City Council Memorandum Development Services Memo No. 22-028
Date:
May 26, 2022
To:
Mayor and Council
Thru:
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager Derek D. Horn, Development Services Director
From:
Harley Mehlhorn, Planner
Subject:
PLH21-0073 Veneto, Final Adoption of Ordinance No. 5016
Request:
Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for medium density residential
Location:
Northeast corner Pleasant Drive and Pecos Road, located more generally approximately ΒΌ mile east of the northeast corner of Alma School and Pecos Roads
Applicant:
Taylor Earl, Earl and Curley
Proposed Motion:
Rezoning Move City Council adopt Ordinance No. 5016 approving PLH21-0073, Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for medium density residential, subject to the conditions as recommended by Planning and Zoning Commission.
Background Data:
2.01-acre site
Vacant parcel, zoned AG-1
Parcel exempted from surrounding subdivision, Fairview Meadows (zoned PAD in 1994)
Surrounding Land Use Data:
North
Single-family residential
South
Pecos Road, then an existing multifamily development of 17.6 du/ac
East
Single-family residential
West
Pleasant Drive, then a retention basin owned and maintained by the Fairview Meadows HOA
General Plan and Area Plan Designations:
Existing
Proposed
General Plan
Neighborhoods
No change
Proposed Development
Units
24 dwelling units
11.94 du/ac
Units range in size from 1,000 sq. ft. (single-story units) to 1,942 sq. ft. (two-story units), up to 3 bedrooms each
Parking
Required 51
Provided 51 (44 covered) plus an additional 18 driveway spaces
Open Space
Pool and Ramada amenity centrally located
Balconies proposed for 18 units
Approx. 180 sq. ft. of private outdoor space per unit, exempting those along the eastern property line to be sensitive of privacy
Building Height
Max 2 stories
25' 9" to top of ridge
Building Design
Primary materials include stucco, composite siding, faux wood, and stone veneer.
Substantial articulation and varying architectural elements and features
Review and Recommendation
Staff finds the proposed rezoning and preliminary development plan align with the goals of the General Plan. The General Plan identifies the site as being neighborhoods, which allows for consideration of varying degrees of density depending on site specific circumstances. The proposed density is consistent with General Plan guidance, which allows for medium densities of up to 12 dwelling units per acre along arterial roads and to serve as a density transition, both of which apply to the subject site as this site serves as a buffer from Pecos Road to the single family homes on the north and east. The site is also just across Pecos Road from existing apartments consisting of 17 du/ac and just across Pleasant Drive from an existing multifamily development consisting of 11.96 du/ac. Further, the proposed development is on the fringe of Growth Area 1, Downtown Chandler, which encourages infill and higher residential densities.
The units are organized on either side of a drive aisle, which bifurcates the site and provides access off of both Pleasant Drive and Pecos Road. The 2.01 acre site consists of 24 dwelling units in the form of 8 triplex buildings for a density of 11.94 du/ac. A pedestrian pathway runs through the site to allow for non-vehicular circulation from the right of way to the units and from the units to the centralized amenity, comprised of a gated pool and ramada.
The site layout has changed dramatically from first submittal to the current proposal due to neighborhood input. Initially, neighbors had concerns regarding the setbacks, landscaping, and height of the proposed development. The applicant was receptive to this input and increased the northern setback from 10' to 15' and is proposing an enhanced landscape buffer to help mitigate the impact on the surrounding property owners. Further, the northernmost unit in each triplex on the north side of the drive aisle was reduced to one story in order to address neighborhood concerns regarding height.
The proposed development utilizes three different elevations for the eight buildings, which feature high-quality materials such as stone veneer and siding as well as using massing and form to delineate the three different styles. Differing volumes are utilized and are punctuated with both standard and offset angled roof slopes. Fenestration is strategically placed to provide quality while being sensitive to the privacy of surrounding land uses given the two-story elements of this proposal. In summary, staff finds that the proposed architecture - utilizing high quality and varying materials, differing forms and slopes, and three distinct styles - meets quality expectations and is consistent with General Plan guidance.
Staff finds that this proposal is consistent with the General Plan. Planning and Zoning Commission recommends approval.
Traffic Analysis
No traffic analysis is required due to the low number of proposed units.
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 November 18th, 2021, both in person and virtually. A host of neighbors attended, including multiple neighbors who own the homes directly abutting the property to the north and east. At this meeting, the neighbors expressed concern with the proposed development's setbacks, massing, height, noise impacts, and traffic. The applicant subsequently revised their plan in accordance with neighborhood and staff guidance. These changes included increasing the northern setback to a minimum of 15' and providing an enhanced landscape buffer, reducing the northernmost units to single story, and utilizing rental agreement conditions to control any perceived adverse affects on the neighborhood.
Another virtual neighborhood meeting was held; the applicant continued to engage with neighbors both before and after this event.
While the applicant has worked to resolve the concerns provided during the public outreach, one neighbor is still concerned about the setback, traffic, and use of the HOA greenbelt by non-residents.
Staff received two letters of support, one letter of support for the project from an abutting homeowner (attached), and another from the abbutting president of the HOA to the east.
Planning and Zoning Commission Vote Report
Planning and Zoning Commission meeting April 20, 2022 Motion to recommend approval:
In Favor: 5 Absent:1 (Chair Heumann)
At the Planning and Zoning Commission study session meeting, the Vice Chair made comments regarding a potential concern of parking overflowing from the project onto Pleasant Drive, following this up by noting that the project is adequately parked and that the traffic generated from the proposed project would likely only utilize Pecos Road, the abutting arterial, for ingress and egress. He followed this statement by noting that the applicant has worked hard to accommodate both staff comments and neighborhood input.
Two neighbors spoke at the regular meeting prior to the consent agenda vote. One of the neighbors who lives in the subdivision to the north of the proposal had concerns about stacking on Pleasant Drive being exacerbated by intensification of the site as well as on-street parking on Pleasant Drive, making navigation of the street more difficult. The second neighbor, an abutting property owner, noted the developers had made concessions to address her concerns but that she is still worried about overflow parking, the setback from her property, non-residents utilizing the greenbelt across Pleasant Drive, and the fact that the proposed units are planned for rent and not for sale.
Recommended Conditions of Approval
Ordinance No. 5016 was introduced and tentatively adopted on May 12, 2022
Planning staff find the request is in compliance with the General Plan and Planning and Zoning Commission recommends the City Council approve the Rezoning from AG-1 to PAD for medium density residential, subject to the following conditions:
Development of the overall site shall be in substantial conformance with the Development Booklet kept on file in the City of Chandler Planning Division, in File No. PLH21-0073, 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.
Residential dwelling units shall be permitted with a maximum density of 12 dwelling units per acre.
The private and shared portions of the site shall be maintained in a clean and orderly manner. The buildings shall be maintained in a clean and orderly manner. Yards and balconies shall not be used for outdoor storage of residential items beyond furniture intended for outdoor use.
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.
The landscaping in all rights-of-way shall be maintained by the adjacent property owner or property owners' association.