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ITEM 9 |
City Council Memorandum Development Services Memo No. 24-006
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Date: |
February 22, 2024 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager and Acting Development Services Director |
From: |
Harley Mehlhorn, Planner |
Subject: |
PLH23-0015/PLT23-0024 Highland Place Final Adoption of Ordinance No. 5080 |
Request: |
Rezoning from Single-family (SF-18) district to Planned Area Development (PAD) for medium-density residential |
Location: |
Southeast corner of Alma School Road and Highland Street, generally located ΒΌ mile south of the southeast corner of Alma School and Warner roads |
Applicant: |
Jessica Sarkissian, Upfront Planning |
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Proposed Motion: |
Move City Council adopt Ordinance No. 5080 approving PLH22-0015 Highland Place, rezoning from Single-family (SF-18) district to Planned Area Development (PAD) for medium-density residential, subject to the conditions recommended by Planning and Zoning Commission. |
Background Data: |
- Subject site is approximately 0.9 acres in size
- Subject site currently zoned SF-18
- Site currently consists of two parcels
- Fire Station 2 is located directly across Highland Street
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Surrounding Land Use Data: |
North |
Highland Street, then a fire station |
South |
PAD for Single-Family |
East |
SF-18 |
West |
Alma School Road, then PAD for Single-Family |
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General Plan and Area Plan Designations: |
Plan |
Existing |
Proposed |
General Plan |
Neighborhoods |
No Change |
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Proposed Development |
Proposed Land Use |
Medium density residential (4 duplex buildings) |
Number of Units |
8 |
Proposed Density |
8.9 du/ac |
Minimum Lot Area |
1,800 sq. ft. |
Maximum Building Height |
32' |
Maximum Lot Coverage |
50% |
Square Footage |
~1,700 per unit |
Setbacks |
Front: 18' Side: 10' between duplexes where applicable and as shown in the development booklet Rear: 10' excepting covered patios, which are 3' |
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Review and Recommendation |
The General Plan identifies the site as 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, both of which apply to the subject site. The proposed density is 8.9 du/ac, which is within the considerable parameters set by the General Plan. The proposed product is in-scale with the nearby single-family developments and the proposed height and architectural style further increase its compatibility. The units are organized on either side of a drive aisle which bifurcates the site and terminates in a hammer-head turn around. Sidewalks frame the cental drive with parking and the community amenities, which consist of seating and a grill area, centrally located on-site directly across the drive from each other. Full length and width driveways lead to the required off-street parking for each unit. The site layout allows for a landscape buffer on the south and east, which serves to transition to the existing single-family homes abutting the property. The proposed development utilizes two different elevations with variation on the main theme of "Modern Farmhouse". High quality materials such as board and batten, siding, and masonry veneer are proposed. Further, the window treatments extend to all sides and accent features adorn each side equally, satisfying the "four-sided" architecture requirement. Each unit is provided with a 20x20 garage as well as a driveway leading thereto. Each unit also features a private backyard with a covered patio area and open yard space. The applicant has worked with surrounding property owners to increase compatibility and address concerns. The proposed 30' height is consistent with the scale of the area and windows have been placed strategically as to limit the privacy impact on surrounding neighbors. Lastly, a landscape buffer has been provided which is generously planted and provides a visual and auditory buffer to the existing single-family homes surrounding the property. Staff finds the proposed rezoning and preliminary development plan align with the goals of the General Plan. Planning & Zoning Commission recommends 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 9th, 2023, at which the abutting homeowners of the property to the east attended in opposition, citing density.
- As of the writing of this memo, Planning staff has received one call of support for the project and is aware of opposition from the property owner to the east, though they indicated that they do appreciate the lengths the applicant has gone to in an attempt to be accommodating.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting January 17, 2024 Motion to Approve In Favor: 6 Opposed: 0 Absent: 1 (Heumann) At the Planning and Zoning Commission meeting, Vice Chair Koshiol asked a clarifying question regarding the size and orientation of the rear windows on the two duplexes on the eastern side of the property which abut existing residential. Staff has confirmed that the smaller window size is being utilized on the rear elevation of those buildings. |
Recommended Conditions of Approval |
Ordinance was introduced and tentatively adopted on February 8, 2024 Planning and Zoning Commission recommends the City Council adopt PLH23-0015 Highland Place, rezoning from Single-Family Residential (SF-18) to Planned Area Development (PAD) for medium density residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, "Highland Place" and kept on file in the City of Chandler Planning Division, in File No. PLH23-0015, 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.
- Residential dwelling units shall be permitted at a maximum density of 9 dwelling units per acre.
- 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 on abutting rights-of-way shall be maintained by the adjacent property owner or property owners' association.
- Minimum setbacks, maximum lot coverage and building height shall be as provided below:
Property Line |
Building Setback |
Front Yard |
18' |
Side Yards |
10' between duplexes where applicable and as shown in the Development Booklet |
Rear Yard |
10' excepting covered patios which have a setback of 3' |
Maximum Lot Coverage |
50% |
Maximum Building Height |
32' |
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