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ITEM  9 City Council Memorandum      Development Services  Memo No. 25-014         Date: June 12, 2025 To: Mayor  and Council Thru: Joshua H. Wright, City Manager Andy Bass, Deputy City Manager  Kevin Snyder, Development Services Director From: Mikayela Liburd, City Planner Subject: PLH24-0035 California Duplex Introduction and Tentative Adoption of Ordinance No. 5131   Request: Rezoning from Planned Area Development (PAD) for Single-Family Residential to PAD for a Duplex and Preliminary Development Plan for site layout and architecture.  Location: South of the southwest corner of California and Chicago Streets, generally located 1/2 mile south of the southwest corner of Chandler Boulevard and Arizona Avenue. Applicant: Todd Thompson, ETodd Design, Inc.

Proposed Motion:

Rezoning Move City Council introduce and tentatively adopt Ordinance No. 5131, approving PLH24-0035 California Duplex, Rezoning from Planned Area Development (PAD) for Single-Family Residential to PAD for a Duplex, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH24-0035 California Duplex for site layout and building architecture, subject to the conditions as recommended by Planning and Zoning Commission.

Background Data:

Approximately 0.16 Acres Site is currently vacant The proposed duplex is consistent with the city's goals to provide more missing middle housing, which includes duplexes, triplexes, fourplexes and townhomes The parcel located across the alley to the west received zoning approval for a similar duplex in June 2023 and is currently under construction Part of the original Chandler Townsite The property was rezoned from Multiple-Family Residential District (MF-2) to Planned Area Development in 2021 for a Single-Family home While most of the neighborhood currently consists of single-family homes, all the lots are zoned MF-2 (Multiple-Family Residential) or MF-3 (High Density Residential), making the duplex a compatible addition The proposed duplex would allow a Duplex or a Single-Family home to be consistent with MF-2 and MF-3 zoning districts that allow the development of a Single-Family home on parcels that are less than 12,000 square feet  The request to rezone to PAD includes a requests for a reduced front yard setback and increased lot coverage

Surrounding Land Use Data:

North MF-2, used for Single-Family Residential  South MF-2, used for Single-Family Residential  East California Street, then MF-2, used for Single-Family Residential West Alley, then a vacant MF-2 parcel

General Plan and Area Plan Designations:

Existing Proposed General Plan Neighborhoods No Change South Arizona Avenue Corridor Area Plan Low Density Residential with a Future Growth Area Designation No Change

Proposed Development

Number of Units 2 Lot Size  7,200 SF Unit 1 2,610 SF Unit 2 3,247 SF Density  12.1 units per acre Setbacks East: 20 ft.  North Side: 10 ft. South Side: 5 ft. West: 20 ft. Proposed Lot Coverage 46.8% Maximum Lot Coverage   50% Height  28'-6" Parking 4 Parking Spaces (2 per unit)

Review and Recommendation

The subject property is surrounded by Multiple-Family Residential District (MF-2) properties on all sides. It was also previously zoned MF-2 before being rezoned in 2021 to its current zoning designation of Planned Area Development for Single-Family Residential. The applicant is requesting a rezone to PAD for a Duplex rather than reverting to the previous MF-2 zoning. This allows the applicant to request an increased lot coverage and a reduced front yard (east setback). The maximum lot coverage permitted in MF-2 zoning is 45%. The proposed development has a lot coverage of approximately 46.8%. A maximum of 50% lot coverage is proposed to allow the potential future addition of a roof structure over the outdoor patio located at the northeast corner of the duplex.  The front yard setback is dependent on the width of the abutting public right-of-way.  Typically, single-family lots abut 50-foot wide right-of-ways, which require 20-foot front yard setbacks.  In this instance, the right-of-way is 70 feet, which requires a 25-foot front yard setback.  The reduction of the front yard setback from 25 feet to 20 feet is consistent with developments on similar-sized lots and allows for a more pedestrian-oriented main entry to the residence. With respect to the height, the proposed 28.5-foot building height is permitted in the MF-2 district as well as in all single-family zoning districts, which permit a maximum height of 25 feet at the building setback line and increases at a ratio of one foot in height by one foot in distance from the setback line up to a maximum of 35 feet at the center of the property.    The alley access garages allow for four (4) vehicles to have covered parking, with two (2) vehicles having a traditional two-car garage and the other two having a two-car tandem garage that works with the limited lot size.   The style of architecture proposed is a modern farmhouse that utilizes different materials such as siding, stone veneer, stucco and wainscot. Staff is proposing that the requested PAD allow either a Duplex or a Single-Family home to be consistent with current MF-2 and MF-3 zoning that allow for the construction of Single-Family homes. In 2024, the Arizona State Legislature approved House Bill 2721, requiring cities with a population of 75,000 or more to allow the development of "Missing Middle Housing" inclusive of duplexes, triplexes, fourplexes and townhomes on all lots zoned for single-family residential within one (1) mile of the city's central business district. Cities were given a deadline to comply with this bill by January 1, 2026.  To this end, staff is currently drafting language to bring to the City Council before the end of this year. This mandate will likely impact future development in this neighborhood. Staff finds the proposal to be consistent with the General Plan, the South Arizona Avenue Area Plan, and the City's goal to provide missing middle housing. The 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 was held on February 28, 2025. No one attended other than the applicant. Staff has received emails from two residents, both of whom are opposed to the development. They have expressed concerns about the proposed building height, traffic impacts, privacy issues, and whether the proposal aligns with the character of the neighborhood.

