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ITEM 16 |
City Council Memorandum Development Services Memo No. 22-038a
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Date: |
September 22, 2022 |
To: |
Mayor and Council |
Thru: |
Josh Wright, City Manager Tadd Wille, Assistant City Manager Andy Bass, Deputy City Manager Derek D. Horn, Development Services Director |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH21-0095 Brake Masters at Mesquite Grove Introduction and Tentative Adoption of Ordinance No. 5027 |
Request: |
Rezoning from Planned Area Development (PAD) for Neighborhood Commercial (C-1) uses to PAD for C-1 uses and motor vehicle repairs Preliminary Development Plan for site layout and building architecture for an automotive repair shop on an approximate 1-acre site |
Location: |
Northeast corner of Riggs and Gilbert roads |
Applicant: |
Jim Egan, Heights Properties LLP |
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Proposed Motion: |
Rezoning Move City Council introduce and tentatively adopt Ordinance No. 5027 approving PLH21-0095 Brake Masters at Mesquite Grove, Rezoning from PAD for C-1 uses to PAD for C-1 uses and motor vehicle repairs, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH21-0095 Brake Masters at Mesquite Grove for site layout and building architecture for an automotive repair shop, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Item was continued from the August 18, 2022, City Council meeting by the applicant for personal reasons
- The commercial corner was zoned PAD for Neighborhood Commercial (C-1) uses in 1999
- A PDP for the commercial center was approved in 2009 and the subject site was a proposed daycare
- An amendment to the PAD zoning was approved in 2010 to allow a self-storage mini-warehouse use
- An amendment to the PAD zoning was filed in 2018 for the entire commercial corner to allow Community Commercial (C-2) uses, which would permit motor vehicle repairs, but was limited to the parcel located to the north and west due to neighborhood opposition
- The C-1 zoning district does not allow motor vehicle repairs as a permitted use, thus the request is to add motor vehicle repairs as a permitted use in the PAD zoning for the approximate 1-acre site
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Surrounding Land Use Data: |
North |
Self-storage facility |
South |
Riggs Road then commercial |
East |
Self-storage facility |
West |
Vacant lot zoned PAD for C-1 uses |
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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) |
Commercial Node |
No Change |
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Proposed Development |
Proposed Use |
Motor Vehicle Repairs |
Lot Size |
41,744 sq. ft. |
Building Square Footage |
5,400 sq. ft. |
Number Bay Doors |
8 |
Hours of Operation |
Monday - Saturday (Closed Sundays) 7:30 A.M. to 5:30 P.M. |
Parking |
Required 28 parking spaces Provided 34 parking spaces |
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Review and Recommendation |
In 2018, an adjacent automotive repair user requested to rezone the entire commercial corner for C-2 uses. However, at the Planning and Zoning Commission meeting, neighbors from the Mesquite Groves Estates neighborhood, located north and east, spoke in opposition regarding noise associated with vehicle repair users and the rezoning was limited to the adjacent parcel. In addition, stipulations limiting hours of operation were included. The applicant for the current request was made aware of the previous opposition and was told early on to conduct public outreach prior to submitting the rezoning application. The applicant surveyed the neighborhood by going door to door; no resident stated opposition or had concerns to the request. Planning staff supports the request, as it aligns with goals of the General Plan and SECAP by offering commercial development at arterial corners. Further, the adjacent self-storage facility between the proposed use and the single-family subdivision is an appropriate buffer. Staff is unaware of any concerns to the request and deem it a compatible land use. Planning staff supports the proposed PDP, as it is designed to lower the impact by locating the service bay doors towards the west and locating the air compressor within the building. The applicant proposes an architectural theme to match the Mesquite Grove center by using similar material, color, and metal shed roofs to tie into the center; the rural agrarian theme incorporates metal roofing, metal wall paneling, exposed steel, corbels, and pitched roofs. The proposed PDP includes signage, both wall-mounted and one freestanding monument sign. The monument sign will match the existing center and provide an additional tenant panel for future users. Planning staff has reviewed the request and supports the proposal citing consistency with the General Plan, SECAP, and commercial design standards. 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 June 13, 2022. No one attended other than the applicant and Planning staff.
- As of the writing of this memo, Planning staff is not aware of concerns or opposition to the request.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting September 7, 2022 Motion to Approve In Favor: 7 Opposed: 0 |
Recommended Conditions of Approval |
Rezoning Planning and Zoning Commission recommends the City Council approve the Rezoning from PAD for C-1 uses to PAD for C-1 uses and motor vehicle repairs, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet entitled "Brake Masters at Mesquite Grove" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0095, 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.
- Compliance with original conditions adopted by the City Council as Ordinance No. 3024 in case PL99-035 except as modified by condition herein.
- 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.
- The motor vehicle repair uses are limited to the approximately 1-acre parcel on Riggs Road.
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 "Brake Masters at Mesquite Grove" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0095, 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.
- The landscaping shall be maintained at a level consistent with or better than at the time of planting.
- 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.
- Signage shall follow all applicable criteria of the City of Chandler Sign Code, unless noted within the Development Booklet.
- Fifty percent of the trees planted along the arterial streets shall be a minimum of 36-inch box and a minimum 12-feet in height at the time of planting.
- All mechanical equipment, including HVAC, utility meters, etc. shall be screened from view by material(s) that are architecturally integrated and consistent with the proposed buildings.
- 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
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