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ITEM 5 |
City Council Memorandum City Clerk's Office Memo No. 21-011c
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Date: |
April 8, 2021 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, Acting City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director |
From: |
Erica Barba, Senior Management Analyst |
Subject: |
Final Adoption of Ordinance No. 4961 PLH20-0023 Pecos and McQueen Retail |
Request: |
Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for Neighborhood Commercial (C-1) uses |
Location: |
Southwest corner of Pecos and McQueen roads |
Applicant: |
Reese Anderson, Pew and Lake PLC |
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Proposed Motion: |
Rezoning
Move City Council adopt Ordinance No. 4961, approving PLH20-0023 Pecos and McQueen Retail located at the southwest corner of Pecos and McQueen roads, Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for Neighborhood Commercial (C-1) uses, subject to the conditions as recommended by Planning and Zoning Commission.
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Background Data: |
- The site is approximately 3.5 acres
- The applicant is currently working with the City to acquire an approximate 2,660 sq. ft. City of Chandler-owned parcel located at the immediate corner of the intersection (an ordinance authorizing the sale of this parcel also appears as a separate item on this agenda)
- Site is currently vacant
Ordinance introduced and tentatively adopted on March 25, 2021. |
Surrounding Land Use Data: |
North |
Pecos Rd., then commercial |
South |
Single-family residential |
East |
McQueen Rd., then single-family residential and vacant commercial |
West |
Single-family residential |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Neighborhoods |
No change |
Chandler Airpark Area Plan |
Neighborhood Commercial |
No change |
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Proposed Development |
Site Area |
3.5 acres plus future acquisition of approximate 2,660 sq. ft. City parcel |
Building Area |
Pad A: 2,306 sq. ft. (restaurant) Pad B: 2,800 sq. ft. (restaurant) Pad C: 13,000 sq. ft. (daycare) Total : 18,106 sq. ft. |
Building Height (max.) |
22 ft. |
Building Setbacks |
Required: Arterial landscaped intersection 50 ft. by 250 ft Proposed: 35 ft. min. by 223 ft. along Pecos Rd. 23 ft. min. by 250 ft. along McQueen Rd. West: 20ft. Accessory structure 50 ft. Main building South: 50 ft. |
Parking Required |
101 parking spaces |
Parking Provided |
112 parking spaces |
Building Architecture |
Contemporary with stucco, brick veneer, metal railings, and steel |
Comprehensive Sign Program |
One development sign, two monument signs, wall-mounted signs |
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Review and Recommendation |
Planning staff finds the proposal is consistent with the General Plan designation of Neighborhoods and the Chandler Airpark Area Plan designation of Neighborhood Commercial. The General Plan land use designation allows Neighborhood Commercial uses within developments located at arterial intersections to serve commercial needs of low-density residential communities.
The site layout provides three pad sites, including two proposed restaurants and a daycare. Pad site A is proposed as a Starbucks drive-through. Pad site B is proposed as a future restaurant/drive-through and a daycare is proposed for Pad C. Building architecture is contemporary. Building and site layout comply with the intent of the Commercial Design Standards.
Late-hour business policy defines any restaurant that opens its doors to the public one or more hours between midnight and 6 a.m., one or more days a week. Also, the policy is applicable when commercial development is within 300 ft. of existing residential zoning. The proposed Starbucks anticipates business hours from 4:30 a.m. to 10 p.m., daily. These hours and building distance of approximately 206 ft. to the west residentially-zoned parcels require approval of the proposed businesses hours from 4:30 a.m. to 6 a.m. Mitigation proposed includes an 8 ft. tall solid wall along the entire site perimeter and several landscaped areas.
The applicant requests relief from the Zoning Code requirement that initial construction include a minimum of 12,000 sq. ft. of building area in Phase One. The request is to allow the flexibility to construct Pads B and C in future phases. Development Booklet Attachment A (see attached) identifies improvements that will be completed during phase one, which includes Pad A and all site improvements including landscaping, driveways, and parking except for Pad B building area on the south and Pad C and associated parking area to the north of Pad C. Pad sites B and C would be covered with decomposed granite until market conditions allow development.
The second request is to reduce the 50 ft. by 250 ft. landscape intersection along both Pecos and McQueen roads. The reduced landscaped intersection allows the two drive-through pad sites additional distance from existing residential and the proposed daycare. The applicant is currently working with the City’s Real Estate division to purchase the City owned parcel of approximately 2,660 sq. ft. located at the immediate corner of the site.
Staff supports the requested waivers due to the infill nature of the site, site acreage and driveway location constraints. Staff finds the proposal to be consistent with the goals of the General Plan and recommends approval subject to conditions.
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Traffic Analysis |
A Traffic Impact Analysis was prepared to analyze existing conditions and traffic with the proposed development. Based on the analysis, traffic impacts of the proposed development could be mitigated by making adjustments to the existing traffic signal timing at the McQueen Road/Pecos Road intersection to maintain acceptable levels of service. Additionally, the Transportation Engineering Division will continue to work with the applicant to establish a circulation plan for the Day Care/Pre-K. This is being done in an effort to document pick-up/drop-off procedures and minimize potential implications to the adjacent public roadways that have occurred with similar land uses. Staff recommends a stipulation to address the future daycare’s drop off/pick up circulation plan. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A virtual neighborhood meeting was held on July 21, 2020. Ten residents attended virtually to obtain project information. Questions and concerns voiced relate to traffic, construction timing, existing irrigation ditch, drive through locations, vehicle exhaust, land uses, and children’s safety (daycare). No opposition to the request was stated.
- Planning staff received letters from residents in opposition to the proposed Starbucks stating they would rather support local businesses.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting March 3, 2021 Motion to Approve In Favor: 5 Opposed: 1 (Pekau) Absent: 1 (Kimble) At the January 20, 2021, Planning and Zoning Commission meeting, the case was continued to conduct a Design Review Committee (DRC). On February 3, 2021, the DRC provided the applicant suggestions on revising the site plan which include shifting Pad sites A and B further away from the proposed daycare. The applicant requested further continuance to the March 3, 2021, Planning and Zoning Commission meeting to allow additional time to address the DRC’s guidance. At the March 3 meeting, the Planning and Zoning Commission modified Preliminary Development Plan stipulation number 9 by adding "e", effectively requiring all offsite and onsite improvements during phase one except for building pads B and C. The drive-through lane for Pad B is included as an exception to the required phase one improvements. |
Recommended Conditions of Approval |
Rezoning
- Development shall be in substantial conformance with the Development Booklet, entitled “Pecos and McQueen Retail” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0023, 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.
- 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.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- Late hour businesses shall not be open to the public from 10 p.m. to 4:30 a.m., seven days a week.
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