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ITEM 13 |
City Council Memorandum Development Services Memo No. CC21-048
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Date: |
August 26, 2021 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director |
From: |
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Subject: |
PLH20-0003/PLT20-0005 Arbor Square Introduction and Tentative Adoption of Ordinance No. 4982 |
Request: |
Rezoning from Planned Area Development (PAD) for single-family residential to PAD Amended for single-family residential Preliminary Development Plan approval for subdivision layout and building architecture Preliminary Plat approval |
Location: |
1/2 mile east and 1/5 mile north of the intersection of Warner and Alma School roads |
Applicant: |
Brennan Ray, Burch & Cracchiolo, P.A. |
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Proposed Motion: |
Rezoning Move City Council introduce and tentatively adopt Ordinance No.4982, approving PLH20-0003 Arbor Square Rezoning from Planned Area Development (PAD) for single-family residential to PAD Amended for single-family residential for a single-family neighborhood located 1/2 mile east and 1/5 mile north of the intersection of Warner and Alma School roads subject to the conditions as recommended by Planning and Zoning Commission Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH20-0003 Arbor Square for subdivision layout and building architecture, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Plat Move City Council approve Preliminary Plat PLT20-0005 Arbor Square subject to the condition recommended by Planning and Zoning Commission. |
Background Data: |
Site is 2.5 acres in area and undeveloped In 2005, the site was rezoned from AG-1 to PAD for 15 single-family homes. |
Surrounding Land Use Data: |
North |
Alley, then Single-family |
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South |
El Monte Place, then Single-family |
East |
Single-family |
West |
Multi-family |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Neighborhoods |
N/A |
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Proposed Development |
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Proposal |
Existing PAD/PDP |
Land Use |
16 Single-family homes 1,772 – 2,407 sq. ft. floor plans |
15 Single-family homes 1,650 – 2,200 sq.ft. floor plans |
Height |
16 2-story homes Max. shown height: 26’ 2" |
5 2-story homes 10 1-story homes |
Minimum Proposed Yards |
Front |
20’ - Garage to Back of Sidewalk 10’ - Livable Space to Property Line |
18’ - Garage to Back of Sidewalk 10’ - Livable Space to Property Line |
Side |
5’ |
5’ |
Rear |
Northern Lots 1-5: 22’ 1” to Enclosed Living Area 14’ 7” to Covered Patio Eastern Lots 6-10: 24’ 11” to Enclosed Living Area 17’ 5” to Covered Patio Interior Lots 11-16: 8’ to Enclosed Living Area 15’ 6” to Covered Patio Western Lots: No Western Lots Proposed |
Northern Lots: 10’ to Enclosed Living Area 7’ to Covered Patio Eastern Lots: 10’ to Enclosed Living Area 10’ to Covered Patio Interior Lots: 10’ to Enclosed Living Area 10 to Covered Patio Western Lots: 10’ to Building |
Neighborhood Design |
El Monte Place Frontage: 1.5’ knee wall – 3’ accent wall setback +/- 8’ from ROW Open Space: .2-Acre turfed retention basin 2 Seating areas Street: 5’ wide sidewalks +/- 14 On-street parking spaces All lots have 20’ deep driveways |
El Monte Place Frontage: 6’ privacy wall setback 5-15’ from ROW Open Space: .2-Acre turfed retention basin 1 Shaded ramada Street: 4’ wide sidewalks 0 On-street parking spaces 2 lots without 20’ deep driveways |
Architectural Design |
3 plan options 12 color/elevation schemes Materials: Stucco, vertical and horizontal lap siding, board and batten, stone veneer, & concrete tile roofing Accents: Stucco trim and banding, tile, shutters, metal accent roofs, and wrought iron gable and juliet balcony features |
3 plan options 9 color/elevation schemes Materials: Stucco, stone veneer, & concrete roofing Accents: Stucco trim and banding, wooden brackets on 2-story homes |
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Review and Recommendation |
Staff finds the proposed rezoning, and preliminary development plan, and preliminary plat to align with the goals of the 2016 General Plan. The 2016 General Plan identifies the site as being located within an area designated as a future land use of “Neighborhoods,” which calls for a variety of housing types and densities. The proposal seeks one more home than the existing PAD and the ability to build all two-story homes. The existing PAD allows for only five two-story homes. To balance this requested amendment to the existing PAD, the applicant has enhanced the site layout with the following changes:
- 14 more on-street guest parking spaces
- 1’ wider on-site sidewalks
- Deeper driveways
- Deeper perimeter lots and rear yards (approximately twice as deep as previously proposed)
- Neighborhood-facing open space and accented knee wall
- Streamlined location of SRP easement that avoids weaving between lots by running parallel to western property line
- Enhanced diversity of building materials and color schemes
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Traffic Analysis |
As the proposal is to add only one more single-family home, a traffic impact analysis was not required by the City Transportation Engineer. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Land Use and Zoning Code.
