Planning & Zoning Commission Memorandum Development Services Memo No. 22-022
Date:
06/01/2022
To:
Planning and Zoning Commission
Thru:
Kevin Mayo, Planning Administrator David de la Torre, Planning Manager
From:
Lauren Schumann, Planning Senior Program Manager
Subject:
PLH21-0094/PLT21-0063 Alta Uptown
Request:
Rezoning from Regional Commercial (C-3) district to Planned Area Development (PAD) for multi-family residential with Mid-Rise Overlay
Preliminary Development Plan approval for site layout and building architecture
Preliminary Plat approval
Location:
Southeast corner of Arizona Avenue and Corporate Place, more generally located 1/4 north of the northeast corner of Arizona Avenue and Warner Road
Applicant:
Brennan Ray; Burch & Cracchiolo, P.A.
Proposed Motion:
Rezoning Move Planning and Zoning Commission recommend approval of Rezoning PLH21-0094 Alta Uptown, Rezoning from Region Commercial (C-3) to Planned Area Development for multi-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 PLH21-0094 Alta Uptown for site layout and building architecture, subject to the conditions as recommended by Planning staff.
Preliminary Plat Move Planning and Zoning Commission recommend approval of Preliminary Plat, PLT21-0063 Alta Uptown, subject to the condition as recommended by Planning staff.
Background Data:
Subject site approximately 9.96 acres and used as parking lot for adjacent automotive dealership
Site's adjacent to Westech business park, which provides a mix of uses including commercial, industrial, and multi-family: the subject site is not a part of the Westech masterplan
General Plan's designation of Employment, North Arizona Avenue Growth Area, High Capacity Transit Corridor: Residential can be considered within the Employment designation
Project consist of 425 units totaling 42.7 units per acre
In order to meet goals of the General Plan and ultimate street build out, additional right-of-way along Arizona Avenue was required in final review of the preliminary plat. Please note site plan has not been revised to reflect the loss of additional dedication of land thus adjusting the density to 42.7 du/ac. Plans will be updated for City Council
Surrounding Land Use Data:
North
Corporate Place then business park
South
Automotive Dealership zoned C-3
East
Industrial development and multi-family
West
Arizona Avenue then commercial and charter school
General Plan and Area Plan Designations
Existing
Proposed
General Plan
Employment, North Arizona Avenue Growth Area, High Capacity Transit Corridor
No Change
Proposed Development
Proposed Land Use
Multi-family dwelling units
425 Units
42.7 dwelling units per acre (du/ac)
Building Setbacks
Arizona Avenue (west): 20 ft. for multi-family building and 5 ft. for a detached shade structure/accent feature
Corporate Place (north) : 20 ft. and 5 ft. for a shade structure
South Property line: 20 ft.
East: 30 ft.
Height
Mid-Rise Overlay requesting heights up to sixty (60) feet: four stories
Roof Design
Flat parapets of varying heights
Mansard roofs
Stucco Cornice
Facade Materials
French Eclectic Design
Stucco
Brick
Building Accents
Dormer Windows
Chimneys
Metal patio railing
Mansard roofs
Brick Columns
Site Design & Open Space
One L-shaped building located approximately fifty-two (52) feet from back of curb along Arizona Avenue; development will activate the streetscape by providing a tree-lined shaded ten-foot multi-modal path, with common seating areas, private walk up patios, and doorways to internal corridors
Two buildings located approximately twenty-five (25) feet from back of curbalong Corporate Place with shaded sidewalk, walk up private patios, on-street parking, and shaded patio seating by on-site urban bodega
Amenities include pool, lounge pool, spa, bbq area with bar and tables, outdoor game lawn, indoor fitness center, and outdoor fitness area
Exterior open space 86,910 square feet of outdoor common open space
Parking
Required 700 parking spaces
Provided 688 parking spaces provided including private garages, covered, and uncovered spaces
Review and Recommendation
The subject site, which has been zoned for commercial uses since being annexed in 1974 and has yet to develop, is located within the General Plan's North Arizona Avenue Growth Area that encourages higher densities to support future transit efforts along Arizona Avenue, a high capacity transit corridor. This guidance supports the consideration of multi-family with densities exceeding 18 dwelling units per acre within the larger northern Chandler employment area. Further policies for this growth area call for pedestrian and bicycle oriented improvements, transforming commercial centers into more intense mixed-use developments, transitioning land use intensities to be respectful to existing neighborhoods, and enhancing Arizona Avenue as a point of entry through design. The proposed multi-family development aligns with the policies of the North Arizona Avenue Growth Area and the intent of the High-Capacity Transit Corridor as identified within the General Plan by increasing density, developing the corner with a non-commercial use, and by providing enhanced pedestrian and bicyclist improvements including a shaded 10-foot-wide multi-use path along Arizona Avenue. As part of supporting multi-modal transit options, the buildings are pulled closer to the street and provide pedestrian entrances along Arizona Avenue and Corporate Place to encourage pedestrian usage to adjacent businesses and public transit. Additionally, the proposed multi-family will serve as an integral component of Uptown Chandler by adding more residents to the area in North Chandler who may become employees and customers of the existing business parks and commercial centers.
The General Plan also supports the redevelopment of under utilized commercial properties to other uses. In the mid 1990's, a parking lot was constructed to park on the subject site for extra inventory for the adjacent automotive dealership. With the decline of available vehicles for sale, the adjacent business no longer requires the property. Redevelopment of the site to multi-family is appropriate and provides more housing within the City's boundaries. For these reasons, staff finds the proposed multi-family development aligns with the goals and policies within the General Plan and recommend the Planning and Zoning Commission recommend approval.
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.
Two neighborhood meetings were held due to the request for Mid-Rise Overlay on April 13 and April 19 of 2022. Only two persons attended one meeting from adjacent businesses. They had general questions about the request.
As of the writing of this memo, Planning staff is not aware of any opposition to the requests. However, staff received a phone call from an absentee homeowner with concerns about the proposed height to their rental property located approximately a quarter of a mile to the north and west.
Recommended Conditions of Approval:
Rezoning Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from C-3 to PAD for multi-family residential, subject to the following conditions:
Development shall be in substantial conformance with the Development Booklet, entitled, "Alta Uptown" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0094, 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.
High density residential shall be permitted up to a maximum density of forty-five (45) dwelling units per acre.
Building heights shall be limited to a maximum of sixty (60) feet in height.
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.
Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
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.
Minimum building setbacks shall be as follows:
Property Line Location
Minimum Building Setback
Arizona Avenue
20 ft. for multi-family building and 5 ft. for a shade structure/accent feature
Corporate Place
20 ft. for multi-family building and 5 ft. for a shade structure
East
30 ft.
South
20 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, "Alta Uptown" and kept on file in the City of Chandler Planning Division, in File No. PLH21-0094, 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.
Landscaping plans (including for open spaces, retention, rights-of-way, and street medians) shall be approved by the Planning Administrator.
Fifty percent of the trees planted along the arterial streets shall be a minimum of 36-inch box and 12-feet in height at the time of planting.
A minimum of three (3) electric vehicle charging stations shall be installed per building.
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.
Signage shall be in substantial conformance with the approved Development Booklet and shall follow all applicable criteria of the City of Chandler Sign Code.
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.
The site shall be maintained in a clean and orderly manner.
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.