Print All

Planning and Zoning Commission
Study Session

September 18, 2024 | 5:00 p.m.

Chandler City Council Chambers

88 E. Chicago Street, Chandler AZ

Image of Simpleuploads image 1601662231212

Image of Simpleuploads image 1601665718193

Commission Members
Chair Rick Heumann
Vice Chair Sherri Koshiol
Commissioner Mike Quinn
Commissioner Kyle Barichello
Commissioner Rene Lopez
Commissioner Charlotte Golla
Commissioner Ryan Schwarzer

Pursuant to Resolution No. 4464 of the City of Chandler and to A.R.S. § 38-431.02, notice is hereby given to the members of the Planning and Zoning Commission and to the general public that the Planning and Zoning Commission will hold a STUDY SESSION open to the public on Wednesday, September 18, 2024, at 5:00 p.m., at City Council Chambers, 88 E. Chicago Street, Chandler, AZ. One or more members of the Commission may attend this meeting by telephone.

Persons with disabilities may request a reasonable modification or communication aids and services by contacting the City Clerk's office at 480-782-2181 (711 via AZRS). Please make requests in advance as it affords the City time to accommodate the request.

Agendas are available in the Office of the City Clerk, 175 S. Arizona Avenue.

Planning and Zoning Commission
Study Session Agenda - September 18, 2024

Call to Order/Roll Call

Unscheduled Public Appearances
Members of the audience may address any item not on the agenda. State Statute prohibits the Board or Commission from discussing an item that is not on the agenda, but the Board or Commission does listen to your concerns and has staff follow up on any questions you raise.

Consent Agenda
Items listed on the Consent Agenda may be enacted by one motion and one vote. If a discussion is required by members of the Board or Commission, the item will be removed from the Consent Agenda for discussion and determination will be made if the item will be considered separately.

August 21, 2024, Planning and Zoning Commission Meeting Minutes

Move Planning and Zoning Commission approve Planning and Zoning Commission meeting minutes of the Study Session of the August 21, 2024 and Regular Meeting of August 21, 2024.

Rezoning and Preliminary Development Plan, PLH24-0023 The District Downtown, located at the Northwest corner of Arizona Avenue and the SanTan 202 Freeway

Rezoning
Move Planning and Zoning Commission recommend approval of Rezoning PLH24-0023 The District Downtown, Rezoning from Planned Area Development (PAD) for mixed used development including multi-family, office, and commercial uses as permitted under Community Commercial (C-2) to PAD for mixed uses including multi-family, office, commercial uses permitted under the Community Commercial District (C-2) and automobile and truck sales with a Mid-Rise Overlay allowing for heights up to 120 feet, subject to the conditions as recommended by Planning staff.

Preliminary Development Plan
Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH24-0023 The District Downtown for site layout and conceptual building architecture, subject to the conditions as recommended by Planning staff.

Rezoning, Preliminary Development Plan, and Preliminary Plat, PLH24-0001/PLT24-0001 Toll Brothers Uptown, located approximately 1/4 mile north of the northeast corner of Arizona Avenue and Warner Road

Rezoning
Move Planning and Zoning Commission recommend approval of Rezoning PLH24-0001 Toll Brothers Uptown from Regional Commercial (C-3) to Planned Area Development (PAD) 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 PLH24-0001 Toll Brothers 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, PLT24-0001 Toll Brothers Uptown, subject to the condition as recommended by Planning staff.

Use Permit, PLH24-0018 Pecos & McQueen Storage, generally located at the southeast corner of Pecos and McQueen roads

Move Planning and Zoning Commission recommend approval of Use Permit PLH24-0018 Pecos & McQueen Storage to allow a self-storage facility on a property zoned Community Commercial District (C-2), subject to the conditions as recommended by Planning staff.

Entertainment Use Permit, PLH24-0022 The Mexicano, 3095 W Chandler Boulevard, generally located at the southwest corner of Chandler Boulevard and Price Road

Move Planning and Zoning Commission recommend approval of Entertainment Use Permit PLH24-0022 The Mexicano to allow live indoor and outdoor entertainment, speakers and tv screens, subject to the conditions as recommended by Planning staff.

