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ITEM 9 |
City Council Memorandum Development Services Memo No. 21-042
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Date: |
August 12, 2021 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, Acting City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH21-0030/PLH21-0015/PLT21-0011 Old Stone Ranch Phase 4 Introduction and Tentative Adoption of Ordinance No. 4978 Adoption of Resolution No. 5502 |
Request: |
Area Plan Amendment to the Brooks Ranch Area Plan by adding Single-Family Medium Density (0-6 du/ac) Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for single-family residential Preliminary Development Plan approval for subdivision layout and housing product Preliminary Plat approval for a single-family residential subdivision |
Location: |
West of the northwest corner of Chandler Heights and Lindsay roads |
Applicant: |
Wendy Riddell; Berry Riddell, LLC |
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Proposed Motion: |
Area Plan Move City Council approve Resolution No. 5502, PLH21-0030, amending the Brooks Ranch Area Plan by adding Single-Family Medium Density (0-6 du/ac), as recommended by Planning and Zoning Commission. Rezoning Move City Council introduce and tentatively adopt Ordinance No. 4978 approving PLH21-0015 Old Stone Ranch Phase 4, Rezoning from Agricultural (AG-1) District to Planned Area Development (PAD) for Single-family Residential located west of the northwest corner of Chandler Heights and Lindsay roads, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH21-0015 Old Stone Ranch Phase 4 for subdivision layout and housing product located west of the northwest corner of Chandler Heights and Lindsay roads, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Plat Move City Council approve Preliminary Plat PLT21-0011 Old Stone Ranch Phase 4 located west of the northwest corner of Chandler Heights and Lindsay roads, subject to the condition recommended by Planning and Zoning Commission. |
Background Data: |
- Subject site is approximately 8 net acres; annexed in 2019
- Subject site is located adjacent to Old Stone Ranch master planned community which includes 585 single-family lots, a school, a park with trails throughout the subdivisions, and landscaped entries with water features within 234 gross acres; approved in 2003
- Southeast Chandler Area Plan (SECAP) encourages maximizing density at 3.5 du/ac; approved in 1999
- Brooks Ranch Area Plan encourages development of farms to single-family residential; approved in 2000
- Old Stone Ranch contains three residential subdivisions with typical lots sizes ranging from 7,200 to 10,000 square feet and a mix of one- and two-story single-family homes
- The aggregate overall density for the existing three phases of Old Stone Ranch is 2.5 du/ac
- The proposal would change the aggregate overall density for Old Stone Ranch to 2.69 du/ac
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Surrounding Land Use Data: |
North |
Avian Meadows - 200 single-family lots |
South |
Chandler Heights Road |
East |
Assisted living memory care facility |
West |
Old Stone Ranch Phase 3 - 176 single-family lots |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Neighborhoods |
No Change |
Southeast Chandler Area Plan (SECAP) |
Traditional Suburban Character |
No Change |
Brooks Ranch Area Plan |
Rural Residential (0- 1.5 du/ac) |
Single-family Medium Density (0-6 du/ac) |
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Proposed Development |
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Single family subdivision |
# of Lots |
44 single family lots |
Density |
Aggregate density (including Old Stone Ranch Phases 1-3 and the proposed development): 2.69 dwelling units per acre Isolated density: 5.47 dwelling units per acre |
Building Setbacks (min.) |
- Front –20 ft. to garage from back of sidewalk, 4 ft. to livable
- Sides - 4 ft. & 1 ft.
- Rear - 5 ft., lots along north property line rear yard shall be 10 ft.
