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ITEM 2 |
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City Council Memorandum Development Services Memo No. 23-048
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| Date: |
November 6, 2023 |
| To: |
Mayor and Council |
| Thru: |
Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager
Micah Miranda, Acting Development Services Director |
| From: |
Alisa Petterson, Senior Planner |
| Subject: |
PLH23-0017/PLH22-0044 Chandler Farms
Final Adoption of Ordinance No. 5068 |
| Request: |
Rezoning from Planned Area Development (PAD) for commercial to PAD for mixed-use development including multi-family and commercial |
| Location: |
Southwest corner of Arizona Avenue & Queen Creek Road |
| Applicant: |
Brennan Ray; Burch & Cracchiolo, P.A. |
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| Proposed Motion: |
| Move City Council adopt Ordinance No. 5068 approving PLH22-0044 Chandler Farms, Rezoning from PAD for commercial to PAD for mixed-use development including multi-family and commercial, subject to the conditions as recommended by Planning and Zoning Commission. |
| Background Data: |
- Approximately 14.9 acre vacant site, bounded by Arizona Avenue and Queen Creek Road
- Currently zoned as Planned Area Development (PAD) Commercial for C-2 Uses, approved under PDP07-0034 in 2008
- Proposed mixed-use development will include 345 multi-family units and 9,400 sq. ft. of commercial space
- The development includes 7 multi-family buildings that are 3 stories high and 45’ at the tallest roof point
- The development incudes 2 commercial buildings at the northeast corner of the site that are 1 story and 25' high at the tallest sloped roof point
- A pedestrian connection is provided at the west property line to tie the commercial uses to the existing single-family residential to the southwest
- All required parking is provided via surface parking and private garages
- The development features a public art component at the northeast corner of the site, adjacent to the two commercial building outdoor patios
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| Surrounding Land Use Data: |
| North |
Queen Creek Road, then three-story senior living, and two undeveloped lots currently zoned PAD for multi-family and commercial uses |
South |
Multi-family residential (apartments) |
| East |
Arizona Avenue, then transitional health care and single-family homes |
West |
Single-family homes |
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| General Plan and Area Plan Designations: |
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Existing |
Proposed |
| General Plan |
Neighborhoods |
No Change |
| Section 16 Area Plan |
Commercial |
Multi-Family and Commercial
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| Proposed Development |
| Proposed Land Uses |
Mixed-use development:
- Multi-family residential: 345 units, 439,961 sq. ft., with 7 three-story buildings
- Commercial (limited to retail, restaurants and personal services uses): 9,400 sq. ft., 2 one-story buildings
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| Density |
24 dwelling units/acre |
| Building Setbacks |
North (Queen Creek Road): 50 feet at commercial and 168 feet at multi-family
East (Arizona Avenue): 50 feet at commercial and 100 feet at multi-family
West: 100 feet (multi-family adjacent to existing single-family) and 85 feet (multi-family adjacent to existing multi-family)
South: 10 feet (multi-family adjacent to existing multi-family) |
| Height |
Multi-family:
three stories totaling 40 feet to tallest sloped roof element (actual); 45 feet max
Commercial:
one story totaling 25 feet to tallest sloped roof element (actual); 30 feet max |
| Site Design |
Access to the site is via two new entrances with a continuous deceleration lane on Queen Creek Road, and two new entrances on Arizona Avenue with a continuous deceleration lane. The existing entrance at the south end of the site is for emergency access only.
Commercial buildings are located at the corner of Arizona Avenue and Queen Creek Road, which feature one drive-thru and outdoor patios that connect to a public art feature with outdoor activity space, artificial turf, shaded walkway and modern cactus sculptures.
Multi-family buildings are pulled away from Queen Creek Road, located behind the commercial buildings to the south. The buildings are organized around a series of outdoor amenity areas of 38,928 sq. ft. A total of 129,762 sq. ft. (3 acres) of open space is provided across the site.
A range of multi-family amenity features will be available to residents on-site for outdoor recreation and entertainment, including an outdoor playground area. A 20’ walking path with lush landscaping and bollard lighting will be provided along the west property line. This feature will serve as a buffer for the single-family housing to the west and connect to a larger existing walkway system to the southwest.
Chandler Farms is the last major development to be completed in Section 16; it will complete and preserve the vision that Chandler City Council approved that will serve the existing single-family residential communities with a pedestrian connection to the commercial buildings. |
| Building Materials & Accents |
The proposed development is rendering in a sophisticated modern farmhouse theme. Construction materials include metal siding, board siding and stucco that are accented with a brick veneer, concrete faux wood plank veneer and faux wood siding accents. Balconies feature decorative metal and glass railing, with concrete roof tile throughout. |
| Amenities |
Multi-family amenities include a pool with private cabanas; group pool shade structure with barbeque grills; an open deck lounge space; heated spa; two-level clubhouse lounge area with fire pit, seating and lounge space; an event lawn with festoon lighting; fire pits with seating areas dispersed throughout the community amenity spaces; and event barn that includes barbeque grill space, interactive games, and general seating area. Also, an elevated ramada with ramp and stair access, grill space and furniture; a hammock park; cantilevered ramadas with grill space and furniture; and outdoor gaming areas, including a synthetic turf putting green. A nature-inspired children’s play area is provided on-site, as well as a private gated dog park. |
| Parking |
Surface parking is provided for commercial buildings. Residential parking consists of a combination of surface parking, separate one-story parking garages, and tuck-under garage parking spaces. The majority of the surface parking and all garages for the multi-family residents is located behind secure gates, with some open parking along Queen Creek Road.
