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ITEM 3 |
Planning & Zoning Commission Memorandum Development Services Memo No. 24-022
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Date: |
May 1, 2024 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH24-0012/PLH23-0056/PLT23-0022 Viviendo |
Request: |
Amendment to Section 23 Area Plan from Neighborhood Commercial to Residential Rezoning from Planned Area Development (PAD) for Neighborhood Commercial and congregate care to PAD for single-family residential Preliminary Development Plan approval for subdivision layout and housing product Preliminary Plat approval for a 76-lot single-family subdivision on approximately 15.4 acres |
Location: |
Southeast corner of Ocotillo and McQueen roads |
Applicant: |
Ralph Pew, Pew and Lake, PLC |
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Proposed Motion: |
Area Plan Move Planning and Zoning Commission recommend approval of Section 23 Area Plan amendment, PLH24-0012, as recommended Planning staff. Rezoning Move Planning and Zoning Commission recommend approval of Rezoning PLH23-0056 Viviendo, Rezoning from PAD for Neighborhood Commercial and congregate care to PAD for single-family residential on approximately 15.4 acres, subject to the conditions as recommended by Planning staff. Preliminary Development Plan Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH23-0056 Viviendo for subdivision layout and housing product, subject to the conditions as recommended by Planning staff. Preliminary Plat Move Planning and Zoning Commission recommend approval of Preliminary Plat, PLT23-0022 Viviendo, a 76-lot single-family subdivision, subject to the condition as recommended by Planning staff. |
Background Data: |
- Subject site zoned under 120-acre Geneva Lake Estates plan as PAD for Neighborhood Commercial (C-1) and congregate care/office; 2000
- Approved for major anchor center with free-standing pads and congregate care on southern portion along McQueen Road; commercial development never occurred
- QuickTrip submitted rezoning to develop fuel station, convenient store, and Sun Devil automotive repair at immediate corner. Case withdrawn due to opposition from surrounding neighbors; 2020
- Southeast Chandler Area Plan (SECAP) encourages maximizing density at 3.5 du/ac; approved 1999
- Geneva Estates contains 268 single-family homes on approximately 97 acres; 2.76 du/ac
- The request uses aggregate density for the overall Geneva Estates changing vacant commercial to 76 single-family lots; total aggregate density is 3.06 du/ac
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Surrounding Land Use Data: |
North |
Ocotillo Road, then residential condos |
South |
Single-family residential |
East |
Single-family residential |
West |
McQueen Road, then commercial shops |
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General Plan and Area Plan Designations |
Plan |
Existing |
Proposed |
General Plan |
Neighborhoods |
No Change |
Southeast Chandler Area Plan (SECAP) |
Traditional Suburban Character |
No Change |
Section 23 Area Plan |
Neighborhood Commercial |
Residential |
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Proposed Development |
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Single-family Subdivision |
Number of Lots |
76 single-family lots |
Density |
15.33 net acres Isolated density: 4.96 du/ac Aggregate Density (including overall Geneva Estates master planned area): 3.06 du/ac |
Building Setbacks |
Front: 20 ft. back of sidewalk to garage; 13 ft. to liveable/porch Sides: 5 ft. & 5 ft. Rear: 10 ft. with reduced setback for accessory building 5 ft. Lots 10, 37, 32, 41, 47, 49, 58, 60,67, 70, & 76 2nd story feature shall be setback 40 ft. from rear |
Minimum Lot Size |
4,922 square feet 45 ft. x 107 ft. |
Lot Coverage (max.) |
60% |
Building Height |
Mix 1 and 2-story homes Max. height 30 ft. |
Architecture Themes |
Contemporary, Spanish Modern, Hacienda |
Number of Elevations |
12 |
House Size |
2,084 to 3,352 square feet |
Number of Floor Plans |
4 floor plans |
Parking |
Each lot provides a two-vehicle garage with a driveway for two additional vehicles; each garage pre-wired for electric vehicles (240V) Gated subdivision; on-street parking provided on one side of street |
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Review and Recommendation |
The General Plan allows medium-density residential (3.5-12) to be considered as a transitional land use on infill parcels when located adjacent to an arterial street. The subject site has been zoned for commercial uses since 2000 and remains vacant. Aggregate density can be considered if the proposed development is a part of a larger master planned development. Through aggregate density, the proposal may be considered if designed appropriately and compatible with surrounding lots. Since the site is located within the SECAP, design elements are required in order to achieve a density greater than 2.5 du/ac. The request is for a density of 4.96 du/ac with overall proposed aggregate density of Geneva Estates totaling 3.06 du/ac. When the SECAP was adopted the design requirements provided options, such as common area lakes that were intended for larger residential developments. The proposed development will include a common ramada seating area, tot lot, and a secured dog park for residents meeting the intent of the SECAP. 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 the development standards, residential design guidelines, and the SECAP. The proposed housing provides one, two, and combination one/two story detached single-family homes to provide variety of housing types within the proposed subdivision. The adjacent subdivision has a mix of one and two story homes; therefore, the home builder has indicated which lots are limited to single-story and combination one/two story homes to match and buffer existing homes in the adjacent Geneva Estates lots and to create variety along the arterial streets. Planning staff has reviewed the request and supports the proposal, citing consistency with the General Plan. The proposal is consistent with policies of the General Plan, which call for a variety of housing choices and a compatible mix of housing types within the Neighborhood designation. Furthermore, the site is located at an arterial intersection and is an infill parcel with an appropriate transition between land uses of different intensities. For these reasons, Planning staff recommends approval subject to conditions. |
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.
