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ITEM 11 |
City Council Memorandum Development Services Memo No. 21-024
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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: |
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Subject: |
PLH20-0064/PLH20-0065/PLT21-0014 Dobson/Pecos Development Adoption of Resolution No. 5464 Introduction and Tentative Adoption of Ordinance No. 4969 |
Request: |
Area Plan Amendment to the San Tan Area Plan by adding "Commercial" and "Multi-family" Rezoning from Agricultural (AG-1) District to Planned Area Development (PAD) for “Mixed-Use, Office, Medical Uses, Commercial, Retail, and Age-Restricted Multi-family” with a Mid-Rise Overlay Preliminary Development Plan (PDP) for site layout and building architecture for age-restricted multi-family Preliminary plat approval |
Location: |
Northwest corner of Dobson and Pecos Roads |
Applicant: |
Brennan Ray, Burch & Cracchiolo Attorneys |
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Proposed Motion: |
Area Plan Move City Council approve Resolution No. 5464 San Tan Area Plan amendment, PLH20-0064, located at the northwest corner of Dobson and Pecos roads as recommended by Planning and Zoning Commission. Rezoning Move City Council introduce and tentatively adopt Ordinance No. 4969 approving PLH20-0065 Dobson/Pecos Development, Rezoning from AG-1 to PAD for Mixed-Use, Office, Medical Uses, Commercial, Retail, and Age-Restricted Multi-family with a Mid-Rise Overlay located at the northwest corner of Dobson and Pecos roads, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH20-0065 Dobson/Pecos Development for building architecture and site layout for age-restricted multi-family located at the northwest corner of Dobson and Pecos roads, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Plat Move City Council approve Preliminary Plat PLT21-0014, located at the northwest corner of Dobson and Pecos roads, subject to the conditions recommended by Planning and Zoning Commission. |
Background Data: |
- Site is currently undeveloped and zoned for agricultural land uses.
- 15.7 net-acre overall site is divided into two lots. Lot 1 to the south is 7.6 net-acres in area. Lot 2 to the north is 8.1 net-acres in area.
- The overall site is proposed to be rezoned to PAD for a mixture of medical office, commercial, and active adult multi-family land uses. The ordinance prescribes land uses for the northern and southern portions of site.
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Surrounding Land Use Data: |
North |
Fairview Road then Medical Offices |
South |
Pecos Road then a Vacant Commercial Corner and Medical Offices |
East |
Dobson Road then Medical Offices |
West |
Independent Living Facility and Medical Offices |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Growth Area 5, Medical/Regional Retail and Neighborhoods |
No Change |
San Tan Area Plan |
North: Office, Medical Office South: Office, Commercial, Retail |
North: Add Commercial South: Add Multi-Family |
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Proposed Development |
Land Uses Permitted by Proposed Rezoning
“Lot 1” Southern 7.6 Net-Acres |
- Age-Restricted Multi-Family Dwelling Units
This includes the ability to provide active adult, senior living, independent living, assisted living, or memory care for residents age 55+
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“Lot 2” Northern 8.1 Net-Acres |
- Office Uses: General, professional, administrative, and medical office
- Medical Uses: Ambulatory surgery center, outpatient medical services, urgent care medical services, health centers, hospital supplies, laboratories serving professional requirements, laboratory supplies, medical and dental offices and clinics, outpatient imaging, medical spas, physical therapy, massage, dialysis, pharmacy use;
- Commercial Uses: Retail, restaurant, and commercial services uses other than those commercial service uses listed above, as an ancillary use
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Proposed Development of Lot 1:
Land Use |
Age-Restricted (55+) Multi-Family |
# of Units |
185 Multi-Family dwelling units |
Density |
24.3 dwelling units per net-acre |
Building Setbacks (min.) |
East (Dobson Road): 50 feet South (Pecos Road): 50 feet North: 10 feet West: 10 feet |
Building Height |
4 stories The proposed Midrise overlay would allow building heights up to a maximum of 60 feet on Lot 1. The proposed Preliminary Development Plan shows a height of 48’ ¾” to top of parapet (shown in elevations) |
Parking |
1.34 spaces per unit |
Amenities |
Outdoor: Resort-style pool with lap lanes, pickle ball court, a community garden area with raised beds, an event/yoga lawn, bocce court, and a dog park. Indoor: 24-hour wellness and fitness studio, clubroom lounge and community kitchen with coffee bar and wine cooler, quiet lounge and library, media room, game room, craft room and business center. Operational: Over 30 activities per month to enhance wellness and create a strong sense of community fitness, dance, cooking, art, and educational classes, music, and resident happy hours. |
Proposed Development of Lot 2:
Building Setbacks (min.) |
North (Fairview Street): 20’ East (Dobson Road): 50’ West: 20’ South: 20’ |
Site Layout, Building Design and Height |
The proposed Midrise overlay would allow building heights up to a maximum of 90 feet for Lot 2. Specific site layout and building design will be determined as part of separate future Preliminary Development Plan, as approved by City Council. |
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Review and Recommendation |
