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ITEM 4 |
City Council Memorandum Development Services Memo No. 23-027FA
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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: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH22-0034 The Wayne Final Adoption of Ordinance No. 5056 |
Request: |
Rezoning from Planned Area Development (PAD) for dog daycare, boarding, grooming, training, and related uses to PAD for multi-family residential |
Location: |
1/4 Mile south of the southeast corner of Dobson and Warner roads |
Applicant: |
Sean Lake; Pew & Lake, PLC |
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Proposed Motion: |
Rezoning Move City Council adopt Ordinance No. 5056 approving PLH22-0034 The Wayne, Rezoning from Planned Area Development (PAD) for dog daycare, boarding, grooming, training, and related uses to PAD for multi-family residential, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Subject site approximately 6.32 acres
- Annexed into the City with an existing industrial machine shop with one residential unit in 1978
- Rezoned to PAD for machine shop, tool, and die to align with existing uses at the time of annexation in 1982
- Rezoned to PAD for dog daycare, boarding, grooming, training, and related uses (referred to as Arizona K-9 Center) in 2014
- The canine business and a single-family residence currently exist on the property
- The Wayne is Porter Kyle's second development in Chandler
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Surrounding Land Use Data: |
North |
SRP electrical substation, multi-family apartments, and one single-family lot |
South |
16-foot alley, then single-family residential |
East |
16-foot alley, then single-family residential |
West |
Dobson Road, then single-family residential |
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General Plan and Area Plan Designations: |
Plans |
Existing |
Proposed |
General Plan |
Neighborhoods |
No Change |
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Proposed Development |
Proposed Land Use |
Multi-family rental dwelling units within 4-, 5-, and 6-unit buildings |
Number of Units |
100 Units total 1 bedroom - 25 units 2 bedroom- 40 units 3 bedroom- 35 units |
Density |
15.8 dwelling units per acre (du/ac) |
Building Setbacks |
Dobson Road- 46 feet for building; 16 feet for fencing North- 15 feet East- 15 feet South- 15 feet |
Height |
Two story units, maximum 30 feet |
Building Architecture |
Contemporary style Materials include stucco, composite decking/fiber wood, metal beams Trellis beamed upper level balconies Enclosed landscaped rear patios |
Proposed Square Footage |
812 square feet to 1,438 square feet units |
Parking |
239 parking spaces required 242 parking spaces provided including a 2-vehicle private garage for each unit and uncovered spaces throughout development Each garage wired for electric vehicles (220v power) |
Amenities |
Clubhouse Gym Pool with seating and BBQ area Tot lot park with seating Dog park Private backyards |
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Review and Recommendation |
Planning staff finds the proposal is consistent with the General Plan regarding allowable density within the Neighborhoods designation since the subject site is adjacent to an arterial street with fixed route public transportation provided by Valley Metro. The site is considered infill development, where densities exceeding 12 du/ac are appropriate. The proposal consists of multiple two-story buildings with rental apartments at a density of 15.8 dwelling units per acre. Staff finds that the density and building heights are in line with the existing apartments to the north and compatible with adjacent single-family neighborhoods. Due to SRP's large 69kV transmission lines and its electrical substation along Dobson Road, special consideration was taken regarding the design along the street while also creating large buffers between the proposed development and existing single-family homes. A deceleration lane with a bus bay is required along Dobson Road, as well as the relocation of SRP electrical power poles that cannot be undergrounded. The proposal, therefore, requests a deviation to the required setbacks along Dobson Road from 50 feet to 46 feet for the building, with a fencing setback of approximately 16.6 feet. Setbacks are taken from the property line, but the design would set back the wall approximately 41 feet from back of sidewalk. The wall along Dobson Road will be decorative, vary in height, and use generous amounts of date palms and cascalote trees to compensate for SRP's prohibition on permitting trees under its power poles. An existing 16-foot alley separates the proposed development and existing single-family homes to the east and south. Furthermore, a dissimilar landscape buffer is provided, and only side elevations face the single-family homes with minimum windows to ensure compatibility between the uses. Each unit will include an attached two-vehicle garage with electric vehicle charger and fenced rear yard. The Zoning Code requires three amenities for 100 units, with this development providing six amenities including a pool with seating and barbecue area, gym, clubhouse, tot lot park, and a dog park. The proposed multi-family residential development is a compatible land use on an infill site that creates a transition to adjacent single-family subdivisions and provides another housing type to the surrounding area. For these reasons, staff find the proposal to be consistent with the goals of the General Plan and recommends approval, subject to conditions. |
Traffic Analysis |
The City's Transportation Engineer has reviewed the request and stated the proposed 100-unit multi-family development will generate minimal additional traffic to the area. The amount of units does not warrant a signal, however, a deceleration lane into the development from Dobson Road is required. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- The applicant held a preliminary neighborhood meeting prior to submitting a formal application on June 20, 2022. Four residents attended with general questions of the development.
- A neighborhood meeting was held on October 18, 2022. The applicant's team, Planning staff, and one resident, who lives immediately to the south, attended the meeting requesting more information about the trees used along the south property line.
- A neighborhood meeting sign was posted on the site and on social media via NextDoor for the October 18, 2022, meeting.
- As of the writing of this memo, Planning staff has received two emails of residents opposed. The first resides west of Dobson Road within the Casa Tierra townhomes and the second resides in the subdivision to the south. Both have stated concerns regarding increase in traffic due to the additional units and state the proposal is too dense.
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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 At the Regular Planning and Zoning Commission Meeting, a speaker card was submitted stating opposition. The item remained on the consent agenda. |
Recommended Conditions of Approval |
Ordinance was introduced and tentatively adopted on June 29, 2023. Rezoning Planning and Zoning Commission recommends the City Council approve the Rezoning from Planned Area Development (PAD) for dog daycare, boarding, grooming, training, and related uses to PAD for multi-family residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled "The Wayne" and kept on file in the City of Chandler Planning Division, in File No. PLH22-0034, 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 16 dwelling units per acre.
- 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 |
West (Dobson Road) |
46 feet for building; 16 feet for fencing |
North |
15 feet |
East |
15 feet |
South |
15 feet |
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