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ITEM 11 |
City Council Memorandum Development Services Memo No. CC21-027
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Date: |
May 27, 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: |
PLH20-0019 Commonwealth Lofts Introduction and Tentative Adoption of Ordinance No. 4973 Adoption of Resolution No. 5480 |
Request: |
Area Plan amendment to the Downtown South Arizona Avenue Corridor Area Plan from Low Density Residential (0-6 dwelling units per acre, du/ac) to Townhome Medium Density Residential (12-14 du/ac) Rezoning from Agricultural (AG-1) District to Planned Area Development (PAD) for townhomes Preliminary Development Plan (PDP) for site layout and building architecture Preliminary plat approval for a townhome development |
Location: |
699 E. Commonwealth Avenue, approximately ΒΌ of a mile south and west of Chandler Boulevard and McQueen Road |
Applicant: |
Pew and Lake, P.L.C. |
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Proposed Motion: |
Area Plan Move City Council approve Resolution No. 5480, PLH20-0019, amending the designated land use in the Downtown South Arizona Avenue Corridor Area Plan on a 3-acre parcel located approximately ¼ of a mile south and west of Chandler Boulevard and McQueen Road from Low Density Residential (0-6 dwelling units per acre, du/ac) to Townhome Medium Density Residential (12-14 du/ac), as recommended by Planning and Zoning Commission. Rezoning Move City Council introduce and tentatively adopt Ordinance No. 4973 approving PLH20-0008 Rezoning from AG-1 to PAD for townhomes on a 3-acre parcel located approximately ¼ of a mile south and west of Chandler Boulevard and McQueen Road subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH20-0008 Commonwealth Lofts for townhomes on a 3-acre parcel located approximately ¼ of a mile south and west of Chandler Boulevard and McQueen Road subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Plat Move City Council approve Preliminary Plat PLT20-0009 on a 3-acre parcel located approximately ¼ of a mile south and west of Chandler Boulevard and McQueen Road subject to the condition recommended by Planning and Zoning Commission. |
Background Data: |
- Site is currently undeveloped and zoned for agricultural land uses.
- 3.0 net-acre site fronting on unimproved portion of Commonwealth Avenue
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Surrounding Land Use Data: |
North |
Commonwealth Avenue then Single-family dwellings |
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South |
Single-family dwellings |
East |
Vacant land then church |
West |
Single-family dwelling then multifamily dwellings |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Growth Area 1, Downtown Chandler |
No Change |
Downtown South Arizona Avenue Corridor Area Plan |
Residential, 0-6 Dwelling Units Per Acre |
Townhome, 12-14 dwelling units per acre |
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Proposed Development |
Units |
- 39 Townhome lots
- 12.8 du/ac
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Parking |
- 2 garage spaces per unit
- 18 on-site guest parking spaces
- +/- 14 new on-street public parking spaces
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Open Space |
- 6.5’ private patio space per unit
- Turfed retention court yards
- Bocce Ball court and cabana grill area
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Building Height |
- 2-stories
- 27.5 feet tall to top of parapet
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Building Design |
- Primary materials include stucco and stone
- Roof design includes concrete tile accent roofs, metal canopies, and flat parapet roofline
- Patio wall to be aesthetically vented stucco with welded mesh doors.
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Review and Recommendation |
Staff finds the proposed area plan amendment, rezoning, and preliminary development plan proposed for the site align with the goals of the General Plan. The General Plan identifies the site as being located with Growth Area 1, Downtown Chandler which calls for the revitalization of vacant parcels and higher densities. Staff believes that this guidance supports the proposal to amend the Downtown South Arizona Avenue Corridor Area Plan to recommend townhomes at a density 12-14 du/ac versus single-family units up to 6 du/ac. To accommodate garage parking while being sensitive to nearby single-family homes, the applicant has proposed two-story units instead of three-story units. To further consider privacy, instead of providing living room space on the second floor, two non-master bedrooms without balconies are proposed in the rear of the units. The units are organized in an easily navigated layout that results in the majority of the frontage being occupied by patio spaces and front doors that are visible from the public sidewalk, instead of garages. This will help “activate” the area and provide a pleasant and safe-feeling environment for this portion of Commonwealth Avenue by creating opportunities for neighbors to interact, and by increasing visibility of the street by residents. Staff finds this proposal balances the General Plan’s guidance to increase density, providing a transition between old and new development, promoting a compatible mix of housing types, and promoting civic engagement. |
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 digital neighborhood meetings via Zoom on September 8, 2020
- Four households attended the meeting where a variety of questions were asked regarding wall height, irrigation, building height, unit cost, and landscaping. The applicant answered each question, after which there was no opposition shared.
- One resident preferred that the open space of the Commonwealth Avenue right-of-way remain. The applicant explained that a portion of the unimproved land includes right-of-way that has been reserved for the proposed roadway.
- A question was asked about irrigation to adjoining properties. The applicant confirmed that irrigation will be preserved and underground as desired to adjoining properties.
- As of writing this memo, Planning staff has not received opposition from residents regarding the proposal.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting May 5, 2021 Motion to Approve In Favor: 6 Opposed: 0 The Planning Commission added Preliminary Development Plan stipulation number nine to enhance the left elevation of the proposed residential buildings. |
Recommended Conditions of Approval |
Rezoning Planning staff find the request is in compliance with the General Plan and Planning and Zoning Commission recommends the City Council approve the rezoning from AG-1 to PAD for Townhomes subject to the following conditions:
- Development of the overall site shall be in substantial conformance with the Development Booklet, entitled, “Commonwealth Lofts” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0008, 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.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- Residential dwelling units shall be permitted with a maximum density of 13 dwelling units per acre.
- No building façade shall be closer than 15’ from the right-of-way line of Commonwealth Avenue.
- No building façade shall be closer than 25’ from the common shared property lines located on the east, west, and south of the overall site.
Preliminary Development Plan Planning staff find the request is in compliance with the General Plan and 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 “Commonwealth Lofts” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0008, 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.
- The applicant shall work with staff to revise the design of the left elevation to provide larger windows, pop-outs, and materials similar to the design of the right elevation in order to break up the proposed span of stucco.
Preliminary Plat Planning staff find the request is in compliance with the General Plan and Planning and Zoning Commission recommends 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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