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ITEM 2 |
Planning & Zoning Commission Memorandum Development Services Memo No. 23-030
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Date: |
07/19/2023 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH22-0071 One Chandler |
Request: |
Rezoning from City Center District (CCD), MF-1 (Multi-family), Regional Commercial (C-3), and Planned Area Development (PAD) for a fast-food restaurant to PAD for mixed-use development including commercial, office, & multi-family with Mid-Rise Overlay for building heights up to 120 feet Preliminary Development Plan (PDP) for site layout and building architecture on approximately 2.8 acres |
Location: |
Southeast corner of Arizona Avenue and Chandler Boulevard |
Applicant: |
Benjamin Tate, Withey Morris Baugh, PLC |
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Proposed Motion: |
Rezoning Move Planning and Zoning Commission recommend approval of Rezoning PLH22-0071 One Chandler, Rezoning from City Center District (CCD), MF-1 (Multi-family), Regional Commercial (C-3), and Planned Area Development (PAD) for a fast-food restaurant to PAD for mixed-use development including commercial, office, & multi-family with Mid-Rise Overlay for building heights up to 120 feet, subject to conditions as recommended by Planning staff. Preliminary Development Plan Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH22-0071 One Chandler for site layout and building architecture, subject to conditions as recommended by Planning staff. |
Background Data: |
- Approximately 2.8 acres site, vacant, and bound by Chandler Boulevard, Arizona Avenue, Washing Street, and Buffalo Street
- Site referred to as Site 7 in the Downtown
- A portion of the site zoned City Center District (CCD); 2000
- Northeast corner of Arizona Avenue and Buffalo Street rezoned PAD for fast-food restaurant in attempt to relocate the Jack in the Box from the north; 2004
- South Arizona Avenue Area Plan approved and designated the site as High Density Residential with Mixed Commercial or Office; 2006
- City Council approved a development agreement and purchase agreement for the City-owned parcels along Buffalo and Washington streets to the developer; October 2022
- Proposed mixed-use development will include approximately 16,000 sq. ft. of first floor retail, 13,000 sq. ft. of office on a portion of the second-story, and 291 residential rental units: the development will be seven stories requiring a Mid-Rise Overlay
- Parking will be provided for residential units and offices via a wrapped parking garage
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Surrounding Land Use Data: |
North |
Chandler Boulevard then City Park and single-family residential |
South |
Buffalo Street then five-story offices and City Park |
East |
Washington Street then three-story residential condos |
West |
Fast food restaurant, Arizona Ave then commercial retail with offices |
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General Plan and Area Plan Designations |
Plan |
Existing |
Proposed |
General Plan |
Neighborhoods and within the Downtown Chandler Growth Area |
No Change |
South Arizona Avenue Corridor Area Plan |
High Density Residential with Mixed Commercial or Office |
No Change |
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Proposed Development |
Proposed Land Uses |
Mixed-use development Commercial (Limited C-2 type uses) 17,100 sq. ft.; 1st level Office 13,755 sq. ft; portion of 2nd story Multi-family residential 291 units; floors 2-7 |
Density |
104 du/ac |
Building Setbacks |
Chandler Boulevard-North: 0 feet Arizona Avenue-West: 0 feet Buffalo Street-South: 8 feet Washington Street: 20 feet with leasing office reduced to 7 feet 6 inches |
Height |
Seven stories totaling 102 feet to top of tower elements; 120 feet max |
Site Design |
1st level Commercial located along Arizona Avenue at with ability for outdoor patios under the colonnade, leasing office for multi-family located at NEC of site along Chandler Boulevard, and entrance into parking garage and two-story residential units along the east with on-street parking 2nd floor offices along the south and west side of the building 3rd floor landscaped walkway for residents with amenities setting back the residential units on floors 3-7 |
Building Materials & Accents |
Modern Spanish Revival theme Stucco and wood, decorative railing, exposed brass rain down spouts, wood trellis, and clay tile roof towers |
Amenities |
Amenity deck with landscaped walkway, pool, outdoor kitchens, shaded seating area, indoor lounge with game room all on the 3rd floor. Fitness center and lounge area 1st floor |
Parking |
Parking garage located in the center of the site wrapped by commercial and residential uses. Number of spaces provided for 100% residential and office uses. Required parking for commercial uses are waived due to the proximity of the downtown and available on-street parking 526 required parking spaces; 529 spaces provided-106 EV spaces provided |
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Review and Recommendation |