Preliminary Development Plan, PLH22-0024 Cornerstone Ranch, 3999 S. Dobson Road, located at the northeast corner of Dobson Road and Ocotillo Road

Move Planning and Zoning Commission recommend approval of Preliminary Development Plan PLH22-0024 Cornerstone Ranch for modifications to existing signage, subject to the conditions as recommended by Planning staff.

Notice of Cancellation of the October 2, 2024, Planning and Zoning Commission Hearing

Move Planning and Zoning Commission cancel the October 2, 2024, Planning and Zoning Commission Hearing.

Discussion

Member Comments/Announcements

Calendar

The next Study Session will be held before the Regular Meeting on Wednesday, October 16, 2024, in the Chandler City Council Chambers, 88 E. Chicago Street, Chandler, Arizona.

Adjourn

Image of Simpleuploads image 1593013230575

ITEM 1

Planning & Zoning Commission Development Services Memo No. PZ 24-0055

Date:

09/18/2024

To:

Planning and Zoning Commission

Thru:

Kevin Mayo, Planning Administrator

From:

Julie San Miguel, Senior Administrative Assistant

Subject:

August 21, 2024, Planning and Zoning Commission Meeting Minutes

Proposed Motion:

Move Planning and Zoning Commission approve Planning and Zoning Commission meeting minutes of the Study Session of the August 21, 2024 and Regular Meeting of August 21, 2024.

Attachments

August 21, 2024 Study Session Minutes

August 21, 2024 Regular Meeting Minutes

ITEM 2

Planning & Zoning Commission Memorandum Development Services Memo No. 24-052

Date:

09/18/2024

To:

Planning and Zoning Commission

Thru:

Kevin Mayo, Planning Administrator
David de la Torre, Planning Manager

From:

Lauren Schumann, Planning Senior Program Manager

Subject:

PLH24-0023 The District Downtown

Request:

Rezoning from Planned Area Development (PAD) for mixed uses including multi-family, office, and commercial uses permitted under the Community Commercial District (C-2) to PAD for mixed uses including multi-family, office, commercial uses permitted under the Community Commercial District (C-2) and automobile and truck sales with a Mid-Rise Overlay allowing for heights up to 120 feet

Preliminary Development Plan (PDP) approval for site layout and conceptual building architecture

Location:

Northwest corner of Arizona Avenue and the SanTan 202 Freeway

Applicant:

Brennan Ray; Burch & Cracchiolo, P.A.

Proposed Motion:

Background Data:

Site 44.7 acres and vacant
Subject site received PAD zoning for office, retail, and hotel uses in 1987 as part of a larger master plan that included the adjacent Stonebridge Ranch Apartment Complex
Zoning extended in 1989 and vested when the apartments were constructed in 2000
Zoning amended in 2007 to allow a Mid-Rise overlay with heights up to 120 feet for the entire site
Time extension was approved in 2010
A rezoning to add multi-family residential within the mixed-use development occurred in 2022 with stipulations pertaining to phasing of development
The applicant requests rezoning to add automobile and truck sales to permitted uses within the mixed-use development, eliminate phasing stipulations, and revised the most western multi-family from a wrapped parking garage to surface parked development
Proposed PDP establishes where uses can occur and conceptual building renderings are provided to establish quality of design; a Mid-Rise Overlay is permitted over the entire site allowing building heights up to 120 feet
If approved, mixed-uses include two multi-family developments totaling 800 units, two office buildings, two hotels, two automotive dealerships, and supporting commercial retail at the street intersection

Surrounding Land Use Data:

North

Pecos Road, then multi-family

South

SanTan 202 Freeway, then commercial shopping center

East

Arizona Avenue, then commercial shopping center

West

Multi-family

General Plan and Area Plan Designations

Existing

Proposed

General Plan

Neighborhoods within Downtown Chandler Growth Area

No Change

Proposed Development

Proposed Land Uses

Parcel 1
9.19 acres

Two automobile and truck dealerships

Parcel 2
8.93 acres

Commercial Uses including retail, restaurants, maximum of three drive-thru pads, and common outdoor community space
Approximately 45,115 square feet commercial uses

