|
ITEM 10 |
City Council Memorandum Development Services Memo No. CC 21-024 FA
|
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: |
|
Subject: |
PLH20-0065 Dobson/Pecos Development Final Adoption of Ordinance No. 4969 |
Request: |
Rezone from AG-1 to PAD for Mixed-Use, Office, Medical Uses, Commercial, Retail, and Age-Restricted Multi-Family |
Location: |
Northwest corner of Dobson and Pecos roads |
Applicant: |
Brennan Ray, Burch & Cracchiolo Attorneys |
|
|
|
Proposed Motion: |
Move City Council adopt Ordinance No. 4969 approving PLH20-0065, Rezoning from AG-1 to PAD for Mixed-Use, Office, Medical Uses, Commercial, Retail, and 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. |
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. This ordinance was introduced and tentatively adopted by City Council on May 13, 2021. |
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 |
|
General Plan and Area Plan Designations: |
|
Existing |
Proposed |
General Plan |
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 |
|
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 senior housing, active adult, senior living, independent living, assisted living, or memory care
|
“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;
|
Proposed Development of Lot 1:
Land Use |
Active Adult Multi-Family |
# of Units |
185 Age-Restricted 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 2. 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 1. Specific site layout and building design will be determined as part of separate future Preliminary Development Plan, as approved by City Council |
|
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 Land Use and 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. Only general questions were received. No comments of oppositions 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.
|
Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting April 21, 2021 Motion to Approve In Favor: 6 Opposed: 0 |
Recommended Conditions of Approval |
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 Age-Restricted Multi-family land uses subject to the following conditions: 1. Lot 1, as defined in the legal description shall be limited to the following land uses:
a. Multi-family dwelling units;
b. Assisted living and/or memory care; or
c. Such other uses that are similar to those listed above and approved by the Zoning Administrator.
2. Lot 2, as defined in the legal description shall be limited to the following land uses:
a. All office uses, including, but not limited to general, professional, administrative, and medical office;
b. 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;
c. Retail, restaurant, and commercial services uses other than those commercial service uses listed above, as an ancillary use; or
d. Such other uses that are similar to those listed above and approved by the Zoning Administrator.
3. 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. 4. 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. 5. 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. 6. 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. 7. 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. 8. Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan. 9. 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. |
|
|