Staff finds the proposed area plan amendment, rezoning, and mid-rise overlay for the overall site as well as the preliminary development plan for the southern portion of the site, “Lot 1,” align with the goals of the General Plan. The General Plan identifies the overall site as being located within Growth Area 5, where medical and regional commercial land uses are guided for as well as a mixture of supporting land uses such as nursing homes and a variety of residential densities. The northern portion of this site, “Lot 2,” will be rezoned for medical land uses. Other commercial and office land uses will also be permitted on Lot 2; however, staff has included stipulations to ensure that retail or non-medical-related commercial uses may only be provided as accessory land uses. A future Preliminary Development Plan (PDP) will need to be approved by Council prior to development of Lot 2. The southern portion of the overall site, "Lot 1," has been stipulated to accommodate only age restricted dwelling units. With this stipulation, the proposed active-adult development appears to uniquely align with the goals of Growth Area 5, as well as the future land use designation of "Neighborhoods," by being a residential land use that supports existing and future medical uses on Dobson Road. A representative of Dignity Health, which owns and operates Chandler Regional Medical Center, shared that the proximity of Lot 2 to the hospital will help support future needs of Chandler Regional Medical Center by providing the ability to develop additional specialty medical offices or clinical uses on Lot 2, or by relocating administrative uses to Lot 2 in order to expand medical uses at Chandler Regional Medical Center. Per the applicant, as a condition of Dignity acquiring Lot 2 from the present owner, a deed restriction has been placed on the southern portion of the site, Lot 1, that contains a prohibition on a variety of medical uses. |
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 digital neighborhood meetings via Zoom on February 11, and March 18, 2021.
- Two residents attended the first meeting and one attended the second. General questions were received. No comments of opposition were received.
- As of writing this memo, Planning staff has received one further phone call from a resident inquiring about the proposed units as he was interested in them for his family member.
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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 During their study session, several commissioners stated that they liked the design of the development. The Planning Commission agreed to add zoning stipulation number 9 restricting the age of residents in the multifamily development to ensure that it remains a senior living community. In addition, the Planning Commission requested that date palms be added to the ends of the building facing Dobson Road. The applicant agreed to the stipulation and to work with staff in adding date palms. |
Recommended Conditions of Approval |
Area Plan Amendment Planning staff find the request is in compliance with the General Plan. Planning and Zoning Commission recommends the City Council approve the Area Plan Amendment to the San Tan Area Plan by adding "Commercial" and "Multi-family" as shown on the Area Plan Amendment Exhibit. Rezoning Planning staff find the request is in compliance with the General Plan. Planning and Zoning Commission recommends the City Council approve the rezoning from AG-1 to PAD for Mixed-Use, Office, Medical Uses, Commercial, Retail, and Multi-family land uses subject to the following conditions:
- Lot 1, as defined in the legal description shall be limited to the following land uses:
- Multi-family dwelling units;
- Assisted living and/or memory care; or
- Such other uses that are similar to those listed above and approved by the Zoning Administrator.
- Lot 2, as defined in the legal description shall be limited to the following land uses:
- All office uses, including, but not limited to general, professional, administrative, and medical office;
- Medical uses, including, but not limited to ambulatory surgery center, outpatient medical services, urgent care medical services, health centers, hospital supplies, laboratories serving professional requirements, laboratory supplies, medical and dental offices and clinics, outpatient imaging, medical spas, physical therapy, massage, dialysis, pharmacy use;
- Retail, restaurant, and commercial services uses other than those commercial service uses listed above, as an ancillary use; or
- Such other uses that are similar to those listed above and approved by the Zoning Administrator.
- Any buildings constructed on Lot 1, as defined in the legal description, shall be limited to a maximum building height no greater than sixty (60) feet.
- Any buildings constructed on Lot 2, as defined in the legal description, shall be limited to a maximum building height no greater than ninety (90) feet.
- Development of the overall site shall be in substantial conformance with the Development Booklet, entitled, “Dobson/Pecos Development” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0065, 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.
- Prior to development of Lot 2 as defined in the legal description, a separate Preliminary Development Plan for site layout and building design shall be approved by the 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.
- Lot 1 as defined in the legal description shall be an age-specific community in which a head of household or spouse must be 55 years or older and in which minors are prohibited from living on the property. The developer shall record a non-revocable deed restriction consistent with the age restrictions contained in this stipulation and in conformance with the federal Housing for Older Persons Act and other applicable federal housing statutes.
Preliminary Development Plan Planning staff find the request is in compliance with the General Plan. Planning and Zoning Commission recommends City Council approve the Preliminary Development Plan subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “Dobson/Pecos Development” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0065, 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 and all other improvements 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.
- Signage shall be designed in coordination with landscape plans, planting materials, storm water basins, site contours, utility pedestals, and other site appurtenances or features so as not to create problems with sign visibility or prompt the removal of required or proposed landscaping.
- All mechanical equipment shall be fully screened on all sides. Said screening shall be architecturally integrated with the building.
- 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 Upon finding consistency with the General Plan and the proposed rezoning and preliminary development plan, Planning and Zoning Commission recommends Council 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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