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ITEM 4 |
City Council Memorandum Development Services Memo No. 22-055
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Date: |
November 10, 2022 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager Derek D. Horn, Development Services Director |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH22-0035 The District Downtown Introduction and Tentative Adoption of Ordinance No. 5037 |
Request: |
Rezoning from Planned Area Development (PAD) for office, retail, and hotel to PAD for mixed used development including multi-family, office, and commercial uses as permitted under Community Commercial (C-2) type uses a with Mid-Rise Overlay allowing for building heights up to 120 feet Preliminary Development Plan (PDP) approval for site layout and conceptual building architecture |
Location: |
Northwest corner of 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. 5037 approving PLH22-0035 The District Downtown, Rezoning from PAD for office, retail, and hotel to PAD for mixed used development including multi-family, office, and commercial uses as permitted under Community Commercial (C-2) type uses a with Mid-Rise Overlay allowing for building 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 PLH22-0035 for site layout and conceptual building architecture, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
Following the City Council Study Session on November 7, 2022, the applicant modified the development booklet narrative outlining buildings that shall occur prior to the second phase of multi-family stating an additional 5,000 square feet of commercial, mixed-use, or hospitality shall be built concurrently when the multi-family structure(s) on Parcel 4’s develops. In addition, rezoning stipulation number has been revised to state multi-family development can only occur on parcels 4 and 5.
- Site is 44.7 acres and vacant
- Subject site received PAD zoning for office, retail, and hotel uses 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
- Approved conceptual PDP in 2012
- A rezoning is required to add multi-family residential within the mixed-use development
- Proposed PDP establishes where uses can occur and conceptual building renderings are provided to establish quality of design
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Surrounding Land Use Data: |
North |
Pecos Road, then multi-family |
South |
Loop 202 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: |
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Existing |
Proposed |
General Plan |
Neighborhoods within Downtown Chandler Growth Area |
No Change |
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Proposed Development |
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Proposed Land Uses |
Parcel 1 8.42 acres |
Commercial Uses including multi-tenant buildings, multi-story mixed-use buildings, outdoor plaza, one drive-thru pad, and hotel Approximately 159,900 square feet commercial uses |
Parcel 2 8.38 acres |
Commercial Uses including retail, restaurants, one drive-thru pad, and common outdoor community space (e.g. splash pad) Approximately 62,600 square feet commercial uses |
Parcel 3 8.19 acres |
Two 2-story office buildings with outdoor plaza and parking Approximately 64,000 square feet of office |
Parcel 4 7.6 acres |
Multi-family residential with 395 units; density 52 du/ac Units wrap parking garage |
Parcel 5 9.2 acres |
Multi-family residential with 400 units; density 43.5 du/ac Units wrap parking garage |
Parcel 6 3.08 acres |
Office buildings of six and four stories, outdoor courtyards, freestanding parking garage, and surface parking Approximately 300,000 square feet office |
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Review and Recommendation |
The subject site has been zoned for mixed-use development since 1987, with a Mid-Rise Overlay allowing for heights up to 120 feet since 2007. The site is the last undeveloped quadrant of the Loop 202 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 providing a true "work, live, play" community. The development will occur in phases, with Phase 1 including two office buildings, approximately 400 multi-family units, on-site main street drives, and landscaping along Arizona Avenue and Pecos Road. To maintain flexibility while attracting potential tenant(s), subsequent phases listed on the plan may be developed in such a manner that does not follow the phasing numbers. However, it is anticipated Phase 2 will commence commercial along Arizona Avenue. The applicant has included conceptual renderings and exhibits to establish the required level of quality and design for buildings, hard scapes, and landscaping. Upon identifying the tenant and respective building needs, the applicant will submit for an 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 on-street parking, tree-lined sidewalks, building awnings, patio areas, public outdoor plaza areas, a splash pad, landscaping, and building 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 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 staff has reviewed the request and supports the proposal to be consistent with the General Plan. 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 for better access to the site and circulation within the development. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- Two neighborhood meetings were required for the Mid-Rise Overlay request. A neighborhood meeting sign was posted on the site and on social media via NextDoor.
- The first neighborhood meeting was held on July 28, 2022. A resident and a news reporter attended asking general questions of the project. The second meeting was held August 31, 2022, and only one resident with general questions attended.
- 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 October 19, 2022 Motion to Approve In Favor:7 Opposed: 0 During the Planning and Zoning Commission Study Session, Chair Heumann added rezoning stipulation number 11, clarifying development that would need to occur before Phase II of multi-family: all commercial buildings along Arizona Avenue, excluding the mixed-use building, shall commence. Furthermore, Chair Heumann added PDP stipulation number 3 to emphasize if development does not meet the quality of design represented in the development booklet, an amendment to the PDP will be required, in which case would require review by the Planning and Zoning Commission and approval by the City Council. |
Recommended Conditions of Approval |
Rezoning Planning and Zoning Commission recommends the City Council approve the Rezoning from PAD for office, retail, and hotel to PAD for mixed used development including multi-family, office, and commercial uses as permitted under Community Commercial (C-2) type uses a with Mid-Rise Overlay allowing for building 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. PLH22-0035, 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.
- Commercial development must occur prior to any multi-family use under Phase I.
- Residential uses shall be permitted only on Parcel 4 and 5 up to a maximum density of forty-five (45) dwelling units per acre for Parcel 5 and fifty-two (52) dwelling units per acre for Parcel 4.
- 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 |
- Commercial development must occur adjacent to Arizona Avenue in Parcels 1 and 2, excluding any mixed-use building, prior to any multi-family use on Parcel 4, as depicted within the development booklet on the site plan.
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. PLH22-0035, 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.
- 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 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 shall require an amended Preliminary Development Plan.
- Phase 1 shall include all off-site improvements and landscaping along Arizona Avenue and Pecos Road.
- The developer shall provide tree-lined sidewalks connecting all uses within the development.
- The developer shall provide at a minimum a passenger loading area for each multi-family parcel, office, and one for each commercial parcel (1 & 2).
- 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.
- Except as shown in the Development Booklet, all signs shall comply with Chapter 39, Sign Code, of the Chandler City Code.
- 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.
- All roof-mounted mechanical equipment shall be fully screened on all sides. Said screening shall be architecturally integrated with the building.
- 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 mesquite tree species shall be replaced with another species from the City approved low-water use plant list.
- Electric vehicle charging stations shall be provided in each parcel.
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