Planning & Zoning Commission Memorandum Development Services Memo No. 21-063
Date:
11/17/2021
To:
Planning and Zoning Commission
Thru:
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager
From:
Lauren Schumann, Planning Senior Program Manager
Subject:
PLH21-0041 Treeland by Tri Pointe Homes
Request:
Preliminary Development Plan (PDP) for housing product
Location:
Southeast corner Chandler Heights Road and 124th Street
Applicant:
Brennan Ray; Burch & Cracchiolo, P.A.
Proposed Motion:
Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH21-0041 Treeland by Tri Pointe Homes for housing product, subject to the conditions as recommended by Planning staff.
Background Data:
Rezoning for single-family residential and PDP for subdivision layout for 86 lots; approved in May 2020
PDP required for housing product
Only one-story homes are proposed
Design Review Committee (DRC) on August 18, 2021
Surrounding Land Use Data:
North
Chandler Heights Road, then single-family residential (Chandler Heights Estates III)
124th Street, then Unincorporated, large-lot single-family residential
West
122nd Street, then single-family residential (Orchard Heights)
Proposed Business Operations (for Use Permit) or Proposed Development (for PDP)
Approved Development
# of Lots
86 single-family lots
Density
3.43 du/ac
Lot Sizes
70' x 130' (9,100 sq. ft.) 65' x 130' (8,450 sq. ft.) 60' x 125' (7,500 sq. ft.) 60' x 120' (7,200 sq. ft.)
Front yard setbacks
Min. 20 ft. from back of sidewalk to forward facing garage door
Min. 15 ft. to livable area component
Min. 10 ft. to porch or side-entry garage
Rear yard setbacks
Single story min. 15 ft., increased setback lots along Chandler Heights Road 20 ft.
Two story min. 25 ft. increased setback lots along Chandler Heights Road 30 ft.
Side yard setbacks
Min. 5 ft. and 10 ft.
Accessory structures
Min. 10 ft. rear property line
Must comply with side yard setbacks and maximum lot coverage
Must be located behind the front façade of the principal building
Maximum Lot Coverage
Maximum 60%
Building Height
One and two stories are permitted
Lots 18-35 are limited to 1 story, all southern lots & four (4) lots along the southeast
Proposed Development
Number of Elevations
12
Number of Floor Plans
4
House Size
2,422-3,201 Square Feet
Review and Recommendation:
Planning staff has reviewed the request and supports the request for housing product. In August, staff forwarded the proposal to Design Review Committee (DRC) with the goal of achieving more diversity and four-sided architecture. The applicant has updated their submittal to reflect comments from staff and Planning Commissioners.
Four architectural themes are provided; Spanish, Desert, Southwest, and Farmhouse with distinct characteristics for each theme. Previously, the Farmhouse theme was only available in one floor plan. The applicant added the farmhouse to all floor plans as directed at DRC. The applicant created movement of front elevations by using a variety of setbacks ranging from ten to twenty-six feet for garages, incorporating one elevation with a one-vehicle side entry garage, and front courtyards. Per the 2020 rezoning case, Treeland permitted two-story homes, however, the home builder has decided to only develop one-story homes to be consistent with the adjacent existing residential.
Planning staff finds the proposal to be consistent with the goals of the General Plan and Southeast Chandler Area Plan thus recommending Planning and Zoning Commission recommend approval subject to conditions.
Public / Neighborhood Notification
This request was noticed in accordance with the requirements of the Chandler Zoning Code.
A neighborhood meeting was held on October 25, 2021. Approximately twelve (12) residents from adjacent unincorporated large lots and Orchard Heights residents attended the meeting. No one had concerns regarding the proposed housing product. All questions asked were regarding adjacent 122nd and 124th streets. During the 2020 rezoning case for the subject site, many county residents had concerns regarding traffic along parallel streets, 122nd and 124th streets, adjacent to the subdivision. It was stated, 124th Street would not be constructed until the property east of the subject site develops. Planning staff is currently reviewing an application for the rezoning of adjacent parcel, therefore, 124th Street will be constructed in the near future.
As of the writing of this memo, Planning staff is not aware of any concerns to the request.
Recommended Conditions of Approval
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 "Treeland by Tri Pointe Homes" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0041, 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.
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 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.