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ITEM 10 |
City Council Memorandum Development Services Memo No. 21-021a
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Date: |
May 13, 2021 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, Acting City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH20-0063/PLT21-0008 McKinley Glenn Introduction and Tentative Adoption of Ordinance No. 4968 |
Request: |
Rezoning from Agricultural (AG-1) district to Planned Area Development (PAD) for single family residential Preliminary Development Plan (PDP) for subdivision layout Preliminary Plat approval for a 22-lot subdivision |
Location: |
East of the southeast corner of Chandler Heights and Cooper roads |
Applicant: |
Alex Stedman; RVi Planning + Landscape Architecture |
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Proposed Motion: |
Rezoning Move City Council introduce and tentatively adopt Ordinance No. 4968 approving PLH20-0063 McKinley Glenn, Rezoning from Agricultural (AG-1) District to Planned Area Development (PAD) for single family residential located east of the southeast corner of Chandler Heights and Cooper roads, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH20-0063 McKinley Glenn for subdivision layout located east of the southeast corner of Chandler Heights and Cooper roads, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Plat Move City Council approve Preliminary Plat PLT21-0008 McKinley Glenn located east of the southeast corner of Chandler Heights and Cooper roads, subject to the conditions recommended by Planning and Zoning Commission. |
Background Data: |
- Approximately 9 net acres
- Subject site is unincorporated; a related annexation request also appears on this City Council agenda
- Upon annexation, initial city zoning will be AG-1
- General Plan designates the site as Neighborhoods
- Southeast Chandler Area Plan (SECAP) designates the site as Rural/Agrarian, permitting densities up to 2.5 units per acre (du/ac)
- Project consists of 22 lots totaling 2.4 du/ac
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Surrounding Land Use Data: |
North |
Chandler Heights Road, then single-family residential |
South |
Unincorporated, agricultural residential (four lots) |
East |
Single-family residential (2.42 du/ac) |
West |
Unincorporated, agricultural residential (three lots) |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Neighborhoods |
No Change |
Southeast Chandler Area Plan |
Rural/Agrarian |
No Change |
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Proposed Development |
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Gated single family subdivision |
# of Lots |
22 single family lots |
Density |
2.4 dwelling units per acre |
Building Setbacks (min.) |
Front - 10 ft. to livable, 20 ft. to garage Sides – Minimum of 5 ft. and totaling 15 ft., Lots (22 & 15) abutting the perimeter-side yard setback shall be 15 ft. & 5 ft. on the interior Rear - 20 ft. |
Lot Size |
Min. 10,000 sq. ft. to 13,000 sq. ft. |
Lot Coverage (max.) |
50 percent |
Building Height (max.) |
All homes one-story; 25 ft. to midpoint of peak |
Housing Product |
Reviewed under separate PDP application |
Guest Parking Spaces |
On-street parking provided on one side of each private street; approximately 59 on-street parking spaces |
Amenities |
Community ramada with seating and built-in cornhole; passive turf open space adjacent to seating area |
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Review and Recommendation |
Planning staff finds the proposal is consistent with the General Plan and more specifically consistent with the Southeast Chandler Area Plan (SECAP). The SECAP was established to maintain low densities, large lots, and provide a rural agrarian theme preserving the history of southeast Chandler. Residential densities up to 2.5 dwelling units per acre are permitted and additional densities up to 3.5 can be considered with additional enhancements to subdivisions. The proposed subdivision is 2.4 du/ac and provides a minimum of 10,000 square foot lots, which is comparable to the subdivision to the east and a logical transition to the rural residential lots within unincorporated Maricopa County to the south and west. Consideration has been given to provide larger side yard setbacks on two lots adjacent to other residential lots to further ensure compatibility between the proposal and surrounding land uses. Housing product will be reviewed under a separate PDP. The proposed PDP is for subdivision layout. The proposed subdivision is gated and the streets are private, however, parking is provided on one side of each street. The subdivision provides for 59 on-street parking spaces for residents and guests. Future housing product will include a two-car garage and driveways to accommodate two additional vehicles. A centralized amenity is provided for the community with sidewalks on both sides of the private street system. The proposed subdivision will have full access at the entry along Chandler Heights Road. Staff finds the proposal to be consistent with the goals of the General Plan and the SECAP. Planning and Zoning Commission recommends approval subject to conditions. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- To comply with CDC social distancing guidelines, the applicant hosted a digital neighborhood meeting via Zoom on January 12, 2021. Eight (8) households attended the virtual meeting and had general questions about the proposal, access to the proposed subdivision, and proposed price of homes with anticipated construction timelines. No opposition was expressed.
- As of writing this memo, Planning staff has received one phone call from a resident from the subdivision to the east, Hawthorn Manor, whose home is three lots south of the proposal. The resident expressed concerns about setting a precedent for future development of the large unincorporated properties south of the proposal. The resident thought the proposed setbacks should be larger; staff pointed out that the proposed rear yard setbacks are five (5) feet larger than Hawthorn Manor and the side yard setbacks are similar. The resident also stated a side yard should not abut a rear yard and only backyards should face existing rear yards. Planning staff has reviewed the concern: one proposed lot is immediately adjacent to Hawthorn Manner and the proposed lot has a side yard setback of fifteen (15) feet to increase the distance of future home to existing rear yards. Furthermore, a letter of support from one of the two lots abutting the lot in question is attached as an exhibit.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting of April 21, 2021 Motion to Approve In Favor: 6 Opposed: 0 |
Recommended Conditions of Approval |
Rezoning Planning and Zoning Commission recommends the City Council approve rezoning from AG-1 to PAD for single family residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, “McKinley Glenn” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0063, 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 |
10 ft. to livable or side entry garage; 20 ft. to garage from back of sidewalk |
Side yards |
Minimum 5 ft. and totaling 15 ft. For lots 22 & 15 abutting the perimeter of the subdivision, the setback shall be 15 ft. on the perimeter side & 5 ft. on the interior |
Rear |
20 ft. |
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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 “McKinley Glenn” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0063, 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.
- All lots shall be constructed with single-story homes only.
- 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 following enhanced landscape standards shall apply to the common open space and retention area along Chandler Heights Road:
a.100% of required trees shall have a minimum planting size of a 24-inch box.
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.
- 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.
- A separate Preliminary Development Plan application shall be required for approval of the housing product.
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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