Parcel 3
4.73 acres

Office-Two 2-story offices with outdoor plaza and parking
Approximately 72,8000 square feet office

Parcel 4
6.02 acres

Multi-family residential 400 units; density 66.4 du/ac
Units wrap parking garage

Parcel 5
12.35 acres

Multi-family residential 400 units; density 32.4 du/ac
Surface parked

Parcel 6 & 7
4.01 acres

Two hotels each with 98 rooms; totaling 196 hotel rooms

Review and Recommendation

The subject site has been zoned for mixed-use development since 1987 and a Mid-Rise Overlay allowing for heights up to 120 feet since 2007. The site is the last undeveloped quadrant of the San Tan 202 Freeway/Arizona Avenue interchange and occupies all vacant land bounded by Arizona Avenue, Pecos Road, existing multi-family to the west, and the San Tan 202 Freeway. The other three interchange quadrants have been developed as retail power centers anchored by large box retailers. The applicant proposes to complete this intersection with a mixed-use development including residential, office, and commercial uses.

Within the 2022 zoning case, stipulations were added to ensure more than one use would develop. Stipulations stated a portion of commercial must develop prior to first phase of multi-family and all commercial buildings along Arizona Avenue were required to be built before the second phase of multi-family could occur. The developer has asked the phasing stipulations be removed to maintain flexibility while attracting potential tenant(s), and allow the property to develop under market demand. The developer has provided a phasing plan; within the first phase, all landscaping along Arizona Avenue and Pecos Road will be installed and the internal 'main street' will be built. The main internal drive has been revised to a curvilinear design with a focal point of open space between the different uses and tree-lined sidewalks will be provided throughout the development for connectivity. The second phase would include the commercial corner at Arizona Avenue and Pecos Road, one hotel, and the multi-family located along the western property line. The proposed multi-family development under phase two is surface parked and compatible with the existing surfaced parked multi-family to the immediate west. The new design shifts the buildings further to the east fronting onto the internal main street. The surface parked multi-family development will encompass the entire western property.

The applicant requests to add automobile and truck sales to the permitted uses, which are permitted by right within properties zoned Regional Commercial (C-3) district. The proposed dealerships are adjacent to the SanTan 202 Freeway and could accommodate potentially two different dealerships. The revenue from the vehicle sales could benefit the City and help with deficits from lost multi-family revenue. Staff is proposing a stipulation allowing only franchise dealerships, which have exclusive rights to sell new vehicles to the public for a specific manufacturer or brand. Franchise dealerships provide a larger selection of new vehicles and provide some used vehicles. The proposed dealerships request a digital sign along Arizona Avenue, which is consistent with signage permitted at other auto dealerships along the freeway within Chandler.

The applicant has included conceptual renderings and exhibits to establish the required level of quality and design for buildings, hard scape, and landscaping. Upon identifying the tenant and respective building needs, the applicant will submit for Administrative Design Review for site and building design. Staff will review the administrative submittal for consistency with the renderings, conceptual imagery, narrative, stipulations, and City Code. The conceptual Development Booklet and stipulations will result in a high-quality mixed-use development to complete the intersection and entrance to the downtown area.

Planning staff has reviewed and supports the request citing consistency with the General Plan and goals of the Downtown Chandler Growth Area. The District Downtown will create a sense of place through site layout by providing a main street boulevard with tree-lined sidewalks, building awnings, patio areas, public outdoor plaza areas, landscaping, and cohesive architecture. Since 1987, the subject site has been intended to develop with employment uses and supporting commercial uses. The request will continue this vision and improve by adding a residential component of 800 units to further supplement the commercial during the non-office hours. Furthermore, the subject site has allowed for building heights up to 120 feet since 2007. Staff continues to support the request for Mid-Rise Overlay allowing building heights up to 120 feet as the property abuts the freeway and a major intersection.

