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ITEM 2 |
Planning & Zoning Commission Memorandum Development Services Memo No. PZ21-027b
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Date: |
November 17, 2021 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager |
From: |
Benjamin Cereceres, Planner |
Subject: |
PLH21-0005/PLT21-0004 The Village at Hamilton Landing |
Request: |
Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for single-family attached residential Preliminary Development Plan for subdivision layout and housing product Preliminary Plat approval |
Location: |
Southwest corner of Willis and McQueen Roads |
Applicant: |
Wendy R. Riddell, Berry Riddell LLC |
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Proposed Motion: |
Rezoning Move Planning and Zoning Commission to recommend approval of PLH21-0005 The Village at Hamilton Landing rezoning from Agricultural District (AG-1) to Planned Area Development for single-family attached residential, subject to conditions as recommended by Planning staff. Preliminary Development Plan Move Planning and Zoning Commission to recommend approval of Preliminary Development Plan, PLH21-0005 The Village at Hamilton Landing, subject to conditions as recommended by Planning staff. Preliminary Plat Move Planning and Zoning Commission to recommend approval of Preliminary Plat, PLT21-0004 The Village at Hamilton Landing, subject to the condition as recommended by Planning staff. |
Background Data: |
- Approximately 5.80 net acres
- Site currently is vacant
- Half of the subject site and Willis Road is located within Maricopa County.
- Annexation is scheduled for the December 6, 2021, City Council meeting concurrently with a request for Initial City zoning of Agricultural District (AG-1) upon annexation.
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Surrounding Land Use Data: |
North |
Across Willis Road: Single-Family Residential |
South |
San Tan Freeway (Loop 202) |
East |
Across McQueen Road: Maricopa County Facility |
West |
Single-Family Residential |
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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 Attached Residential |
# of Units |
36 Units in 3, 4, 5, 7, and 8 unit buildings
2 Bedroom - 13 Units
3 Bedroom - 23 Units
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Density |
6.21 Dwelling Units Per Acre |
Overall Site Setbacks (min.) |
Willis Road - 30 ft.
McQueen Road - 8 ft. 8 inches (55 ft. to curb)
South - 28ft. 6 inches
West - Approximately 276 ft.
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Housing Product Setbacks |
Front - 39' to garage/ 5' to livable area
Sides - 0 ft./0 ft.
Rear - 5 ft.
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Building Height |
Maximum: 24 ft.
(all one story units)
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Maximum Lot Coverage |
70% |
Building Architecture |
Craftsman, farmhouse and ranch style architecture -Stone, exterior siding and stucco |
Parking |
- 72 Parking Space Required
- 135 Parking Spaces Provided
Covered Parking (1 Space/Unit *36 Units) 36 Spaces
Uncovered Parking (2 Spaces/Unit*36 Units) 72 Spaces
Street Parking: 25 Spaces
ADA Parking: 2 Spaces
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Amenities |
- Dog Park with Ramada
- Tree Grove Picnic Area
- BBQ Area
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Review and Recommendation |
The proposed single-family attached land use is a compatible land use on a challenging infill site that creates a transition between a large-lot detached single-family neighborhood and the Santan Freeway. City code requires each unit provide two covered parking spaces, however, due to the infill nature of the site, one covered and two uncovered tandem spaces are provided. The constrained elongated rectangular site does not lend itself to function as either employment or commercial uses, which may negatively impact existing residential. Further, the proposed development provides another housing type to the surrounding area. For these reasons, staff finds the proposal to be consistent with the goals of the General Plan, and recommends approval subject to conditions. The applicant initially proposed a multifamily development with a higher density, but after receiving concerns from residents, the plans were changed to be a single family-attached development with a lower density. Typically, developers are required to improve half of the right-of-way and to extend water and sewer lines in the right-of-way along the length of the subject parcel. However, in this particular case, the County was not keen on annexing only the southern half of Willis Road and leaving the northern half to remain as a narrow stand-alone strip in the County. Additional right-of-way width was also needed in order to improve Willis Road to meet City requirements. Further, an additional sewer line and the replacement of an existing water line was not needed. For this reason, a development agreement has been drafted stating, in part, that in exchange for not installing/replacing sewer and water lines, the developer will process the annexation for the entire width of Willis Road and improve the road to meet City requirements, while leaving an existing ditch on the north side of the road untouched. |
Traffic Analysis |
A traffic statement has been reviewed and accepted by Dana Alvidrez, City Transportation Engineer. North bound traffic along McQueen Road will not be able to make a left-hand turn onto Willis Road. A traffic circulation exhibit provided showing access points to the subject site. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood meeting was held on May 6, 2021, with three residents in attendance. Comments and questions related to traffic, on-street parking, multi-family development and internet services were asked.