A 10% parking reduction is allowed at the commercial buildings for ride- share loading areas. 100% of the required residential parking is provided.
689 total parking spaces are required and 690 parking spaces are provided. Parking includes 56 EV parking spaces for both commercial and multi-family, 177 covered parking spaces, and 112 resident garage parking spaces. |
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| Review and Recommendation |
The subject site was annexed in 1983, considered for a regional mall site in 2000, and zoned for commercial uses in 2008 after the adjacent properties to the south and west (known today as Avalon and Portillo) were approved as Dobson Crossing single family residential in 2004. Currently, the site is surrounded by existing developments, including single-family to the east and west, multi-family to the south, and commercial developments to the east and north. This site remains undeveloped and is currently utilized for agricultural uses.
The site is located at the southern end of the Arizona Avenue High-Capacity Transit Corridor which ends at Queen Creek Road, and is just west of the Chandler Airpark Growth Area. These designations would support consideration for multi-family developments with densities exceeding 18 dwelling units per acre and developments that request buildings exceeding 45’ feet in height, if required. The proposed development aligns with the policies of the High-Capacity Transit Corridor as identified within the General Plan by providing mixed-land uses and a landscaped 20’ wide pedestrian path along the west property line. The multi-family buildings are sited closer to Arizona Avenue with pedestrian entrances to encourage walkable access to future public transit. The proposed development will support the adjacent Employment and Growth Areas associated with Chandler Airpark by providing more housing options for those employees within the area.
In addition, the General Plan supports redevelopment of underutilized commercial properties to other uses. Current zoning at the subject site is PAD for C-2 commercial uses, secured via DVR07-0034 in 2008, which proposed a commercial development with a separate housing proposal (DVR07-0054) on a larger 50-acre site. DVR07-0054 was approved and built, but the commercial development did not occur as planned, leaving behind an underutilized commercial and infill lot.
Redevelopment of the site to multi-family and commercial uses is appropriate and provides more housing within the City's boundaries and commercial uses to serve the neighboring community. The development presents a modern farmhouse aesthetic to a community that is a mile away from the Southeast Chandler Area Plan. The three-story building configuration, 100-foot setback from existing single family homes and landscaped walking path buffer at the west property line help mitigate impacts to the existing community. Ample amenities are provided for the residents on-site while maintaining the pedestrian connection to the neighborhoods to the southwest.
Chandler Farms will complete the build out of Section 16 and the vision defined by the Dobson Crossing (DVR03-0030) master plan, approved by Chandler City Council in 2004. This original master plan provided extensive pedestrian connections from the existing Ocotillo East single-family residential community, through Dobson Crossing (Avalon and Portello subdivisions), with a goal of connecting to future commercial uses at Arizona Avenue and Queen Creek Road. This important and desired pedestrian infrastructure was provided at the request of Chandler residents in the Ocotillo East community, who understood the benefit of a walkable community.
Additional relevant case history includes Chandler Center Residential (DVR07-0054, approved 2008), which secured zoning approvals for multi-family residential uses at the current Liv Avenida and what would eventually become Hamilton Heights. Hamilton Heights (DVR10-0023, approved 2012) established the single family residential that exists today. These applications preserved the original community vision by maintaining, extending, and allowing access to the existing greenbelt pedestrian path. Chandler Farms will complete the mission to serve the community by providing the last segment of the pedestrian connection along the west property line. Please refer to the attached historical zoning approvals from Dobson Crossing, Chandler Center Residential and Hamilton Heights for more context.
Chandler Farms proposes a mixed-use development on a site that has long remained vacant. The General Plan supports the redevelopment of under utilized commercial properties to other uses. Redevelopment of the site to mixed uses that includes both commercial and multi-family is appropriate and provides more housing within the City's boundaries and adjacent to the Chandler Airpark employment district. For these reasons, staff finds the proposed mixed-use development aligns with the goals and policies within the General Plan and the Planning and Zoning Commission recommends approval subject to conditions.
Economic Analysis
Economic Development is in support of approving the rezoning request. The project as proposed would provide one-time and ongoing revenues for the city. Anticipated revenues would include property taxes, building permit and plan review fees, commercial lease tax (retail portion only), transaction privilege tax on construction activity, transaction privilege tax from local spending by on-site residents, transaction privilege tax from on-site retail sales, and state shared revenues.
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| Traffic Analysis |
A Traffic Impact Study (TIS) was provided by the applicant which includes an analysis of traffic-related impacts of the proposed development to the adjacent roadway network during AM and PM peak hours for the years 2024 and 2029. The study looked at expected traffic capacity at both project build-out and five years in the future. The TIS confirmed the proposed site plan, with stop sign controls at the four new proposed driveways, is the appropriate design to effectively manage traffic coming and going to the site.