Planning staff finds the proposal to be consistent with the General Plan and recommends approval subject to conditions.

Traffic Analysis

A Traffic Impact Study was submitted to the City's Transportation Engineer and accepted. The developer will install a new signal along Pecos Road at Palm Lane to allow for better access to the site and circulation within and around the development.

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.
The neighborhood meeting was held on July 10, 2024. Four residents attended, asking general questions of the project including traffic, proposed uses, and construction timelines.
As of the writing of this memo, Planning staff is not aware of any concerns or opposition to the request.

Recommended Conditions of Approval:

Rezoning
Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from PAD for mixed used development including multi-family, office, and commercial uses permitted under Community Commercial (C-2) to PAD for mixed uses including multi-family, office, commercial uses permitted under the Community Commercial District (C-2) and automobile and truck sales with a Mid-Rise Overlay allowing for heights up to 120 feet, subject to the following conditions:

Development shall be in substantial conformance with the conceptual plans included in the Development Booklet, entitled, "The District Downtown" and kept on file in the City of Chandler Planning Division, in File No. PLH24-0023, 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.
Building heights shall not exceed 120 (one hundred and twenty) feet in height as measured to the top of parapet of the building façade.
Residential density shall be permitted up to a maximum density of forty (40) dwelling units per acre for Parcel 5 and seventy (70) dwelling units per acre for Parcel 4.
Uses permitted within the office buildings include general office and medical office. Medical office shall be contingent upon compliance with minimum parking requirements per Zoning Code section 35-1804 Parking Schedule.
Users for the automobile and truck sales shall be limited to franchise dealerships only. Franchise dealerships are those dealerships that (a) meet the definition of a "franchisee" under A.R.S. 28-4301, (b) have received a New Motor Vehicle Dealer license from the Arizona Motor Vehicle Division to sell new vehicles, and (c) have the legal right to sell new vehicles to the public for a specific manufacturer or brand.
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 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.
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.

Minimum building setbacks shall be as follows:

Property Line Location

Minimum Building Setback

Arizona Avenue

30 feet

Pecos Road

30 feet

West

20 feet

South

10 feet

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 conceptual plans included in the Development Booklet, entitled, "The District Downtown" and kept on file in the City of Chandler Planning Division, in File No. PLH24-0023, 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.
A separate Preliminary Development Plan application shall be required for the proposed multi-family on Parcel 4.
In the event that a different use, other than automobile and truck sales, proposes to develop on Parcel 1, a separate Preliminary Development Plan application will be required.
As part of the Administrative Design Review process, where staff determines the proposed site improvements do not achieve a high-quality interconnected mixed-use development, the request may be reverted to Council for approval of a revised Preliminary Development Plan.
As part of the Administrative Design Review process, where staff determines that the proposed building design does not achieve a high-quality architectural design as rendered in exhibits within the Development Booklet, the request may be reverted to Council for approval of a revised Preliminary Development Plan.
Phase 1 shall include all off-site improvements, landscaping along Arizona Avenue and Pecos Road, and internal drive through the site, as depicted in the Phasing exhibit.
The development shall be in compliance with current Commercial Design Standards and Parking Schedule, unless indicated within the "The District Downtown" development booklet.
Tree-lined sidewalks connecting all uses within the development shall be provided.
A minimum of one passenger loading area shall be provided for each multi-family parcel, office, and one for each commercial parcel.
Electric vehicle charging stations shall be provided in each commercial parcel and a minimum of two electric vehicle charging stations shall be provided per residential building.
All roof-mounted mechanical equipment shall be fully screened on all sides by top of parapet. Said screening shall be architecturally integrated with the building.
The developer shall provide a porte cochère at the entrance of each hotel.
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.
Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
Fifty percent of the trees planted along Arizona Avenue and Pecos Road shall be a minimum of 36-inch box and 12-feet in height at the time of planting.
The mesquite tree species shall be replaced with another species from the City approved low-water use plant list.
Except as shown in the Development Booklet, all signs shall comply with Chapter 39, Sign Code, of the Chandler City Code.
The proposed digital monument sign shall only be utilized by the permitted automobile and truck dealerships on Parcel 1.
Signage shall be designed in coordination with landscape plans, planting materials, storm water basins, site contours, utility pedestals, and other site appurtenances or features so as not to create problems with sign visibility or prompt the removal of required or proposed landscaping. Building signage shall be architecturally coordinated with the respective façade.
The monument sign's sign panels shall have an integrated or decorative cover panel until a tenant name is added to the sign.
The site shall be maintained in a clean and orderly manner.