- Staff received calls from a total of seven neighbors that were in opposition to the proposed multifamily development with concerns regarding access to the site, intensified traffic and sewer tie-ins.
- A second neighborhood meeting was held on September 1, 2021 at which the applicant presented revised plans for a single-family attached development with a reduced number of dwelling units and reduced density vs. the previously proposed multifamily development. There were a total of six neighbors in attendance. Comments and questions related to access to the site, lot sizes, improvements to Willis Road, construction of the site and sewer tie-ins. The applicant stated that neighbors were in support of the modifications to the project.
- Staff has reached out to the seven neighbors that were previously in opposition to the request and has the following update: Staff is waiting for feedback from four neighbors. Two neighbors are still in opposition due to traffic circulation, congestion and parking on street along with sewer tie-in service not being offered to residents, and one neighbors is no longer opposed to the project.
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Recommended Conditions of Approval: |
Rezoning Planning staff recommends Planning and Zoning Commission move to recommend approval of rezoning Agricultural District (AG-1) to Planned Area Development for single-family attached residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “The Village at Hamilton Landing” and kept on file in the City of Chandler Planning Division, in File No. PLH21-0005, 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.
- Low to medium density residential shall be permitted up to a maximum density of seven (7) dwelling units per acre.
- 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, except for modifications approved by the City Engineer.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- Minimum housing product setbacks shall be as provided below and further detailed in the development booklet:
Front Building Setback (min.) |
39 ft. to garage / 5 ft. to livable |
Side Yard Setback (min.) |
0 ft./ 0 ft. |
Rear Yard Setback (min.) |
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 following stipulations shall be the responsibilities of the subdivider/homebuilder/developer and shall not be construed as a guarantee of disclosure by the City of Chandler:
- Prior to any lot reservation or purchase agreement, any and all prospective homebuyers shall be given a separate disclosure statement, for their signature, fully acknowledging that this subdivision lies within the Chandler Municipal Airport Impact Overlay District, as specified in the Chandler Zoning Code. The disclosure statement shall acknowledge the proximity of this subdivision to the Chandler Airport and that an avigational easement exists and/or is required on the property, and further, shall acknowledge that the property is subject to aircraft noise and overflight activity. This document signed by the homebuyer shall be recorded with Maricopa County Recorder's Office upon sale of the property.
- The subdivider/homebuilder/developer shall also display, in a conspicuous place within the sales office, a map illustrating the location of the subdivision within the Airport Impact Overlay District, as well as the noise contours and overflight patterns, as identified and depicted in the document entitled Chandler Municipal Airport, F. A. R. Part 150, Noise Compatibility Study, Noise Compatibility Program, Exhibit 6A (Potential Airport Influence Area), as adopted by the Chandler City Council (Resolution No. 2950, 11-5-98). Such map shall be a minimum size of 24" x 36".
- Compliance with this condition shall be demonstrated by the subdivider/homebuilder/developer by submittal of a signed affidavit and photograph that acknowledges this disclosure and map display prior to beginning any sales activity. Failure to comply with this condition will result in revocation of the Administrative Use Permit for the temporary sales office. All requirements as set forth in this condition are the obligation of the subdivider/homebuilder/developer and shall not be construed as a guarantee of disclosure by the City of Chandler.
- The above referenced information shall also be included within the Subdivision Public Report to be filed with the State of Arizona Department of Real Estate, as required by Arizona Revised Statute 28-8486 and Arizona Revised Statute 28-8464.
