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ITEM 7 |
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City Council Memorandum Development Services Memo No. 24-021FA
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| Date: |
June 10, 2024 |
| To: |
Mayor and Council |
| Thru: |
Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager & Acting Development Services Director |
| From: |
Lauren Schumann, Planning Senior Program Manager |
| Subject: |
PLH23-0056 Viviendo
Final Adoption of Ordinance No. 5099 |
| Request: |
Rezoning from Planned Area Development (PAD) for Neighborhood Commercial and congregate care to PAD for single-family residential
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| Location: |
Southeast corner of Ocotillo and McQueen roads |
| Applicant: |
Ralph Pew, Pew and Lake, PLC |
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| Proposed Motion: |
Rezoning
Move City Council adopt Ordinance No. 5099 approving PLH23-0056 Viviendo, Rezoning from PAD for Neighborhood Commercial and congregate care to PAD for single-family residential, subject to the conditions as recommended by Planning and Zoning Commission. |
| Background Data: |
- 2000: Subject site zoned under 120-acre Geneva Lake Estates plan as PAD for Neighborhood Commercial (C-1) and congregate care/office.
- Approved for major anchor center with free-standing pads and congregate care on southern portion along McQueen Road; commercial development never occurred
- 2020: QuikTrip submitted rezoning application to develop fuel station, convenience store, and Sun Devil automotive repair shop at immediate corner. Case was withdrawn due to opposition from surrounding neighbors.
- Southeast Chandler Area Plan (SECAP) sets a maximum density of 3.5 du/ac; approved 1999
- Geneva Estates contains 268 single-family homes on approximately 97 acres (2.76 du/ac)
- The request uses aggregate density for the overall Geneva Estates, changing vacant commercial to 76 single-family lots; total aggregate density is 3.06 du/ac
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| Surrounding Land Use Data: |
| North |
Ocotillo Road, then residential condos |
South |
Alamosa Drive, then single-family residential |
| East |
Single-family residential |
West |
McQueen Road, then commercial shops |
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| General Plan and Area Plan Designations: |
| Plan |
Existing |
Proposed |
| General Plan |
Neighborhoods |
No Change |
| Southeast Chandler Area Plan (SECAP) |
Traditional Suburban Character |
No Change |
| Section 23 Area Plan |
Neighborhood Commercial |
Residential |
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| Proposed Development |
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Single-family Subdivision |
| Number of Lots |
76 single-family lots |
| Density |
15.33 net acres
Isolated density: 4.96 du/ac
Aggregate Density (including overall Geneva Estates master planned area): 3.06 du/ac |
| Building Setbacks |
Front: 20 ft. back of sidewalk to garage; 13 ft. to liveable/porch
Sides: 5 ft. & 5 ft.
Rear: 10 ft., with reduced setback for accessory building at 5 ft.
Lots 10, 16, 32, 37, 44, 47, 49, 58, 60,67, 70, & 76 second story feature shall be set back 40 ft. from rear |
| Lot Size |
4,922 square feet
45 ft. x 107 ft. |
| Lot Coverage |
60% |
| Building Height |
Mix 1 and 2-story homes
Max. height 30 ft. |
| Architectural Themes |
Contemporary, Spanish Modern, Hacienda |
| Number of Elevations |
12 |
| House Size |
2,084 to 3,352 square feet |
| Number of Floor Plans |
4 floor plans |
| Parking |
Each lot provides a two-vehicle garage with a driveway for two additional vehicles; each garage pre-wired for electric vehicles (240V)
Gated subdivision; on-street parking provided on one side of street |
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| Review and Recommendation |
The General Plan allows medium-density residential (3.5-12 du/ac) to be considered as a transitional land use on infill parcels when located adjacent to an arterial street. The subject site has been zoned for commercial uses since 2000 and remains vacant. Aggregate density can be considered if the proposed development is a part of a larger master planned development. Through aggregate density, the proposal may be considered if designed appropriately and compatible with surrounding lots.