Attachments

Vicinity Maps

Development Booklet

2022 Approved Site Plan

ITEM 3

Planning & Zoning Commission Memorandum Development Services Memo No. 24-051

Date:

09/18/2024

To:

Planning and Zoning Commission

Thru:

Kevin Mayo, Planning Administrator
David de la Torre, Planning Manager

From:

Benjamin Cereceres, Planner

Subject:

PLH24-0001/PLT24-0001 Toll Brothers Uptown

Request:

Rezoning from Regional Commercial District (C-3) to Planned Area Development (PAD) for multi-family residential

Preliminary Development Plan approval for site layout and building architecture

Preliminary Plat approval

Location:

located approximately 1/4 mile north of the northeast corner of Arizona Avenue and Warner Road

Applicant:

Jason Morris, Withey Morris Baugh PLC

Proposed Motion:

Background Data:

The subject site is approximately 14.1 net acres and is currently used as an auto dealership.
The site is adjacent to another multi-family development currently under construction just north of the site and a retail development south of the site.
The General Plan's designation of the North Arizona Avenue Growth Area, High Capacity Transit Corridor, and Employment allow for high density residential to be considered.
The project consists of 420 dwelling units totaling 30 dwelling units per acre.

Surrounding Land Use Data:

North

Planned Area Development (PAD) for Multi-Family

South

PAD for Commercial

East

PAD for Multi-Family

West

Arizona Avenue, then Regional Commercial District (C-3)

General Plan and Area Plan Designations

Existing

Proposed

General Plan

North Arizona Avenue Growth Area, High Capacity Transit Corridor, Employment

No Change

Proposed Development

Proposed Land Use

Multi-family dwelling units
420 Units
30 dwelling units per acre (du/ac) (staff proposes a max. density of 35 dwelling unit per acre to allow flexibility during the construction phase)

Building Setbacks

Arizona Avenue (west): 20'
North Property line: 10'
South Property line: 10'
East Property line: 20'

Height

47' Parapet / 53' Architectural Features (staff proposes a max. height of 55' to permit flexibility during the construction phase)

Roof Design

Varied Parapet Heights

Facade Materials

Stucco
Masonry Veneer
Metal Screens
Fiber Cement Panels

Building Accents

Tower Elements
Vertical Metal Screen Elements
Multi-height Parapets

Site Design & Open Space

(6) four-story buildings, two (2) of which will front onto Arizona Avenue. Two internal buildings wrap the primary common area, and the remaining two (2) buildings are located toward the back of the development.
Amenities include event and activity lawns, fire pints and grilling stations, putting green, ball court and game tables, dog park, tot lot and Pickleball Court

Parking

Required 803 parking spaces
Provided 803 parking spaces provided including private garages, covered, and uncovered spaces.

Review and Recommendation

The subject site is zoned Regional Commercial District (C-3) and has contained a car dealership since as far back as 1986. The site is located within the General Plans'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-oriented improvements, transforming commercial centers into 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 and continue to implement redevelopment.

The development presents a crafted regional/contextual eclectic design, referencing local characteristics of the existing built environment while considering the dynamic growing nature of this area of Chandler. All buildings feature four-sided architecture, with harmonious transition between the horizontal and vertical volumes that is articulated through massing and material, providing elements of human scale to the architecture. 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 recommends approval.

Traffic Analysis

A Traffic Impact Study (TIS) was provided by the applicant. The TIS has been reviewed and accepted by City traffic engineering staff.

