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ITEM 2 |
Planning & Zoning Commission Memorandum Development Services Memo No. 22-041
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Date: |
September 7, 2022 |
To: |
Planning and Zoning Commission |
Thru: |
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH21-0088/PLT21-0059 Earnhardt Ranch |
Request: |
Rezoning from Agricultural (AG-1) district to Planned Area Development (PAD) for single-family residential Preliminary Development Plan approval for subdivision layout and housing product Preliminary Plat approval for a 100-lot single-family subdivision on approximately 37.26 acres |
Location: |
Northeast corner McQueen Road and Hunt Highway |
Applicant: |
Brennan Ray; Burch & Cracchiolo, P.A. |
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Proposed Motion: |
Rezoning Move Planning and Zoning Commission recommend approval of Rezoning PLH21-0088 Earnhardt Ranch, Rezoning from AG-1 to PAD for single-family residential, subject to the conditions as recommended by Planning staff. Preliminary Development Plan Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH21-0088 Earnhardt Ranch for subdivision layout and housing product, subject to the conditions as recommended by Planning staff. Preliminary Plat Move Planning and Zoning Commission recommend approval of Preliminary Plat, PLT21-0059 Earnhardt Ranch, subject to the condition as recommended by Planning staff. |
Background Data: |
- Subject site approximately 37.26 acres and zoned RU-43 within Maricopa County
- Currently, a homestead with ancillary agricultural buildings exist on site
- Upon annexation, parcel will be given initial city zoning of AG-1 (Agricultural District)
- General Plan designates the site as Neighborhoods Southeast Chandler Area Plan (SECAP) designates the site as Traditional Suburban Character with densities of 2.5 units per acre (du/ac) being the norm and opportunities to increase to 3.5 du/ac
- Project consists of 100 single-family lots totaling 2.45 du/ac
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Surrounding Land Use Data: |
North |
Single-family residential |
South |
Hunt Highway |
East |
Single-family residential |
West |
McQueen Road then unincorporated single-family |
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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 |
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Proposed Development |
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Gated single-family subdivision |
Number of Lots |
100 |
Proposed Density |
2.45 du/ac |
Building Setbacks (min) |
Front: 20 ft. to forward facing garage door
10 ft. to livable area components of the home
10 ft. to porch or side-entry garage
Side: Min. 5 ft. and 10 ft. Rear: 15 ft. for single-story, 25 feet for two-story
Hunt Highway: 20 ft. for single-story, 30 feet for two-story Accessory Structure minimum 10 ft.
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Typical Lot Size |
60'x 128' (7,680 sq. ft.) 65'x 140' (9,100 sq. ft.) |
Building Height |
Two-story, 30 ft. max. |
Total Lot Coverage |
60% |
Square Footage of Proposed Houses |
2,279- 4,219 square feet |
Proposed Architectural Themes |
10 (Spanish, Cottage, Bungalow, Country French, Farmhouse, Andalusian, Prairie, Craftsman, Vintage, Rural Mediterranean) |
Number of Floor Plans |
9 |
Parking Provided |
- Each lot provides options for two to four vehicle garage with driveways for two additional vehicles
- On-street parking provided on both sides of street
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Review and Recommendation |
Planning staff has reviewed the request and supports the proposal, citing consistency with the General Plan and more specifically the Southeast Chandler Area Plan (SECAP). The proposal is consistent with policies of the General Plan which call for a variety of housing choices and a compatible mix of housing types within the Neighborhood designation. The SECAP was established to maintain low densities and provide a rural agrarian theme preserving the history of southeast Chandler. The subject site is designated as Traditional Suburban Character within SECAP and permits densities of 2.5 units per acre (du/ac): the proposal is 2.45 du/ac.
The proposed subdivision is honoring the heritage of the previous Earnhardt homestead, which housed the infamous long-horned bull, by incorporating art into the amenity areas including a community garden corral and story board. The proposed subdivision entrance will use decorative perimeter walls, lush groves of trees, and a faux gatehouse. The subdivision theme proposes an agrarian-themed neighborhood through proposed fencing, landscaping, and housing product, which is consistent with the SECAP designation and design standards as outlined in the development booklet.
The applicant took special consideration to the main amenity area upon entering the gated subdivision and exceed required open space to 22 percent by providing a community open space with amenities for residents to gather. Along the eastern property line an existing five-foot easement for landscaping on the adjacent subdivision was never developed by the Springfield subdivision, the proposal will combine the area to create a larger strip to plant trees to buffer the proposed subdivision. All homes proposed along the east are limited to single-story to be compatible with adjacent single-story homes. In addition, five lots at the northeast corner have been limited to single-story since adjacent existing homes back up to each other. Along the north, an existing landscape tract averaging sixty feet buffers the proposal and existing subdivision. Earnhardt Ranch will provide a variety of floor plans with multiple architectural themes allowing for diverse housing throughout the 100-lot subdivision.
Staff finds the proposal to be consistent with the goals of the General Plan and the Southeast Chandler Area Plan (SECAP) and recommends approval subject to conditions.
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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 virtual neighborhood meeting was held on March 2, 2022. The applicant's team, Planning staff, and twenty-four households attended the virtual neighborhood meeting. Adjacent resides had concerns about placement of two-story homes, increased traffic, and general questions. Following the meeting, the applicant and staff have worked with adjacent residents regarding restriction of two-story homes to certain lots.
- Planning staff has been contacted by Springfield residents to the east and north with concerns regarding increased traffic from the both the proposal and proposed casino to the southeast. One resident was concerned about water usage and the proposed development. As of the writing of this memo, Planning staff is not aware of any opposition to the request.
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Recommended Conditions of Approval: |
Rezoning Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from AG-1 to PAD for single-family subdivision, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet entitled “Earnhardt Ranch” and kept on file in the City of Chandler Planning Division, in File No. PLH21-0088, 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 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 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 forward facing garage door 10 ft. to livable area components of the home 10 ft. to porch or side-entry garage |
Side yard setbacks |
Min. 5 ft. and 10 ft. |
Rear yard setbacks |
15 ft. for single-story, 25 feet for two-story Hunt Highway: 20 ft. for single-story, 30 feet for two-story Accessory Structure minimum 10 ft. |
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 "Earnhardt Ranch" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0088, 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.
- Lots located along the east (lot numbers 23,48, 49, 50, 51, 52, 85, & 86) and the five lots located at the northeast corner (lot numbers 18-22) shall be constructed with single-story homes only.
- Lots along the north property line shall prohibit two-story homes built side-by-side.
- For lots adjacent to an arterial street, with no more than two, two-story homes built side-by-side.
- The same elevation shall not be built side-by-side or directly across the street from one another.
- 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.
- The following enhanced landscape standards shall apply to the common open space and retention area along McQueen Road and Hunt Highway:
a. 50% of required trees shall have a minimum planting size of a 36-inch box and a minimum of 12-feet in height at the time of planting.
b. A minimum of one (1) tree and six (6) shrubs per twenty-five (25) lineal feet of frontage on arterial or collector street rights-of-way.
- 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.
- 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.
- Each garage shall be pre-wired to provide 240V electrical capacity necessary to accommodate future electric vehicle charging equipment.
- 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 staff recommends the Planning and Zoning Commission move to recommend approval of 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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