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ITEM 14 |
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City Council Memorandum Development Services Memo No. 23-046
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| Date: |
November 9, 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: |
PLH23-0030 Vega Duplex |
| Request: |
Use Permit approval for a new two-family dwelling on a property currently zoned MF-2 multiple-family residential |
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| Location: |
200 S. Dakota Street, generally located ΒΌ mile south and west of Chandler Boulevard and Arizona Avenue |
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| Applicant: |
David Vega, property owner & developer |
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| Proposed Motion: |
| Move City Council approve Use Permit, Vega Duplex PLH23-0030, to allow a new two-family dwelling on a property currently zoned MF-2 multiple-family residential, subject to the conditions recommended by Planning and Zoning Commission. |
| Background Data: |
| The site is approximately 0.19 net acres. It is currently a vacant lot that was previously used for a single-family residence. The current zoning designation is Multiple-Family Residential District (MF-2). |
| Surrounding Land Use Data: |
| North |
Chicago Street, then single family residence (MF-2) and community garden (MF-2) |
South |
Single family residence (MF-2) |
| East |
Dakota Street, then single family residence (MF-2) |
West |
Alley, then single family residential |
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| Proposed Development: |
| Proposed Land Use |
Single Story Duplex |
| Number of Units |
2 units |
| Lot Size |
8,198 sq. ft. |
| Unit 1 (east side) |
951 sq. ft |
| Unit 2 (west side) |
951 sq. ft. |
| Density |
Proposed:
10.53 dwelling units / acre
36% coverage |
Allowed by code:
18 dwelling units / acre
45% coverage |
| Building Setbacks |
Proposed:
North (Chicago Street): 12'-6"
East (Dakota Street): 25'-0"
South: 5'-0"
West: 10'-0" |
Required:
North (Chicago Street): 12'-6"
East (Dakota Street): 25'-0"
South: 5'-0"
West: 10'-0" |
| Height |
Proposed:
15'-3" |
Allowed by code:
25'-0" at building setback line up to 45'-0" at intersection of a line sloping inward and upward at a 45 degree angle at the required setback line |
| Site Design |
Site layout presents a front facing building toward Dakota Street to maintain existing residential feel of the development that is consistent with adjacent properties. Entry into the two dwelling units is from the north. Parking is at the rear of the lot on the west side, adjacent to the existing alley, which vehicular access from Chicago Street. |
| Building Materials & Accents |
Stucco, horizontal engineered plank siding, vertical engineered wood siding, metal roofing |
| Parking |
Covered parking for 4 vehicles |
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| Review and Recommendation: |
This application is requesting Use Permit approval for a duplex, or two-family dwelling, with a density of 10.53 dwelling units per acre on a site that is located within a residential area in Chandler's downtown.
The subject site is located within Chandler's South Arizona Avenue Area Plan and is designated as Low Density Residential (0 – 5.9 dwelling units/acre) with a Future Growth Area overlay, which allows higher densities on a case-by-case basis upon demonstrating compatibility with surrounding properties. More specifically in this case, the proposed duplex must present a scale and density that is compatible with the surrounding neighborhood.
Current zoning is Multi-Family Residential (MF-2), which allows densities up to 18 dwelling units per acre. Duplexes require Use Permit approval in MF-2 districts.
The proposed development meets all setbacks, lot coverage, and allowable density requirements. The proposed site layout and building design are consistent with the surrounding neighborhood in quality and scale. The architectural design utilizes a variety of materials including stucco, horizontal Hardie plank siding, vertical Hardie board siding and a matte grey metal roof, and the development will make a positive contribution to the existing neighborhood.
Staff finds the proposal to be consistent with the goals of the General Plan and South Arizona Avenue Area Plan and recommend the Planning and Zoning Commission recommend approval. |
| 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 September 26, 2023. Approximately eleven people attended, including the applicant and family, architect, builder and 2 property owners.
- Discussion at the meeting included the owners' preference for the proposed metal roof and how there would be minimal risk of glare because the duplex is only one-story.
- As of the writing of this memo, Planning staff is not aware of any opposition to this application.
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| Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting October 18, 2023
Motion to Approve
In Favor: 5 Opposed: 0 Absent: 2
Commissioner Velasquez asked if it would be possible to provide decomposed granite and landscaping within the rights-of-way along both Chicago Street and Dakota Street, and if any consideration had been given to establishing theme trees and landscape standards within the downtown area.
Staff confirmed that the applicant intends to provide landscaping at these locations. Staff also suggested it would be appropriate to consider the broader design concepts for downtown street landscape themes as part of the upcoming South Arizona Avenue Area Plan Update. |
| Recommended Conditions of Approval |
Planning staff recommends Planning and Zoning Commission move to recommend approval of the Use Permit, subject to the following conditions:
1. Substantial expansion or modification beyond the attached "Exhibit A" shall void the Use Permit and require new Use Permit application and approval.
2. Use Permit 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 Use Permit shall apply.
3. The site shall be maintained in a clean and orderly manner.
4. The home builder/lot developer shall provide a written disclosure statement, for the signature of any potential buyer, acknowledging that the property is located adjacent to or nearby the "Entertainment District" which may contain land uses that create adverse noise and other externalities. The "Purchase Contracts" and the property deed shall include a disclosure statement outlining that the site is adjacent to the Entertainment District. The responsibility for notice rests with the home builder/lot developer, and shall not be construed as an absolute guarantee by the City of Chandler for receiving such notice.
5. Developer shall complete 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.
6. In addition to a duplex, a single-family residence is also permitted and shall be subject to development standards applicable to the MF-2 Multiple Family Residential District. Administrative Design Review approval shall be required prior to building permit issuance of any single-family home. |
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