- The subdivider/homebuilder/developer shall provide the City with an avigational easement over the subject property in accordance with Section 3004 of the City of Chandler Zoning Code.
- All homes and buildings shall be designed and built to achieve an interior noise level not to exceed 45 decibels (Ldn) from aircraft noise. A professional acoustical consultant, architect or engineer shall certify that the project's construction plans are in conformance with this condition.
- The Final Plat shall contain the following statement on the cover sheet in a prominent location and in large text: "This property is located within the Chandler Municipal Airport Impact Overlay District and is subject to aircraft noise and overflight activity, and is encumbered by an avigational easement to the City of Chandler."
- Prior to the time of making any lot reservations or subsequent sales agreements, the subdivider/homebuilder/lot developer shall provide a written disclosure statement, for the signature of each buyer, acknowledging that the subdivision is located adjacent to or nearby a heliport at the Chandler Municipal Airport that may cause adverse noise, odors, and other externalities. The "Public Subdivision Report", "Purchase Contracts", CC&R's, and the individual lot property deeds shall include a disclosure statement outlining that the site is adjacent to or nearby a heliport, and the disclosure shall state that such uses are legal and should be expected to continue indefinitely. The disclosure shall be presented to prospective homebuyers on a separate, single form for them to read and sign prior to or simultaneously with executing a purchase agreement. This responsibility for notice rests with the subdivider/homebuilder/lot developer and shall not be construed as an absolute guarantee by the City of Chandler for receiving such notice.
- The development shall provide sound attenuation measures in accordance with ADOT standard details and requirements excepting any decibel reductions or sound attenuation credits for the use of a rubberized asphalt paving surface. Any noise mitigation, if required, is the responsibility of the development.
- Prior to the time of making any lot reservations or subsequent sales agreements, the subdivider/homebuilder/lot developer shall provide a written disclosure statement, for the signature of each buyer, acknowledging that the subdivision is located adjacent to or nearby a City of Chandler wastewater treatment facility that may cause adverse noise, odors, and other externalities. The "Public Subdivision Report", "Purchase Contracts", CC&R's, and the individual lot property deeds shall include a disclosure statement outlining that the site is adjacent to or nearby a wastewater treatment facility, and the disclosure shall state that such uses are legal and should be expected to continue indefinitely. The disclosure shall be presented to prospective homebuyers on a separate, single form for them to read and sign prior to or simultaneously with executing a purchase agreement. This responsibility for notice rests with the homebuilder/lot developer and shall not be construed as an absolute guarantee by the City of Chandler for receiving such notice.
- Homebuilder will advise all prospective homebuyers of the information on future City facilities contained in the City Facilities map found at www.chandleraz.gov/infomap, or available from the City's Communication and Public Affairs Department. The homebuilder shall post a copy of the City Facilities map in the sales office showing the location of future and existing City facilities
- Prior to the time of making any lot reservations or subsequent sales agreements, the homebuilder/lot developer shall provide a written disclosure statement, for the signature of each buyer, acknowledging that the subdivision is located adjacent to or nearby existing ranchette and animal privilege properties that may cause adverse noise, odors and other externalities. The “Public Subdivision Report”, “Purchase Contracts”, CC&R’s, and the individual lot property deeds shall include a disclosure statement outlining that the site is adjacent to agricultural properties that have horse and animal privileges and shall state that such uses are legal and should be expected to continue indefinitely. This responsibility for notice rests with the homebuilder/lot developer, and shall not be construed as an absolute guarantee by the City of Chandler for receiving such notice.
Preliminary Development Plan Planning staff recommends Planning and Zoning Commission move to recommend approval of the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “The Village at Hamilton Landing” and kept on file in the City of Chandler Planning Division, in File No. PLH21-0005, 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.
- The site shall be maintained in a clean and orderly manner.
- Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- All signs including freestanding 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 materials.
- 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.
- Roadway-style signs shall be installed at each driveway entrance identifying the presence of low flying aircraft.
Preliminary Plat Planning staff recommends Planning and Zoning Commission move to recommend approval of 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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