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ITEM 6 |
City Council Memorandum Development Services Memo No. 22-031
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Date: |
June 20, 2022 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager Derek D. Horn, Development Services Director |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH21-0094/PLT21-0063 Alta Uptown Introduction and Tentative Adoption of Ordinance No. 5019 |
Request: |
Rezoning from Regional Commercial (C-3) district to Planned Area Development (PAD) for multi-family residential with Mid-Rise Overlay Preliminary Development Plan approval for site layout and building architecture Preliminary Plat approval |
Location: |
Southeast corner of Arizona Avenue and Corporate Place, more generally located 1/4 north of the northeast corner of Arizona Avenue and Warner Road |
Applicant: |
Brennan Ray; Burch & Cracchiolo, P.A. |
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Proposed Motion: |
Rezoning Move City Council introduce and tentatively adopt Ordinance No. 5019 approving PLH21-0094 Alta Uptown, Rezoning from C-3 to PAD for mulit-family residential with Mid-Rise Overlay allowing heights up to sixty (60) feet, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH21-0094 Alta Uptown for site layout and building architecture, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Plat Move City Council approve Preliminary Plat PLT21-0063 Alta Uptown, subject to the condition recommended by Planning and Zoning Commission. |
Background Data: |
- Subject site is approximately 9.96 acres and used as parking lot for adjacent automotive dealership
- Site is adjacent to Westech business park, which provides a mix of uses including commercial, industrial, and multi-family. The subject site is not a part of the Westech master plan.
- General Plan designation of Employment, North Arizona Avenue Growth Area, High Capacity Transit Corridor. Residential can be considered within the Employment designation.
- Project consists of 425 units, totaling 42.7 units per acre
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Surrounding Land Use Data: |
North |
Corporate Place then business park |
South |
Automotive Dealership zoned C-3 |
East |
Industrial development and multi-family |
West |
Arizona Avenue then commercial and charter school |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Employment, North Arizona Avenue Growth Area, High Capacity Transit Corridor |
No change |
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Proposed Development |
Proposed Land Use |
- Multi-family dwelling units
- 425 Units
- 42.7 dwelling units per acre (du/ac)
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Building Setbacks |
- Arizona Avenue (west): 20 ft. for multi-family building and 5 ft. for a detached shade structure/accent feature
- Corporate Place (north) : 20 ft. and 5 ft. for a shade structure
- South Property line: 20 ft.
- East: 30 ft.
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Height |
Mid-Rise Overlay requesting heights up to sixty (60) feet (four stories) |
Roof Design |
- Flat parapets of varying heights
- Mansard roofs
- Stucco Cornice
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Facade Materials |
- French Eclectic Design
- Stucco
- Brick
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Building Accents |
- Dormer Windows
- Chimneys
- Metal patio railing
- Mansard roofs
- Brick Columns
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Site Design & Open Space |
- One L-shaped building located approximately fifty-two (52) feet from back of curb along Arizona Avenue; development will activate the street scape by providing a tree-lined, shaded, ten-foot, multi-modal path, with common seating areas, private walk-up patios, and doorways to internal corridors
- Two buildings located approximately twenty-five (25) feet from back of curb along Corporate Place with shaded sidewalk, walk-up private patios, on-street parking, and shaded patio seating by on-site urban bodega
- Ten-foot, multi-modal detached sidewalk with trees on either side to be constructed under initial phase within City right-of-way
- Amenities include pool, lounge pool, spa, barbecue area with bar and tables, outdoor game lawn, indoor fitness center, and outdoor fitness area
- 86,910 square feet of outdoor common open space
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Parking |
- Required: 700 parking spaces
- Provided: 688 parking spaces, including private garages, covered, and uncovered spaces
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Review and Recommendation |
The subject site, which has been zoned for commercial uses since being annexed in 1974 and has yet to develop, is located within the General Plan's North Arizona Avenue Growth Area that encourages higher densities to support future transit efforts along Arizona Avenue, a high capacity transit corridor. This guidance supports the consideration of multi-family with densities exceeding 18 dwelling units per acre within the larger northern Chandler employment area. Further policies for this growth area call for pedestrian and bicycle-oriented improvements, transforming commercial centers into more intense mixed-use developments, transitioning land use intensities to be respectful to existing neighborhoods, and enhancing Arizona Avenue as a point of entry through design. The proposed multi-family development aligns with the policies of the North Arizona Avenue Growth Area and the intent of the High-Capacity Transit Corridor as identified within the General Plan by increasing density, developing the corner with a non-commercial use, and providing enhanced pedestrian and bicycle improvements including a shaded 10-foot-wide multi-use path along Arizona Avenue. As part of supporting multi-modal transit options, the buildings are pulled closer to the street and provide pedestrian entrances along Arizona Avenue and Corporate Place to encourage pedestrian access to adjacent businesses and public transit. Additionally, the proposed development will serve as an integral component of Uptown Chandler by adding more residents to the area in North Chandler who may become employees and customers of the existing business parks and commercial centers. Furthermore, Planning staff support the request for a deviation to reduce the amount of required parking space by twelve spaces since the subject site is located along a high-capacity transit corridor and on-street parking can