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 July 18, 2024. There were no residents in attendance.
As of the writing of this memo, Planning staff is not aware of any opposition to the request.

Recommended Conditions of Approval:

Rezoning
Planning staff recommends Planning and Zoning Commission move to recommend approval of Rezoning from Regional Commercial District (C-3) to Planned Area Development (PAD) for multi-family residential, subject to the following conditions:

Development shall be in substantial conformance with the Development Booklet, entitled " Toll Brothers Uptown" and kept on file in the City of Chandler Planning Division, in File No. PLH24-0001, 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.
Multiple-family residential shall be permitted at a maximum density of thirty five (35) dwelling units per acre.
Building height shall be limited to a maximum of fifty-five (55) 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.
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'

North

10'

South

10'

East

20'

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 "Toll Brothers Uptown" and kept on file in the City of Chandler Planning Division, in File No. PLH24-0001, 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 be a minimum of 12-feet in height at the time of planting.
The site shall be maintained in a clear and orderly manner.
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.
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.
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.
A minimum of three (3) electric vehicle charging stations shall be installed per building.

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.

Attachments

Vicinity Maps

Development Booklet

Community Support

Traffic Study

ITEM 4

Planning & Zoning Commission Memorandum Development Services Memo No. 24-053

Date:

09/18/2024

To:

Planning and Zoning Commission

Thru:

Kevin Mayo, Planning Administrator
David de la Torre, Planning Manager

From:

Mikayela Liburd, Associate Planner

Subject:

PLH24-0018 Pecos & McQueen Storage

Request:

Use Permit approval to allow a self-storage facility on a property zoned Community Commercial District (C-2)

Location:

Southeast corner of Pecos and McQueen roads

Applicant:

George Pasquel III, Withey Morris Baugh, PLC

Proposed Motion:

Background Data:

The subject site is zoned Community Commercial District (C-2).
Zoning Code requires a Use Permit for self-storage facilities within the C-2 zoning district.
The proposed self-storage facility will be completely internalized, meaning no exterior access will be provided to individual storage units.
The subject site is approximately 2.8 acres.

Surrounding Land Use Data:

North

Pecos road, then commercial center

South

Single-family residential

East

Single-family residential

West

McQueen Road, then vacant parcel

Proposed Business Operations (for Use Permit) or Proposed Development (for PDP)

Building Square Footage

118,005 square feet

Max Building Height

31'

Parking Spaces Required

4 parking spaces

Parking Spaces Provided

12 parking spaces, plus 2 loading spaces

Hours of Operation

Sunday-Saturday:
Office Hours: 9:00am-6:00pm
Customers with security access: 7:00am -10:00pm

Required Setbacks

Pecos Road: 50 feet
McQueen Road: 50 feet
South: 56 feet
East: 56 feet

Setbacks Provided

Pecos Road: 50 feet
McQueen Road: 107 feet
South Setback: 56 feet
East Setback: 73 feet

Review and Recommendation:

Staff finds the land-use to be compatible with the surrounding land-uses as the storage-facility is internalized and provides a low-intensity commercial use that is not expected to produce noise, odor or late night deliveries. If the site were to be developed as a convenience store, retail shops, car wash or other uses permitted by right in the C-2 zoning district, it would be more likely to negatively impact adjacent residential properties. A 26-feet wide driveway and a 25-feet landscape buffer is positioned along the southern portion of the site providing a total building setback of 56 feet from the abutting residential lots.

The proposed building has two drive-in loading areas, one at the northeast corner and the other at the southeast corner of the building, make it possible for customers to load and unload items inside the building without impacting adjacent properties. For the privacy of nearby residents, the east and south elevations have very few glazing locations and site lighting is also limited on these facades. Additionally, there will be cameras on the south side of the building. These cameras will monitor the drive aisle and building and will not be directed onto adjacent properties.