Since the site is located within the SECAP, design elements are required in order to achieve a density greater than 2.5 du/ac. The request is for a density of 4.96 du/ac, with overall proposed aggregate density of Geneva Estates totaling 3.06 du/ac. When the SECAP was adopted, the design requirements provided options, such as common area lakes that were intended for larger residential developments. The proposed development will include a common ramada seating area, tot lot, and secured dog park for residents, meeting the intent of the SECAP. Due to the infill nature of the site, the Residential Development Standards (RDS) for subdivision layout are not applicable. However, the RDS guidelines remain applicable to the architectural design of the homes. The proposed single family residential subdivision meets the intent of the development standards, residential design guidelines, and the SECAP.
The proposed housing provides one, two, and combination one/two story detached single-family homes to provide a variety of housing types within the proposed subdivision. The adjacent subdivision has a mix of one and two-story homes. Therefore, the home builder has indicated which lots are limited to single-story and combination one/two story homes to match and buffer existing homes in the adjacent Geneva Estates lots and to create variety along the arterial streets.
Planning staff has reviewed the request and supports the proposal, citing consistency with the General Plan. The proposal is consistent with the policies of the General Plan, which call for a variety of housing choices and a compatible mix of housing types within the Neighborhoods designation. Furthermore, the site is located at an arterial intersection and is an infill parcel with an appropriate transition between land uses of different intensities. The General Plan encourages the development of underutilized commercial properties to be developed for other uses. 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.
- A neighborhood meeting sign was posted on the site and on social media via NextDoor.
- The applicant conducted a neighborhood meeting prior to submitting the rezoning application to receive comments from surrounding residents; staff was not in attendance.
- A formal neighborhood meeting was held on December 14, 2023. The applicant's team, staff, and approximately 14 residents attended the in-person neighborhood meeting. Residents were concerned about an increase in traffic from the new development and, more specifically, the secondary access proposed south to Alamosa Drive, which is currently used as a collector street to McQueen Road for two separate subdivisions. Attendees raised concerns regarding the proposed density, use of existing greenbelts in adjacent subdivisions, and overburdening the school's capacity for new families. Following the neighborhood meeting, K. Hovnanian reduced the amount of homes from 84 to 76 lots and added single-story floor plans. The applicant conducted additional community outreach through door-to-door meetings with the surrounding neighbors.
- As of the writing of this memo, Planning staff is aware of surrounding property owners in support and against the project. Residents in support of the proposal prefer to see the property develop as residential in lieu of intense commercial development. Residents against the request state the development is too dense and will increase traffic in the area. Attached to this memo are four letters in opposition, three letters in support, and one with general comments.
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| Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting, May 1, 2024
Motion to Approve
In Favor: 6 Opposed: 0
At the Planning and Zoning Commission meeting, three residents spoke in opposition with concerns regarding an increase in traffic, more specifically along Alamosa Drive, and cut-through traffic through their subdivisions to the neighborhood schools. Two of the residents own lots that adjoin the property and were concerned with the amount of homes that back up to their properties; the two existing homes are two-story homes. Commission moved the item to action to discuss traffic and allow the applicant to respond to the concerns. The applicant explained how the proposed development would not have two-story homes built next to existing single-story homes. Staff explained that the best practice for traffic is to use local collector streets to feed traffic to arterial streets, in this case the use of Alamosa Drive to the south as a gated resident-only access to the development in lieu of providing a second access to McQueen Road. |
| Recommended Conditions of Approval |
Ordinance No. 5099 was introduced and tentatively adopted on May 23, 2024.
Rezoning
Planning and Zoning Commission recommends the City Council approve the Rezoning from PAD for Neighborhood Commercial and congregate care to PAD for single-family residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “Viviendo,” and kept on file in the City of Chandler Planning Division, in File No. PLH23-0056, modified by such conditions included at the time the Booklet was approved by the Chandler City Council and/or as therefore amended, modified, or supplemented by Chandler City Council.
- Uses permitted shall be single-family dwellings, with a minimum lot size of 4,500 square feet.
- 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 landscaping in all private 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-ways shall be maintained by the adjacent property owner or property owners' association.
- 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.
- Lot coverage shall not exceed sixty percent (60%) of each lot area.
- Minimum setbacks shall be as provided below and further detailed in the Development Booklet:
| Property Line |
Building Setback |
| Front Yard |
20 ft. from back of sidewalk to garage door
13 ft. from property line to livable |
| Side Yards |
5 ft. for each side |
| Rear Yard |
10 ft.; Accessory buildings 5 ft. |
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