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City Council Regular Meeting

Monday, November 4, 2024
6:00 p.m.

Chandler City Council Chambers

88 E. Chicago St., Chandler, AZ

Our Vision

We are a world class City that provides an exceptional quality of life.

Our Brand

A safe, diverse, equitable and inclusive community that connects people, chooses innovation and inspires excellence.

Innovative Focus

Innovation is the lifeblood of our community. The introduction of new ideas and methods is rooted in Chandler's culture and heritage. This thread of innovation embodies how we connect, plan and serve our city to be a contemporary, financially responsible and safe place to live and work.

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 Chandler City Council and to the general public that the Chandler City Council will hold a REGULAR MEETING open to the public on Monday, November 4, 2024, at 6:00 p.m., in the Chandler City Council Chambers, 88 E. Chicago Street, Chandler, Arizona. One or more members of the Chandler City Council 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.

Regular Meeting Agenda

Call to Order

Roll Call

Invocation- Ms. Parvin Fallas, Baha'i Faith

Pledge of Allegiance

Scheduled Public Appearances

Service Recognitions

Recognition: American Public Works Association Accreditation

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 governing body, the item will be removed from the Consent Agenda for discussion and determination will be made if the item will be considered separately.

Proposed Motion: Move to approve the Consent Agenda of the November 4, 2024, Regular Meeting, Items 1 - 3.

City Clerk

Approval of Minutes

Move City Council approve the Council meeting minutes of the Special Meeting Budget Kickoff of October 14, 2024, the Regular Meeting of October 14, 2024, the Study Session of October 14, 2024, and the Regular Meeting of October 17, 2024.

Development Services

Final Adoption of Ordinance No. 5110 Rezoning, PLH24-0001, Toll Brothers Uptown, Located Approximately 1/4 Mile North of the Northeast Corner of Arizona Avenue and Warner Road

Move City Council adopt Ordinance No. 5110 approving PLH24-0001 Toll Brothers Uptown, Rezoning from Regional Commercial (C-3) to Planned Area Development (PAD) for multi-family residential, subject to the conditions as recommended by Planning and Zoning Commission.

Council Focus Area(s):

Final Adoption of Ordinance No. 5112, Rezoning, PLH24-0023 The District Downtown, Located at the Northwest Corner Arizona Avenue and the Loop 202 SanTan Freeway

Rezoning
Move City Council adopt Ordinance No. 5112 approving PLH24-0023 The District Downtown, Rezoning from PAD for mixed use including multi-family, office, and commercial uses permitted under the Community Commercial District (C-2) to PAD for mixed use including multi-family, office, and 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 and Zoning Commission.

Council Focus Area(s):

Adjourn

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ITEM 1

City Council Memorandum City Clerk's Office Memo No. N/A

Date:

11/04/2024

To:

Mayor and Council

From:

Dana DeLong, City Clerk

Subject:

Approval of Minutes

Proposed Motion:

Attachments

Minutes of the Special Meeting - Budget Kickoff held on October 14, 2024

Minutes of the Regular Meeting held on October 14, 2024

Minutes of the Study Session held on October 14, 2024

Minutes of the Regular Meeting held on October 17, 2024

ITEM 2

City Council Memorandum Development Services Memo No. 24-052

Date:

11/04/2024

To:

Mayor and Council

Thru:

Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager
Kevin Snyder, Development Services Director

From:

David De La Torre, Planning Manager

Subject:

PLH24-0001/PLT24-0001 Toll Brothers Uptown
Final Adoption of Ordinance No. 5110

Request:

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

Location:

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

Applicant:

Jason Morris, Whitey Morris Baugh PLC

Proposed Motion:

Background Data:

The subject site is approximately 14.1 net acres and currently used as an auto dealership.
The site is adjacent to another multi-family development currently under construction to the north 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

420 multifamily dwelling units
30 dwelling units per acre (du/ac) (staff proposes a maximum of 35 dwelling units per acre to allow for 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 Material

Stucco
Masonry Veneer
Metal Screens
Fiber Cement Panels

Building Accents

Tower Element
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 pits 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, 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 1986. The site 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. The 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 continuing 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 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. 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 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.