The subject site is located at the north end of the downtown area and has remained vacant for over five years. Previous uses that have occurred on the site have included a gas station, restaurant, and residential lots. Currently, the Jack in the Box drive-through restaurant is the only development to remain onsite and is not including in this request. In order to guide development of the subject site and downtown area, the South Arizona Avenue Area Plan was approved and designated the site as High Density Residential with Mixed Commercial or Office in 2006. The design of the site and proposed height is consistent with surrounding development; south of the site are two five-story office buildings. One Chandler provides a covered colonnade for pedestrians along three sides of the building. Special attention was taken in the design of the building at the ground level to activate the streets at a pedestrian level. Furthermore, only the first and second floors are built at a zero setback and floors three through seven are setback approximately twenty to seventy feet creating visual interest of the building's elevations. An outdoor landscaped walking path is provided on the third floor including the pool area located along Chandler Boulevard for residents of the development. Building heights are reduced to two-story units and setback twenty feet along the eastern property line to be compatible with the three-story residential condos across Washington Street. The design of the site and proposed height is consistent with surrounding development. Staff supports waiving the required parking for commercial square footage as underutilized public parking is available on the south side of Buffalo Street, directly across the subject site. Additionally, there are three other parking garages elsewhere in downtown Chandler where patrons can park and walk to any downtown establishments including the proposed development. The parking garage provided on-site is internalized and will be completely screened from street view. Staff has reviewed the request and recommends Planning and Zoning Commission recommend approval citing the proposal aligns with goals of the General Plan and more specifically the South Arizona Avenue Plan. One Chandler will provide an enhanced mixed-use development at the north entrance of the downtown area and designed to activate the pedestrian block. The proposed architecture ties back to the historic downtown architecture. |
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. The first meeting was held on February 21, 2023, and was a well attended open house style meeting. The only concern heard was from a resident in the condos to the east stating concerns with the garage access aligning with the condos entrance. Staff explained lining up access points is best traffic practice to ensure safe traffic flow and reduce the potential for collisions. The second neighborhood meeting was held March 27, 2023, and only one resident attended.
- As of the writing of this memo, Planning staff has been contacted by one resident who resides directly to the east within a condo that fronts Washington Street, with concerns regarding height and the remaining Jack in the Box; see attached email.
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Recommended Conditions of Approval: |
Rezoning Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from PAD to PAD for mixed-use development, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “One Chandler” and kept on file in the City of Chandler Planning Division, in File No. PLH22-0071, 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.
- Multiple family residential shall be permitted at a maximum density of 105 dwelling units per acre.
- Uses permitted within the first floor commercial suites shall be those permitted within the Community Commercial (C-2) district and include bars. The following uses shall be prohibited: tattoo and body piercing parlors, dry cleaners and laundromats, and sexually oriented businesses.
- Within the second story office, medical uses such as but not limited to general practitioners, pediatricians, dental, and optometrists shall be prohibited. Medical uses such as but not limited to counseling services and medical specialists shall be permitted subject to providing a parking study that demonstrates the services provided generate a parking demand that does not exceed one (1) space per two hundred and fifty (250) square feet.
- An Entertainment Use Permit (EUP) shall only be required when entertainment activity is provided indoors and/or outdoors.
- Building heights shall not exceed 120 (one hundred and twenty) 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.
- Future median openings shall be located and designed in compliance with City adopted design standards (Technical Design Manual #4).
- 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 provided below and further detailed in the development booklet:
Property Line |
Building Setback |
North |
0 feet |
South |
8 feet |
West |
0 feet |
East |
6 feet; residential units 20 feet |
Preliminary Development Plan Planning staff recommends Planning and Zoning Commission move to recommend approval of the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “One Chandler” and kept on file in the City of Chandler Planning Division, in File No. PLH22-0071, 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 clear and orderly manner.
- Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- Fifty percent of the trees planted along the arterial streets shall be a minimum of 36-inch box and be a minimum of 12-feet in height at the time of planting.
- 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.
- 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.
- Sign packages, including free-standing signs as well as wall-mounted signs, shall be designed in coordination with landscape plans, planting materials, storm water retention requirements, and utility pedestals, so as not to create problems with sign visibility or prompt the removal of required landscape materials.
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