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ITEM 2 |
City Council Memorandum Development Services Memo No. 22-051
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Date: |
November 10, 2022 |
To: |
Mayor and Council |
Thru: |
Josh Wright, City Manager Andy Bass, Deputy City Manager Derek D. Horn, Development Services Director |
From: |
Harley Mehlhorn, Planner |
Subject: |
PLH21-0089 McQueen Live Work Introduction and Tentative Adoption of Ordinance No. 5026 |
Request: |
Rezoning from Planned Area Development (PAD) for Commercial to PAD for Mixed-Use Preliminary Development Plan for site layout and building architecture |
Location: |
North of the northwest corner of McQueen and Warner roads |
Applicant: |
Jorge Toscano, Principal Architect |
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Proposed Motion: |
Rezoning Move City Council introduce and tentatively adopt Ordinance No. 5026 approving PLH21-0089 McQueen Live Work, Rezoning from Planned Area Development (PAD) for Commercial to PAD for Mixed-Use, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH21-0089 McQueen Live Work for site layout and building architecture, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Item was continued from the September 22, 2022, Council meeting at the request of the applicant due to personal reasons
- Currently zoned Planned Area Development (PAD) for commercial uses
- Rezoned in 2001 under the Corcovado Village zoning case; site plan attached
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Surrounding Land Use Data: |
North |
PAD for Multi-Family Residential |
South |
PAD for Commercial |
East |
McQueen Road, then Single-Family Residential within the Town of Gilbert |
West |
PAD for 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 |
Lot Size |
~1.46 acres |
Residential Units |
9 |
Commercial Building Square Footage |
6,555 square feet |
Parking Required |
Residential: 18 spaces at 2 covered spaces/unit Commercial: Depends upon use, shopping centers generally 1 space per 250 square feet |
Parking Provided |
Residential: 18 spaces at 2 covered spaces/unit Commercial: 28 spaces at 1 space per 234 square feet |
Minimum Setbacks |
East (McQueen): 50' North: 20' West: 25' |
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Review and Recommendation |
The proposed development is somewhat novel within the City of Chandler, with only one other vertically-mixed-use development being located within City boundaries (north of the northwest corner of Chandler and Gila Springs boulevards). The proposed development consists of nine mixed use units with residential on the top floor and a working space on the bottom floor, as well as a rear-loaded garage. Though the two spaces are technically separated by lockable doors, the unit is designed to function as a single live-work unit, with the occupant also being the proprietor of the business. The nine units represent a density of 6.1 du/ac, which is well within the General Plan guidance of up to 12 du/ac. The proposed commercial uses include general retail, office, personal service, and limited food service. Non-permitted uses include medical office, bars, cocktail lounges, and automotive service, among other operations. In order to prevent parking issues due to the limited amount of parking, each unit is allowed a maximum of 250 sq. ft. of food serving area. The site consists of two buildings running north-south and separated by a pedestrian breezeway. The buildings are flanked on either side by drive aisles, with the western drive aisle coming in off of Madeline Court (on-site drive aisle) and terminating at the north end of the site into parking, while the eastern drive aisle has access off of McQueen Road. Commercial parking flanks the McQueen Road frontage as well as two banks of parking in the rear. Each unit will have a two-car garage for the residences. The proposed architecture features high-quality materials, including stone veneer, variable massing, and human-scale elements, all while being both a unique development and balancing the vernacular of the existing Corcovado Center. The proposed buildings are two-story, with a colonnade along the eastern side which provides an enhanced pedestrian element to the site and allows for shaded patios under the colonnade. Staff finds the proposed rezoning and preliminary development plan align with the goals of the General Plan. The General Plan identifies the site for neighborhoods, which allows for consideration of varying degrees of density depending on site-specific circumstances. The proposed density is consistent with General Plan guidance, which allows for medium densities of up to 12 dwelling units per acre along arterial roads and to serve as a density transition, as well as supporting commercial uses that are compatible with surrounding land uses. The subject site is located on the north end of the Corcovado Village commercial center and abutted by single family residential to the west and multi-family residential to the north, serving as a transition from the commercial uses to the south and the residential uses to the north. Staff finds this request consistent with the General Plan and Planning and Zoning Commission recommend approval, subject to conditions. |
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 neighborhood meeting was held on August 3, 2022, at which one resident attended who was in support of the project.
- Staff have received two calls of support from neighbors.
- As of the writing of this memo, Planning staff is not aware of 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 At the study session, the Commission recommended an added stipulation regarding the size of trees along McQueen Road. This addition is included as PDP Stipulation Number 6. |
Recommended Conditions of Approval |
Rezoning Planning and Zoning Commission recommends the City Council approve the Rezoning from Planned Area Development (PAD) for commercial uses to Planned Area Development (PAD) for a mixed use development, 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. PLH21-0089, 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.
- Permitted uses include Medium Density Residential and Neighborhood Commercial subject to the following:
- Medium Density Residential shall not exceed a density of eight (8) dwelling units per acre.
- Permitted commercial uses shall be those permitted in the Neighborhood Commercial District except:
- Restaurants or cafés shall not exceed two hundred and fifty (250) square feet of serving area, and
- The following commercial uses shall be prohibited: Dental offices, medical offices, excluding psychiatry and counseling services, medical clinics including veterinarians, bars, cocktail lounges, automotive repair services, animal daycare, recreational assembly, entertainment activities, childcare, preschools, educational facilities offering any grades from kindergarten to 12th grade, churches and other places of worship, gymnasiums, fitness centers, martial arts studios, laundromats, drive-through uses, and music or dancing conservatories or schools.
- 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 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. PLH21-0089, 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, 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.
- 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.
- Fifty percent of the trees planted along McQueen Road shall be a minimum of 36-inch box and a minimum 12-feet in height at the time of planting and fifty percent of trees planted along McQueen Road shall be a minimum of 48-inch box at the time of planting.
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