Planning and Zoning Commission Vote Report

Planning and Zoning Commission meeting, September 18, 2024
Motion to Approve

In Favor: 6 Opposed: 0 Absent: 1 (Lopez)

Ordinance No. 5110 was introduced and tentatively adopted on October 17, 2024

Recommended Conditions of Approval

Planning and Zoning Commission recommends the City Council approve the 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, 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.
High-density 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 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'

Attachments

Ordinance No. 5110

Vicinity Maps

Development Booklet

Community Support

Traffic Study

ITEM 3

City Council Memorandum Development Services Memo No. 24-055FA

Date:

11/04/2024

To:

Mayor and Council

Thru:

Joshua H. Wright, City Manager
Andy Bass, Deputy City Manager
Kevin Snyder, Development Services Director

From:

Lauren Schumann, Planning Senior Program Manager

Subject:

PLH24-0023 The District Downtown
Final Adoption of Ordinance No. 5112

Request:

Rezoning from Planned Area Development (PAD) for mixed use including multi-family, office, and commercial uses permitted under the Community Commercial District (C-2) to PAD for mixed use 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

Location:

Northwest corner Arizona Avenue and the SanTan 202 Freeway

Applicant:

Brennan Ray; Burch & Cracchiolo, P.A.

Proposed Motion:

Background Data:

Site is 44.7 acres and vacant
Subject site received PAD zoning for office, retail, hotel with convention center, and mixed use commercial/residential 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 westernmost multi-family phase 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 Freeway, then commercial shopping center

East

Arizona Avenue, then commercial shopping center

West

Multi-family

General Plan and Area Plan Designations:

Plan

Existing

Proposed

General Plan

Neighborhoods within Downtown Chandler Growth Area

No Change

Proposed Development

Proposed Land Use

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

2 two-story office buildings with outdoor plaza and parking
Approximately 72,800 square feet of office

Parcel 4
6.02 acres

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

Parcel 5
12.35 acre

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 Freeway/Arizona Avenue interchange and occupies all vacant land bounded by Arizona Avenue, Pecos Road, existing multi-family to the west, and the Loop 202 San Tan 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 high-density 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 the 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 Freeway and could accommodate potentially two different dealerships. 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, hardscape, 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 and Zoning Commission 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 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.

Planning and Zoning Commission Vote Report

Planning and Zoning Commission meeting September 18, 2024
Motion to Approve

In Favor: 5 Opposed: 1 (Heumann) Absent: 1 (Lopez)

The item was moved to the action agenda, as requested by Chair Heumann due to concerns with the proposed automobile dealership use within a mixed-use development, the proposed phasing plan, and the subject site being the southern gateway to Chandler's Downtown. The Chair expressed concerns stating dealerships tend to locate within an area with other dealerships and questioned the viability of two independent dealerships at this location. Furthermore, Chair Heumann questioned if dealerships were the right use for the gateway into the Downtown. The Commission also modified PDP stipulation #2, ensuring that non-residential development would occur prior to reviewing a PDP application for multi-family on Parcel 4.

Other commissioners had concerns with the proposed phasing plan and thought the western multi-family would be constructed with limited commercial uses. The applicant proposed to amend the phasing plan stating 75% of the commercial retail buildings within Parcel 2 shall be constructed and receive a Certificate of Completion before a Preliminary Development Plan for the second multi-family can be filed. PDP stipulation number two has been amended to reflect the modified stipulation.

Recommended Conditions of Approval

Ordinance No. 5112 was introduced and tentatively adopted on October 17, 2024.

Rezoning
Planning and Zoning Commission recommends the City Council approve the Rezoning from PAD for mixed use development including multi-family, office, and commercial uses permitted under Community Commercial (C-2) to PAD for mixed use 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

The developer shall pull a building permit on a hotel or a minimum of 25,000 square feet of non-residential uses within 18 months of the effective date of the Rezoning Ordinance. If this condition is not satisfied, then the developer shall be subject to a daily penalty of $100 until a building permit is pulled.

Attachments

Ordinance 5112

Vicinity Maps

Development Booklet

2022 Approved Site Plan