- To comply with CDC social distancing guidelines, the applicant hosted a digital neighborhood meeting via Zoom on December 1, 2020.
- Seven people registered and attended the meeting.
- Questions and moderate concern were shared regarding why two-story homes were proposed.
- In response, the applicant clarified that there are two-story homes in the neighborhood to the east, and two-story apartment buildings to the west.
- Based on the neighbors’ concern, the applicant increased the size of the rear yards for all perimeter lots and restricted certain perimeter lots to being developed only with Plans 3501 or 3524 which have fewer windows on the second floor.
- The day of Planning and Zoning Commission, staff received a voicemail from a resident who lives to the north of the two-story multi-family development to the west of the subject site. She opposes anything other than single-story homes being developed on the site. As the site is currently entitled, the northwest corner of the subject site (closest to the resident) may be built with a two-story home within ten feet from the side and rear property line. This proposal will come closer to addressing the resident's concern by doubling the rear yard setback to be a minimum of twenty feet from the rear (north) lot line. Due to the revised neighborhood layout, the home will also be twenty feet from the west property line of the overall neighborhood.
- s of writing this memo, Planning staff has not received further opposition from residents regarding the proposal.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting August 4, 2021 Motion to Approve In Favor:4 Opposed: 0 Commissioners sought that the left elevation of floor plan 3522 be aesthetically enhanced. The applicant provided marked up revisions showing an additional large window with shutters, a door, and horizontal banding. Commissioners included this revision in their vote to approve and it is included in the attachments. |
Recommended Conditions of Approval |
Planning staff finds the proposal to be consistent with the General Plan and Planning and Zoning Commission recommend approval of the rezoning from Planned Area Development (PAD) for single-family residential to PAD Amended for single-family residential subject to the following conditions: 1. Development shall be in substantial conformance with the conceptual plans included in the Development Booklet entitled “Arbor Square” and kept on file in the City of Chandler Planning Division in File No. PLH20-0003, 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. 2. Minimum setbacks shall be as follows:
Front |
20’ - Face of garage door to back of sidewalk 10’ - Livable space to property line* |
Side |
5’ |
Rear* |
Northern Lots 1-5: 20’ to Enclosed Living Area 12’ to Covered Patio Eastern Lots 6-10: 20’ to Enclosed Living Area 12’ to Covered Patio Interior Lots 11-16: 15’ to Enclosed Living Area 8’ to Covered Patio |
*Where unforeseen and non-self-imposed issues may arise as part of initial site development, the Planning Administrator may administratively allow for up to a two-foot reduction to the stipulated setback. |
3. 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. 4. Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan. 5. The landscaping and all other improvements 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. 6. The landscaping in all rights-of-way shall be maintained by the adjacent property owner or property owners’ association. 7. The covenants, conditions, and restrictions (CC&R’s) to be filed and recorded with the subdivision shall mandate the installation of front and rear yard landscaping within 180 days from the date of occupancy with the homeowners’ association responsible for monitoring and enforcement of this requirement, and shall require the following: a. Front yard landscaping shall include a minimum of two trees and shall be substantially as shown in “Exhibit N, Typical Front Yards,” as included in the Development Booklet. b. Perimeter lots 1-10 shall have a minimum of one tree planted in the rear yard. Said tree shall be a species that typically grows to at least 20 feet in height at maturity and that provides sufficient canopy coverage and foliage to provide partial screening to adjacent properties. Preliminary Development Plan Planning staff finds the proposal to be consistent with the General Plan and Planning and Zoning Commission recommend approval of the Preliminary Development Plan, subject to the following conditions: 1. Development shall be in substantial conformance with the conceptual plans included in the Development Booklet, entitled, “Arbor Square” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0003, 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. 2. Homes shall not exceed 30 feet in height as measured to the top of the ridge. 3. Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator. 4. Fifty percent of the trees planted along El Monte Place shall be a minimum of 36-inch box and 12-feet in height at the time of planting. 5. All mechanical equipment shall be fully screened on all sides. Said screening shall be architecturally integrated with the building or fully screened by a privacy wall. 6. The same elevation shall not be built side-by-side or directly across the street from one another. 7. 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. Preliminary Plat Planning and Zoning Commission recommend approval of the Preliminary Plat, subject to the following condition:
1. 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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