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ITEM 7 |
City Council Memorandum Development Services Memo No. CC21-065
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Date: |
November 4, 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: |
PLH21-0039/PLT21-0043 The Marco Introduction and Tentative Adoption of Ordinance No. 4997 |
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 one third of a mile west of the intersection of Frye Road and Arizona Avenue |
Applicant: |
Evolve Ventures, LLC |
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Proposed Motion: |
Rezoning Move City Council introduce and tentatively adopt Ordinance No.4997 approving PLH21-0039 The Marco, Rezoning from SF-8.5 to PAD for Medium Density Residential, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH21-0039 The Marco, for site layout and building design, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Plat Move City Council approve Preliminary Plat PLT21-0043 The Marco, subject to the condition recommended by Planning and Zoning Commission. |
Background Data: |
The 1.4-acre site is currently vacant and zoned SF-8.5 for single-family residential. |
Surrounding Land Use Data: |
North |
Single-family residential |
South |
Alley, then single-family residential |
East |
Single-family residential |
West |
Nebraska Street, then 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 |
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 parking spaces, including 2 electric charging spaces
- 7 existing on-street parking spaces adjacent to the site frontage
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Open Space |
- Over 200 sq. ft. of private patio/front yard 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 finish stucco, maintenance free treated wood, corrugated metal roofing, 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 acre 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 layout will help “activate” the site 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, which 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 set back 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 both 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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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting October 20, 2021. Motion to Approve In Favor: 5 Opposed: 0 Absent: 1 (Morgan) Chair Heumann shared concerns regarding blank areas of the side and rear elevations that are visible from nearby roads. The Commission voted to add Preliminary Development Plan stipulation #8 to address this concern. |
Recommended Conditions of Approval |
Rezoning Planning and Zoning Commission recommends the City Council approve rezoning from SF8.5 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 and Zoning Commission recommends the City Council approve 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.
- The applicant shall work with staff to revise the side and rear elevations to reduce the amount of blank façade area.
Preliminary Plat Planning and Zoning Commission recommends the City Council approve the Preliminary Plat, subject to the following condition:
- 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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