 36-inch box and 12-feet in height at the time of planting.
- The mesquite tree species shall be replaced with another species from the City approved low-water use plant list.
- Except as shown in the Development Booklet, all signs shall comply with Chapter 39, Sign Code, of the Chandler City Code.
- The proposed digital monument sign shall only be utilized by the permitted automobile and truck dealerships on Parcel 1.
- 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. Building signage shall be architecturally coordinated with the respective façade.
- The monument sign’s sign panels shall have an integrated or decorative cover panel until a tenant name is added to the sign.
- The site shall be maintained in a clean and orderly manner.
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