Planning and Zoning Commission Vote Report

Planning and Zoning Commission meeting May 21, 2025 Motion to Approve In Favor:  5     Opposed:  0     Absent:  2  (Koshiol, Quinn) At the Planning and Zoning Commission meeting, one resident expressed opposition to the request, citing concerns about building height and the future development of structures of similar scale in the neighborhood.  Chair Heumann acknowledged the neighborhood is zoned for multi-family residential, the proposed building height is below the maximum building height permitted in multi-family and single-family zoning districts, and apprehension with the increase in lot coverage regarding the potential cumulative impact of incremental increases in lot coverage over time.  Moving forward, the Commission requested staff examine lot coverage percentages to avoid increasing them over 45%, which is the maximum permitted in MF-2 zoning districts.

Recommended Conditions of Approval

Rezoning Planning and Zoning Commission recommends City Council approve the Rezoning from Planned Area Development (PAD) for Single-Family Residential to PAD for a Duplex, subject to the following conditions: Development of the site shall be in substantial conformance with the exhibits titled PLH24-0035 California Duplex, kept on file in the City of Chandler Planning Division in the file PLH24-0035, except as modified by conditions herein.    The home builder/lot developer shall provide a written disclosure statement for the signature of any potential buyer, acknowledging that the property is located adjacent to or nearby the "Entertainment District", which may contain land uses that create adverse noise and other externalities. The "Purchase Contracts" and the property deed shall include a disclosure statement outlining that the site is adjacent to the Entertainment District. The responsibility for notice rests with the home builder/ lot developer, and shall not be construed as an absolute guarantee by the City of Chandler for receiving such notice.   Developer shall provide all required right-of-way dedications and/or easements as determined by the Development Services Director at the time of construction plan review.   Developer shall complete 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.   Landscaping in all right-of-way shall be maintained by the adjacent property owner. Additionally, hardscape improvements located behind the sidewalk and within the right-of-way shall be maintained by the adjacent property owner.    Minimum setbacks shall be as provided below: Setback Distance Front Yard (East) 20 Feet Side Yard (North) 10 Feet Side Yard (South) 5 Feet  Rear Yard (West) 20 Feet Maximum lot coverage shall be 50%.   Covered parking shall consist of a 2-car garage (side by side) and a tandem 2-car garage.   In addition to a duplex, a single-family residence is also permitted and shall be subject to setbacks and lot coverage established within the ordinance. Parking and all other development standards shall be subject to Single-Family District (SF-8.5) requirements set forth in the City of Chandler Zoning Code. Administrative Design Review approval shall be required prior to building permit issuance of any single-family home. Preliminary Development Plan Planning and Zoning Commission recommends the City Council approve the Preliminary Development Plan, subject to the following conditions: Development of the site shall be substantial conformance with the exhibits, titled PLH24-0035 California Duplex Development Booklet.   All mechanical equipment shall be located in the side or rear yards and screened entirely from view by material(s) that are architecturally consistent with the proposed duplex.   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.

Attachments Ordinance No. 5131 Vicinity Maps PLH24-0035 California Duplex Exhibits Letters of Opposition

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