Chandler's traffic design standards required the construction of new deceleration lanes at each of the four new entrances to the proposed development. The proposed development goes beyond this baseline and has provided continuous deceleration lanes along both Queen Creek Road and Arizona Avenue to deliver deceleration lanes along both Queen Creek Road and Arizona Avenue to deliver traffic to Chandler Farms safely and with the least possible impact to the existing transportation system.
To provide greater insight on the proposal, Chandler's Traffic Engineering Division performed an analysis of the proposed Chandler Farms mixed used development as well as the previously approved Chandler Center commercial development to compare the relative anticipated traffic impacts of each. Their study, based on current engineering design standards, indicates that Chandler Farms can be expected to generate approximately one-half the volume of traffic per day that would be generated by the commercial development: approximately 2,500 vehicle trips per day for Chandler Farms vs. approximately 5,000 vehicle trips per day for the commercial development.
The TIS has been reviewed and accepted by City traffic engineering staff. |
| Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- Neighborhood meeting signs were posted on the site and on social media via NextDoor.
- Two neighborhood meetings were held due to the original request for a Mid-Rise Overlay.
- The first meeting was held on March 30, 2023, and was a well-attended presentation-style meeting. Residents who attended expressed concerns about the proposed 4-story buildings and felt it would not be a good fit with the existing community. There were also safety concerns related to the walking path along the west property line and the pedestrian connection to the neighborhoods to the southwest.
- The second neighborhood meeting was held May 31, 2023, and was attended by many of the same property owners who attended the first meeting. Concerns remained about the 4-story building proposal, with additional concerns related to risk of increased vandalism to HOA-owned play equipment and amenity areas owned by Avalon and Dobson Crossing.
- The applicant provided an additional letter notification on July 21, 2023, informing property owners that the proposal had been revised to eliminate the proposed fourth floor and that the proposal would be for 3 stories only, based on community feedback received.
- At the time of the first neighborhood meeting, Planning staff was aware of 8 emails and 1 phone call against the proposal and 1 email in support of the proposal.
- At the time of the second neighborhood meeting, Planning staff was aware of 5 emails against the proposal and 1 call in support of the proposal.
- Prior to the Planning & Zoning meeting, Planning staff was aware of 8 residents who were opposed to the proposed development based on concerns about the proposed density, the safety of the proposed the walking path along the west property line, and fears of increased vandalism to existing HOA amenity areas to the southwest. See the emails attached.
- At the Planning & Zoning regular meeting, 1 property owner spoke in opposition to the proposed Chandler Farms, who felt the proposal is too dense for the area and will create excessive traffic and asked for dedicated turn lanes into the development. A second property owner spoke in support of Chandler Farms, but presented a signature list of residents that are concerned about an existing walking path that will connect to Chandler Farms. These residents wish to close off the existing walking path within the Portello subdivision.
- As of the writing of this memo, Planning staff is aware of 1 resident who remains opposed based on concerns about proposed density and increased traffic.
- Planning staff has also received an updated signature list of neighbors who wish to close off the existing walking path (see the email attached).
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| Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting September 20, 2023
Motion to Approve
In Favor: 7 Opposed: 0
At the Planning and Zoning Commission regular meeting, a resident expressed a desire to close off an existing walking path that will be connected to Chandler Farms. Staff has received a signature list of residents who wish to make this change within the Portello subdivision, southwest of the subject site. After some discussion and with input from Planning staff, the Planning Commission voted to approve the request with the connecting path as proposed. |
| Recommended Conditions of Approval |
Ordinance No. 5068 was introduced and tentatively adopted on October 19, 2023.
Planning staff finds the request is in compliance with the General Plan and Planning and Zoning Commission and recommends the City Council approve Rezoning from PAD for commercial to PAD for mixed-use development, subject to the following conditions:
1. Development shall be in substantial conformance with the Development Booklet, entitled “Chandler Farms” and kept on file in the City of Chandler Planning Division, in File No. PLH22-0044, 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. Multiple-family residential shall be permitted at a maximum density of 24 dwelling units per acre.
3. Uses permitted within the commercial buildings shall be limited to retail, restaurants, and personal services, except the following uses shall be prohibited: tattoo and body piercing parlors, dry cleaners and laundromats, and sexually oriented businesses.
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.
5. 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.
6. The landscaping in all rights-of-way shall be maintained by the adjacent property owner or property owners' association.
7. Minimum building setbacks shall be as provided below and further detailed in the development booklet:
| Property Line Location |
Building Setback |
| North (Queen Creek Rd.) |
50 feet at commercial, and165 feet at multi-family (168 feet actual) |
| East (Arizona Ave.) |
50 feet at commercial, and 100 feet at multi-family |
| West |
95 feet at multi-family adjacent to existing single-family (100 feet actual), and
80 feet at multi-family adjacent to existing multi-family (85 feet actual) at commercial |
| South |
10 feet at multi-family adjacent to existing multi-family |
8. Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
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