- The applicant conducted a neighborhood meeting prior to submitting the rezoning application to receive comments from surrounding residents; staff was not in attendance. A neighborhood meeting was held on December 14, 2023. The applicant's team, staff, and approximately 14 residents attended the in-person neighborhood meeting. Residents were concerned about an increase in traffic from the new development and, more specifically, the secondary access proposed south to Alamosa Drive, which is currently used as a collector street to McQueen Road for two separate subdivisions. Attendees raised concerns regarding the proposed density, use of existing green belts in adjacent subdivisions, and overburdening the school's capacity for new families. Following the neighborhood meeting, K. Hovnanian reduced the amount of homes from 84 to 76 lots and added single-story floor plans. The applicant conducted additional community outreach through door-to-door meetings with the surrounding neighbors.
- As of the writing of this memo, Planning staff is aware of surrounding property owners in support and against the project. Residents in support of the proposal prefer to see the property develop as residential in lieu of intense commercial development. Residents against the request state the development is too dense and will increase traffic in the area. Attached to this memo are two letters in opposition, two letters in support, and two with general comments.
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Recommended Conditions of Approval: |
Area Plan Amendment Planning staff recommends Planning and Zoning Commission move to recommend approval of the Area Plan Amendment to the Section 23 Area Plan from Neighborhood Commercial to Residential. Rezoning Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from PAD for Neighborhood Commercial and congregate care to PAD for single-family residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, “Viviendo” and kept on file in the City of Chandler Planning Division, in File No. PLH23-0056, modified by such conditions including at the time the Booklet was approved by the Chandler City Council and/or as therefore amended, modified or supplemented by Chandler City Council.
- Uses permitted shall be single-family dwellings, with a minimum lot size of 4,500 square feet.
- 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 in all private open-spaces shall be maintained by the property owner or property’s association, and shall be maintained at a level consistent with or better than at the time of planting.
- The landscaping in all rights-of-ways shall be maintained by the adjacent property owner or property owner’s association.
- 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.
- Lot coverage shall not exceed sixty percent (60%) of each lot area.
- Minimum setbacks shall be as provided below and further detailed in the Development Booklet:
Property Line |
Building Setback |
Front Yard |
20 ft. from back of sidewalk to garage door 13 ft. from property line to livable |
Side Yards |
5 ft. for each side |
Rear Yard |
10 ft.; Accessory buildings 5 ft. |
Preliminary Development Plan Planning staff recommends Planning and Zoning Commission move to recommend approval of the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, “Viviendo” and kept on file in the City of Chandler Planning Division, in File No. PLH23-0056, modified by such conditions including at the time the Booklet was approved by the Chandler City Council and/or as therefore amended, modified or supplemented by Chandler City Council.
- The same elevation shall not be built side-by-side or directly across the street from one another.
- Lots shall be restricted to single-story or a combination of one-story with two story elements as indicated in the Viviendo- Site Plan.
- The site shall be maintained in a clean and orderly manner.
- Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- The following enhanced landscape standards shall apply to the common open space and retention area along Ocotillo and McQueen roads:
a. 50% of required trees shall have a minimum planting size of a 36-inch box and a minimum of 12-feet in height at the time of planting. b. A minimum of one (1) tree and six (6) shrubs per twenty-five (25) lineal feet of frontage on arterial or collector street rights-of-way.
- 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.
- Each garage shall be pre-wired to provide 240V electrical capacity necessary to accommodate future electric vehicle charging equipment.
- 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.
Preliminary Plat Planning staff recommends the Planning and Zoning Commission move to recommend approval of 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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