The proposed building architecture consists of split-face charcoal gray concrete block, stucco and metal paneling and utilizes a color palette of rust as well as a light and dark desert gray, which anchors the building to its surroundings. The south elevation, which is adjacent to residential, employs concrete block bump-outs, which increase in width at each iteration while the metal panel accents maintain their size. The sense of motion created by the architecture creates a neighborhood-friendly scale with minimal use of windows. The proposed building architecture is aesthetically pleasing and compliments the surrounding commercial corners at the intersection.

Planning staff finds the proposal to be consistent with the goals of the General Plan and Zoning Code regulations.

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 August 13, 2024. Six residents were in attendance. Those in attendance had general questions and were in support of the proposal.
As of the writing of this memo, Planning staff is not aware of any opposition to the request.

Recommended Conditions of Approval

Planning staff recommends Planning and Zoning Commission move to recommend approval of the Use Permit, subject to the following conditions:

Development shall be in substantial conformance with exhibits entitled "PLH24-0018 Pecos & McQueen Exhibits" kept on file in the City of Chandler's Planning Division, modified by such conditions included at the time the exhibits were approved by the City Council and/or as thereafter amended, modified or supplemented by the City Council.
Use Permit 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 Use Permit apply.
All mechanical equipment shall be screened from view by material(s) that are architecturally integrated and consistent with the proposed buildings.
The site shall be maintained in a clean and orderly manner.
The landscaping shall be in compliance with current Commercial Development Standards.
The applicant shall provide a contact phone number for a responsible person to any interested neighbors or property owners to resolve any disturbances that may occur quickly and directly.

Attachments

Vicinity Maps

PLH24-0018 Pecos & McQueen Storage Exhibits

ITEM 5

Planning & Zoning Commission Memorandum Development Services Memo No. 24-054

Date:

09/18/2024

To:

Planning and Zoning Commission

Thru:

Kevin Mayo, Planning Administrator
David de la Torre, Planning Manager

From:

Mikayela Liburd, Associate Planner

Subject:

PLH24-0022 The Mexicano

Request:

Entertainment Use Permit approval for live indoor and outdoor entertainment, speakers and tv screens

Location:

3095 W Chandler Boulevard, generally located at the southwest corner of Chandler Boulevard and Price Road.

Applicant:

George Cantone, Reset Studios

Proposed Motion:

Background Data:

Zoned Planned Area Development (PAD) for Regional Mall
Zoning Code requires Entertainment Use Permit Approval for live indoor entertainment within 600 feet of the nearest residentially zoned property and for live outdoor entertainment, tv and speakers within 1,320 feet of a residentially zoned property
The nearest residential property is located approximately 940 feet away
Due to the restaurant's request to offer live outdoor entertainment, an Entertainment Use Permit is required

Surrounding Land Use Data:

North

Commercial

South

Commercial

East

Commercial

West

Commercial

Proposed Business Operations (for Use Permit) or Proposed Development (for PDP)

Building Square Footage

9,560 Square feet

Seats

414 Seats

Hours of Operation/Entertainment

Sunday-Saturday: 10:00am -11:00pm

Review and Recommendation:

The site is located in a regional commercial area on the edge of the Chandler Fashion Center Mall, near the intersection of the 101 freeway and Chandler Boulevard. The Mexicano will provide patrons with entertainment activities such as disc jockeys, recorded music and TV screens. An Entertainment Use Permit (EUP) is required for entertainment provided outdoors with the property being located within 1,320 feet of a residentially zoned property and if there is entertainment indoors with the property being located 600 feet or less from a residentially zoned property. The nearest residentially zoned property is approximately 940 feet from The Mexicano.

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 August 20, 2024. No one attended other than the applicant and City staff.
As of the writing of this memo, Planning staff is not aware of any opposition to the request.

