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ITEM 7 |
City Council Memorandum City Clerk's Office Memo No. 21-020
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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: |
PLH20-0052/PLT20-0039 Serene Estates Introduction and Tentative Adoption of Ordinance No. 4967 |
Request: |
Rezoning from Neighborhood Commercial (C-1) district to Planned Area Development (PAD) for single-family residential Preliminary Development Plan (PDP) for subdivision layout and housing product Preliminary Plat approval for a 15-lot subdivision |
Location: |
Northwest of the northwest corner of Galveston and Hartford streets |
Applicant: |
Charles Huellmantel; Huellmantel & Affiliates |
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Proposed Motion: |
Rezoning Move City Council introduce and tentatively adopt Ordinance No. 4967 approving PLH20-0052 Serene Estates, Rezoning from Neighborhood Commercial (C-1) to Planned Area Development for single-family residential, located northwest of the northwest corner of Galveston and Hartford streets, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH20-0052 Serene Estates for subdivision layout and housing product, located northwest of the northwest corner of Galveston and Hartford streets, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Plat Move City Council approve Preliminary Plat PLT20-0039 Serene Estates, located northwest of the northwest corner of Galveston and Hartford streets, subject to the condition recommended by Planning and Zoning Commission. |
Background Data: |
- Approximately 2.3 net acres and undeveloped
- Site zoned C-1, allowing for commercial uses to support the immediate neighborhood
- Subject site wraps an existing commercial corner with a laundromat, convenience store, and restaurant
- A Use Permit to allow a U-Haul facility on a portion of the subject site was denied in 2012
- General Plan designates the site as Neighborhoods and is considered infill
- Project consist of 15 lots totaling 6.4 du/ac
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Surrounding Land Use Data: |
North |
Alley then single family |
South |
Galveston Street then single-family and two-story apartments |
East |
Hartford Street then two-story apartments |
West |
Alley then single family |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Neighborhoods |
No Change |
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Proposed Development |
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Single family subdivision |
# of Lots |
15 single family lots |
Density |
6.4 dwelling units per acre |
Building Setbacks (min.) |
- Front – 8.6 ft. to livable, 20 ft. to garage from back of sidewalk
- Sides – 5 ft. & 5 ft.
- Rear - 10 ft., designated lots in exhibit allow for single-story, attached patios to encroach 5 ft. into 10 ft. setback
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Lot Size |
Lots range from 3,612 sq. ft. to 6,748 sq. ft. |
Lot Coverage (max.) |
65 percent |
Building Height (max.) |
All homes two-story; 28 ft. to midpoint of peak |
Architecture Theme |
Contemporary and Farmhouse |
Number of Elevations |
6 |
House Size |
1,795 sq. ft. to 2,292 sq. ft. |
Number of Floor Plans |
3 |
Parking Spaces |
- Each lot provides a two-vehicle garage with driveways
- On-street parking provided on both sides of street; subdivision is not gated
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Review and Recommendation |
Planning staff finds the proposal consistent with the General Plan. Due to the infill nature of the site, the lots are smaller than adjacent single-family homes to the west and north. However, a twenty-foot alley separates the existing homes and the proposed development. The proposed two-story product is an appropriate transition from the neighborhood commercial to the single family lots. The proposed single family subdivision will provide a public local street through the development, which allows for parking on both sides of the street for guests and residents. An amenity is not proposed due to size constraints of providing a public street, but a public park (Navarrete Park) and two schools are within walking distance of the proposed development. Due to the infill nature of the site, the Residential Development Standards (RDS) for subdivision layout are not applicable. However, the RDS guidelines remain applicable to the architectural design of the homes. The proposed single family residential subdivision meets the intent of development standards and residential design guidelines. In order to provide private covered patios for each lot, eight lots request to encroach five (5) feet into the rear yard setback to provide an adequate patio cover. Some to these lots have the ability to build the private patio in the side yard with the appropriate floor plan. As recommended by Planning staff, all lots are required to provide a covered patio in either the rear or side yard at the time of construction. Staff finds the proposal to be consistent with the goals of the General Plan and Planning & Zoning Commission recommends approval subject to conditions. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Land Use and Zoning Code.
- To comply with CDC social distancing guidelines, the applicant hosted a digital neighborhood meeting on February 10, 2021. Ten (10) households attended the virtual meeting; two residents asked questions about the proposal. One resident asked about the proposed walls along the alley, construction timelines and cost of homes. The other resident had concerns with two-story homes adjacent to single-story homes regarding privacy issues, as well as concerns with having a Homeowner’s Association (HOA) for the new subdivision as they thought it meant excluding the proposed subdivision from the City’s rules.
- Planning staff has received one phone call after the neighborhood meeting from the concerned resident who attended the meeting and asked questions. Staff discussed their concerns regarding: the proposed architecture of the homes is “too modern” for the surrounding neighborhood; two-story homes adjacent to single-story; and the resident thought the property should develop as a community center or library for the neighborhood children. The resident is opposed to the request and has surveyed adjacent homeowners: four letters are attached. Additionally, a video was made by the resident and emailed to Mayor and Council.
- Planning staff has received a letter of support from a resident who attended the neighborhood meeting: their statement of support is attached.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting March 17, 2021 Motion to Approve In Favor: 5 Opposed: 0 Absent: 2 (Rose, Pekau) During the Planning and Zoning Commission Study Session, additional Preliminary Development Plan stipulations 10-15 were added to enhance the proposed housing elevations and add monument signs at both entries. Both items will be reviewed by staff administratively. |
Recommended Conditions of Approval |
Rezoning Planning and Zoning Commission recommends the City Council approve of rezoning from C-1 to PAD for single family residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, “Serene Estates” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0052, 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.
- 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 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.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- Minimum setbacks shall be as provided below and further detailed in the development booklet:
Front yard setbacks |
8.6 ft. to livable; 20 ft. to garage from back of sidewalk |
Side yard setbacks |
5 ft. and 5 ft. |
Rear yard setback |
10 ft., designated lots in "Exhibit B" allow for single-story, attached patios to encroach 5 ft. into 10 ft. setback |
Preliminary Development Plan Planning and Zoning Commission recommends the City Council approve the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “Serene Estates” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0052, 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.
- The site shall be maintained in a clean and orderly manner.
- 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.
- The landscaping in all rights-of-way shall be maintained by the adjacent property owner or property owners' association.
- Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- The covenants, conditions and restrictions (CC & R's) to be filed and recorded with the subdivision shall mandate the installation of front yard landscaping within 180 days from the date of occupancy with the homeowners' association responsible for monitoring and enforcement of this requirement.
- 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.
- 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.
- All lots shall provide a cover patio in either the rear or side yard at the time of construction.
- Add more articulation to roof such as a dormer to 2072 farmhouse plan.
- Left elevation on both 1795 plans shall be enhanced to create more articulation.
- The front elevation of the 1795 contemporary plan shall break up the horizontal element of the porch roof to create vertical elements.
- Plan 2292 contemporary shall create more articulation on the rear to mimic the front elevation.
- Monument signs shall be added to both entrances to be architecturally compatible with the materials and colors of the homes.
- Same elevation shall not be built side by side.
Preliminary Plat Planning and Zoning Commission recommends the City Council approve the Preliminary Plat, subject to the following condition.
- Approval by the City Engineer and Planning Administrator with regard to the details of all submittals required by code or condition.
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