occur on Corporate Place if needed. The General Plan also supports the redevelopment of underutilized commercial properties to other uses. In the mid 1990's, a parking lot was constructed on the subject site to park extra inventory for the adjacent automotive dealership. With the decline of available vehicles for sale, the adjacent business no longer requires the property. Redevelopment of the site to multi-family is appropriate and provides more housing within the City's boundaries. For these reasons, staff finds the proposed multi-family development aligns with the goals and policies within the General Plan and the Planning and Zoning Commission recommends approval subject to conditions. Economic Analysis An economic and fiscal impact analysis was conducted based on project details provided by the applicant and staff assumptions. The analysis determined the project would generate a positive net fiscal impact for the City. Net income to the City resulting from the project is estimated at $2,858,706 over 10 years. This figure includes revenues from property taxes, building permit and plan review fees, transaction privilege tax on construction, real property rental tax, state shared revenues, and local spending by residents. The Economic Development Division is in support of the rezoning request. The proposed multifamily project offers the opportunity to bring additional residents to the Uptown Chandler area, expanding the customer base for existing shops and restaurants, thus supporting several strategic initiatives. |
Traffic Analysis |
A Traffic Impact Study (TIS) was provided by the applicant. Traffic Signal Warrant analysis was included in the TIS. The warrant analysis indicates a new traffic signal is not warranted at the intersection of Arizona Avenue and Corporate Place. The finding was based on AM and PM peak hour build-out traffic volumes in the year 2029, which provides a five-year horizon beyond the full build-out of the development. The TIS only studies all the intersections abutting the development because the traffic volume is less than 500 vehicle trips. The TIS has been reviewed and accepted by City traffic engineering staff. |
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.
- Two neighborhood meetings were held due to the request for Mid-Rise Overlay on April 13 and April 19, 2022. Two persons attended one meeting from adjacent businesses. They had general questions about the request.
- As of the writing of this memo, Planning staff is not aware of any opposition to the request. Staff received one phone call from a property owner with concerns about the proposed height relative to their rental property located approximately a quarter of a mile to the north and west.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting June 1, 2022 Motion to Approve In Favor: 6 Opposed: 0 Absent: 1 (Quinn) At the Planning and Zoning Commission Study Session, Chair Heumann requested the trees along Arizona Avenue and wrapping the corner along Corporate Place be increased in box size and height, thus amending PDP stipulation number three. Chair Heumann also added PDP stipulation number nine, requesting the applicant work with staff to break up the massing of the building along Arizona Avenue through colors and/or materials, as well as enhance the site through a proposed art feature along the street as outlined on the landscape plan. Staff added zoning stipulation number nine and modified zoning stipulation number 5 following the Planning and Zoning Commission to ensure an additional 8 feet of right-of-way is dedicated along Arizona Avenue for the construction of a 10-foot wide multi-modal sidewalk, as shown in the plans. |
Recommended Conditions of Approval |
Rezoning Planning and Zoning Commission recommends the City Council approve Rezoning from C-3 to PAD for multi-family residential with Mid-Rise Overlay to allow heights up to sixty (60) feet, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, "Alta Uptown" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0094, 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.
- High density residential shall be permitted up to a maximum density of forty-five (45) dwelling units per acre.
- Building heights shall be limited to a maximum of sixty (60) feet in height.
- 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, except for an additional eight (8) feet shall be added along Arizona Avenue to accommodate the ten-foot multi-modal detached sidewalk.
- 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.
- Minimum building setbacks shall be as follows:
Property Line Location |
Minimum Building Setback |
Arizona Avenue |
20 feet for multi-family building and 5 feet for a shade structure/accent feature |
Corporate Place |
20 feet for multi-family building and 5 feet for a shade structure |
East |
30 feet |
South |
20 feet |
- The developer shall be responsible for the construction of a ten-foot multi-modal detached sidewalk and all associated improvements along Arizona Avenue during initial phase of construction. All work must be designed and completed in accordance with plans and specifications approved by the City Engineer.
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, "Alta Uptown" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0094, 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.
- Landscaping plans (including for open spaces, retention, rights-of-way, and street medians) shall be approved by the Planning Administrator.
- Along the arterial street fifty percent of the trees planted shall be a minimum of 36-inch box and 12-feet in height at the time of planting and twenty-five percent shall be a minimum of 48-inch box and 15-feet in height at the time of planting.
- A minimum of three (3) electric vehicle charging stations shall be installed per building.
- All mechanical equipment, including HVAC, utility meters, etc. shall be screened from view by material(s) that are architecturally integrated and consistent with the proposed buildings.
- Signage shall be in substantial conformance with the approved Development Booklet and shall follow all applicable criteria of the City of Chandler Sign Code.
- 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 site shall be maintained in a clean and orderly manner.
- The applicant shall work with staff to enhance the building along Arizona Avenue to break up the massing.
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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