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ITEM 2 |
Planning & Zoning Commission Memorandum Development Services Memo No. 22-050
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Date: |
November 16, 2022 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager |
From: |
Benjamin Cereceres, Planner |
Subject: |
PLH22-0006/PLH22-0007 Avenir |
Request: |
Area Plan amendment to the Gateway Area Plan to change land use from Assisted Living to Office Rezone from Planned Area Development (PAD) for Assisted Living to PAD for general office and medical office Preliminary Development Plan approval for site layout and architecture on approximately 3.6 acres |
Location: |
located on the northwest corner of Pecos Road and Pennington Drive, approximately ΒΌ mile east of Dobson Road |
Applicant: |
Corey Wissenback; PSWC Architects |
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Proposed Motion: |
Area Plan Move Planning and Zoning Commission recommend approval of Gateway Area Plan amendment, PLH22-0007 Avenir, as recommended Planning staff. Rezoning Move Planning and Zoning Commission recommend approval of Rezoning PLH22-0006 Avenir, Rezoning from PAD for Assisted Living to PAD for general office and medical office, subject to the conditions as recommended by Planning staff. Preliminary Development Plan Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH22-0006 Avenir for site layout and building architecture, subject to the conditions as recommended by Planning staff. |
Background Data: |
- Subject site is approximately 3.6 acres
- Subject site currently zoned PAD for assisted living
- Gateway Area Plan designates the property as Assisted Living
- Project consist of a two-story 46,874 square-foot office and medical office building
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Surrounding Land Use Data: |
North |
Assisted Living zoned PAD |
South |
Across Pecos Road: PAD for Single-family residential |
East |
Across Pennington Drive: Assisted Living zoned PAD |
West |
Vacant parcel planned for future Medical Office/Commercial |
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General Plan and Area Plan Designations |
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Existing |
Proposed |
General Plan |
Neighborhoods |
Neighborhoods |
Gateway Area Plan |
Assisted Living |
General Office & Medical Office |
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Proposed Development |
Building Square Footage |
46,874 Square Feet |
Building Height |
41'-4'' Top of Mechanical Screening |
Parking Spaces Required |
282 with 10% Parking Reduction (312 Spaces prior to reduction) |
Parking Spaces Provided |
282 |
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Review and Recommendation |
The proposed two-story general office and medical office building will be approximately 46,874 square feet. The shell buildings' interior tenant improvements will be built out as the spaces are leased and is intended to house medical office and general office space that serves the adjacent community. The applicant will provide a passenger loading area at the east entrance of the building to alleviate the parking demand as permitted per zoning code. City Code allows the overall parking demand to be reduced by 10% with the proposed passenger drop-off/loading area. This brings the parking requirement down from 312 parking spaces to 282 parking spaces, with 282 parking spaces proposed on-site. The request was reviewed for compliance with design standards established within the City of Chandler Zoning code, including landscaping and signage. The proposed building will utilize compatible exterior finishes to the adjacent building to the north with a slightly more modern and updated look. Exterior finishes will be glass, CMU, simulated wood planking, metal fascia panels and stucco. The roof will be flat with parapets tall enough to conceal all the buildings roof mounted mechanical units. Staff finds the proposal to be consistent with the goals of the General Plan |
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 October 5, 2022 and no neighbors were in attendance.
- As of the writing of this memo, Planning staff is not aware of any concerns or opposition to the request.
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Recommended Conditions of Approval: |
Rezoning Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from Planned Area Development (PAD) for Assisted Living to PAD for general office and medical office, subject to the following conditions: 1. Development shall be in substantial conformance with the Development Booklet, entitled “Avenir” and kept on file in the City of Chandler Planning Division, in File No. PLH22-0006, 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. 2.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. 3.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. 4.The landscaping in all rights-of-way shall be maintained by the adjacent property owner or property owners' association. 5.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. 6.Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan. Preliminary Development Plan Planning staff recommends Planning and Zoning Commission move to recommend approval of the Preliminary Development Plan, subject to the following conditions: 1. Development shall be in substantial conformance with the Development Booklet, entitled “Avenir” and kept on file in the City of Chandler Planning Division, in File No. PLH22-00-0006, 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. 2.The site shall be maintained in a clean and orderly manner. 3.Sign packages, including free-standing 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. 4.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. 5.A minimum of two electric vehicle charging stations shall be provided. 6. Fifty percent of trees planted along the arterial streets shall be a minimum of 36-inch box and be a minimum of 12-feet in height at the time of planting. 7. The desert museum palo verde tree shall be replaced with another tree that is on the lower water plant list that has a similar canopy, size and characteristic as the palo verde but shall exclude the mesquite tree. |
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