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ITEM 2 |
City Council Memorandum Development Services Memo No. 23-018
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Date: |
July 17, 2023 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager Micah Miranda, Acting Development Services Director |
From: |
Benjamin Cereceres, Planner |
Subject: |
PLH22-0057 McCance Duplex Final Adoption of Ordinance No. 5054 |
Request: |
Rezoning from Multiple-Family Residential District (MF-2) to Planned Area Development (PAD) for a duplex |
Location: |
Located one lot south of the southeast corner of Chicago Street and Dakota Street, generally located north and west of Frye Road and Arizona Avenue |
Applicant: |
Todd Thompson, Etoddt Design, Inc. |
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Proposed Motion: |
Rezoning Move City Council adopt Ordinance No. 5054 approving PLH22-0057 McCance Duplex, Rezoning from Multi-Family Residential District (MF-2) to Planned Area Development (PAD) for a duplex, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Approximately 0.16 Acres
- Site is currently vacant
- Currently zoned Multiple-Family Residential District (MF-2)
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Surrounding Land Use Data: |
North |
Multi-Family Residential (MF-2) |
South |
Multi-Family Residential (MF-2) |
East |
PAD for Single-Family Residential |
West |
Across Dakota Street: Multi-Family Residential (MF-2) |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Neighborhoods |
No Change |
South Arizona Avenue Area Plan |
Low Density Residential with Future Growth Area |
No Change |
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Proposed Development |
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Two-story Duplex |
# of Units |
2 Units |
Lot Size |
7,200 Sq. Ft. |
Unit 1 (1st Floor Unit) |
2,610 Sq. Ft. |
Unit 2 (2nd Floor Unit) |
3,247 Sq. Ft. |
Density |
12.5 Units Per Acre |
Setbacks |
Front: 16' North Side: 10' South Side: 5' Rear: 20' |
Maximum Lot Coverage |
50% |
Height |
28'-6'' |
Parking |
Garage 1: 2-Car Tandem Garage Garage 2: 2-Car Garage |
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Review and Recommendation |
The Multi-Family Residential District (MF-2) permits a duplex to be developed with Council approval of a Use Permit. Instead of applying for a Use Permit, the applicant is requesting to rezone to Planned Area Development (PAD), which allows the applicant to request a reduced front yard, increase lot coverage and rework of the covered parking requirement. Under the Zoning Code, a front yard setback of 25 feet would have been required, along with a maximum lot coverage allowance of 45% and four (4) covered parking spaces that must be side by side in pairs. Due to the lot's smaller scale, the reduced front yard setback of 16 feet allows for a more pedestrian-oriented main entry to the residence, the intensified lot coverage permits for better use of the lot to allow for a duplex and 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 (2) vehicles provided with a two-car tandem garage that works with the limited lot size. The proposed site layout and building design are consistent with the surrounding neighborhood in quality and scale while utilizing different materials such as matte-black metal roof and Hardie board siding. Staff finds the proposal to be consistent with the goals of the General Plan and South Arizona Avenue Area Plan. 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.
- A neighborhood meeting was held on March 15, 2023, with three residents in attendance. Comments and questions related to the roof material and building height were asked.
- Staff has reached out to the neighbors regarding the questions/comments above and the neighbors' questions/concerns have been addressed.
- As of the writing of this memo, Planning staff is not aware of any opposition to the request.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting June 7th, 2023 Motion to Approve In Favor: 7 Opposed: 0 |
Recommended Conditions of Approval |
Ordinance No. 5054 was introduced and tentatively adopted on June 29, 2023. Rezoning Planning and Zoning Commission recommends the City Council approve the Rezoning from Multi-Family Residential (MF-2) to Planned Area Development (PAD) for a duplex, subject to the following conditions:
- Development of the site shall be in substantial conformance with the conceptual exhibits, entitled "Conceptual Exhibits" kept on file in the City of Chandler Planning Division, in file PLH22-0057, modified by such conditions included at the time the rezoning was approved by the City of Chandler Council and/or as thereafter amended, modified or supplemented by Chandler City Council.
- The homebuilder/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 homebuilder/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 |
16' |
North Side Yard |
10' |
South Side Yard |
5' |
Rear |
20' |
- Maximum lot coverage shall be 50%.
- Covered parking shall consist of a 2-car garage (side-by-side parking) 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 this ordinance. Parking and all other development standards shall be subject to Single-Family District (SF-8.5) requirements established within City of Chandler Zoning Code. Administrative Design Review approval shall be required prior to building permit issuance of any single family home.
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