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Minimum Lot Size |
55’x 81’ (4,455 sq. ft.) |
Lot Coverage (max.) |
70 percent |
Building Height (max.) |
All homes one-story; 22 ft. |
Architecture Theme |
Spanish |
Number of Elevations |
12 |
House Size |
2,220 – 3,495 square feet |
Number of Floor Plans |
3 |
Parking Spaces |
- Each lot provides a two-vehicle garage with driveways for two vehicles
- On-street parking provided on one side of street; approximately 40 on-street guest parking spaces
- Subdivision is not gated
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Review and Recommendation |
Planning staff has reviewed the request finding consistency with the General Plan and the intent of the SECAP. Planning staff supports the request citing the property is considered an infill property since all adjacent properties have developed. The General Plan allows medium-density residential (3.5-12) to be considered as a transitional land use on infill parcels when located adjacent to an arterial street. New Village Homes has met with the Old Stone Ranch Homeowner’s Association (HOA) to incorporate the proposed development into the HOA as Phase 4 of Old Stone Ranch. In return, the proposed development will provide monument signage for the existing Old Stone Ranch community and continue the theme of the existing subdivision through landscaping and varying fences along Chandler Heights Road. 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. Although the proposed lots are smaller, all of the homes are one-story and expand the diversity of housing in the area. Lots along the north property line have increased rear yard setback to further ensure compatibility with existing homes to the north. The development provides substantial landscape setbacks along the north side of Chandler Heights Road and at the entrance on the west side, thus creating a compatible development design that completes the southern entrance to Old Stone Ranch. Since the site is 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 5.47 du/ac with overall proposed aggregate density of Old Stone Ranch totaling 2.69 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 pool with ramada seating area and a 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 development standards, residential design guidelines, and the SECAP. Planning staff finds the application consistent with the General Plan. The Planning and Zoning Commission recommends approval of Old Stone Ranch Phase 4 single-family subdivision subject to conditions. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A virtual neighborhood meeting was held on May 12, 2021. The applicant’s team, Planning staff, and approximately three neighbors attended the virtual meeting. Questions were asked about the home builder, other subdivisions they built, and general timelines for the project were asked. One Avian Meadows resident whose home abuts the subject site had concerns about the proposed rear yard setback adjacent to their property.
- As of the writing of this memo, Planning staff has been contacted by two residents stating single-family is the most appropriate use at this site and would oppose any type of multi-family or attached condos. Planning staff is unaware of any opposition to the request.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting July 21, 2021 Motion to Approve In Favor: 5 Opposed: 0 During the Planning and Zoning Commission Study Session, Commissioners requested the applicant look into creating a pedestrian connection at the southeast corner of the property to Chandler Heights Road to provide future residents easier access to the Veterans' Oasis Park east of Lindsay Road. In addition, Commissioners added Preliminary Development Plan stipulation number 12 requesting enhancement to interior side elevations. |
Recommended Conditions of Approval |
Area Plan Amendment Planning and Zoning Commission recommends the City Council approve the Area Plan Amendment to the Brooks Ranch Area Plan by adding Single-Family Medium Density (0-6 du/ac) as shown on the Area Plan Amendment Exhibit. Rezoning Planning and Zoning Commission recommends the City Council approve rezoning from AG-1 to PAD for single family residential, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled, "Old Stone Ranch Phase 4" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0015, 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 Chandler City Council.
- 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 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.
- Minimum setbacks shall be as provided below and further detailed in the development booklet:
Front yard setback |
20 ft. to garage from back of sidewalk, 4 ft. to livable |
Side yard setbacks |
4 ft. & 1 ft. |
Rear yard setbacks |
5 ft., lots along north property line rear yard shall be 10 ft. |
- Maximum lot coverage shall be seventy (70) percent.
- 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.
- The covenants, conditions and restrictions (CC & R's) to be filed and recorded with the subdivision shall mandate the installation of front yard landscaping within 180 days from the date of occupancy with the homeowners' association responsible for monitoring and enforcement of this requirement.
Preliminary Development Plan Planning and Zoning Commission recommends the City Council approve the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled "Old Stone Ranch Phase 4" and kept on file in the City of Chandler Planning Division, in File No. PLH20-0015, 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.
- All lots shall be constructed with single-story homes only.
- The site shall be maintained in a clean 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.
- 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.
- The same elevation shall not be built side-by-side or directly across the street from one another.
- 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.
- The applicant shall replace all Chilean Mesquite trees with a different tree from the low-water-use plant list.
- The applicant shall work with staff to provide another primary base color for the housing product.
- The applicant shall work with staff to provide more stone/brick veneer on front elevations.
- Fifty percent of the trees planted along the arterial streets shall be a minimum of 36-inch box and 12-feet in height at the time of planting.
- The applicant shall work with staff to provide enhanced side elevations.
Preliminary Plat Planning and Zoning Commission recommends the City Council approve the Preliminary Plat, subject to the following condition.
- Approval by the City Engineer and Planning Administrator with regard to the details of all submittals required by code or condition.
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