Recommended Conditions of Approval

Planning staff recommends Planning and Zoning Commission move to recommend approval of the Entertainment Use Permit, subject to the following conditions:

Substantial expansion or modification beyond the approved exhibits (PLH24-0022 The Mexicano Exhibits) shall void the Entertainment Use Permit and require new Entertainment Use Permit application and approval.
The Entertainment Use Permit is not-transferable to any other location.
The site shall be maintained in a clean and orderly manner.
The hours of outdoor live entertainment shall be limited to the following days and times:

Hours of Entertainment (outdoor) Sunday to Saturday 10:00am - 11:00am
Entertainment uses shall be controlled so as to not unreasonably disturb area residents.
The establishment will provide a contact phone number for a responsible person (i.e restaurant owner and/or manager) to any interested neighbors or property owners to resolve noise complaints quickly and directly.
The Entertainment Use Permit shall remain in effect for one (1) year from the date of City Council approval. Continuation of the Entertainment Use Permit beyond the expiration date shall require reapplication and approval by the City of Chandler.

Attachments

Vicinity Maps

PLH24-0022 The Mexicano Exhibits

ITEM 6

Planning & Zoning Commission Memorandum Development Services Memo No. 24-050

Date:

09/18/2024

To:

Planning and Zoning Commission

Thru:

Kevin Mayo, Zoning Administrator
David de la Torre, Planning Manager

From:

Benjamin Cereceres, Planner

Subject:

PLH22-0024 Cornerstone Ranch

Request:

Request Preliminary Development Plan approval for modification to existing signage

Location:

3999 S. Dobson Road, located at the northeast corner of Dobson Road and Ocotillo Road

Applicant:

Shirley Lam, Bootz and Duke Sign Company

Proposed Motion:

Background Data:

Subject site is zoned Planned Area Development (PAD) for multi-family development.
The original signage was approved under the original zoning case in 1999.

Surrounding Land Use Data:

North

PAD for Single-Family Residential

South

Across Ocotillo Road: PAD for Single-Family Residential

East

PAD for Single-Family Residential

West

Across Dobson Road: PAD for Intel Campus

Proposed Business Operations (for Use Permit) or Proposed Development (for PDP)

Proposed

Type of Signage

(1) Freestanding Sign

Sign Material/Finish

Masonry base with stone and stucco with mounted reverse pan channel letters

Illumination

LED Halo-Illumination

Review and Recommendation:

The site is currently built, and the originally approved signage has been modified over the years. The current request is to add one additional freestanding sign to replace an existing water feature at the intersection of Ocotillo Road and Dobson Road.

In addition, the applicant is proposing an open air ramada and enhanced landscaping to replace the existing water feature. The ramada and freestanding sign will use materials and colors that tie back into the existing development. The two existing monument signs will be enhanced with stacked stone to reflect the development's architecture and to match the proposed sign. The proposed open-air ramada will also have the same design and colors to match another existing ramada on the site.

Staff finds the proposed signage meets the intent of the sign code, is architecturally integrated with the building, and provides an appearance harmonious with the buildings and the other existing signage. For these reasons, staff recommends 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.
A neighborhood meeting was held on July 18, 2024, with no one in attendance besides the applicant.
As of the writing of this memo, Planning staff is not aware of any opposition to th request.

Recommended Conditions of Approval

Planning staff recommends Planning and Zoning Commission move to recommend approval of the Preliminary Development Plan, subject to the following conditions:

Signage shall be in substantial conformance with the Comprehensive Sign Plan kept on file in the City of Chandler Planning Division, File No. PLH22-0024, modified by such conditions included at the time the exhibit was approved by the Chandler City Council and/or as thereafter amended, modified or supplemented by the Chandler City Council.
Signs shall be designated 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.

Attachments

Vicinity Maps

Narrative

Comprehensive Sign Program

ITEM 7

Planning & Zoning Commission Development Services Memo No. PZ 24-056

Date:

09/18/2024

To:

Planning and Zoning Commission

Thru:

Kevin Mayo, Planning Administrator

From:

Julie San Miguel, Senior Administrative Assistant

Subject:

Notice of Cancellation of the October 2, 2024, Planning and Zoning Commission Hearing

Proposed Motion:

Move Planning and Zoning Commission cancel the October 2, 2024, Planning and Zoning Commission Hearing.

Background/Discussion

Planning staff is recommending the cancellation of the October 2, 2024, Planning and Zoning Commission Hearing due to the management of cases.