Attachment B - PHO Summary - PHO-6-21-Z-100-89-1(2).pdf
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REPORT OF PLANNING HEARING OFFICER ACTION Adam Stranieri, Planner III, Hearing Officer Bradley Wylam, Planner I, Assisting November 17, 2021 ITEM NO: 1 DISTRICT 2 SUBJECT: Application #: PHO-6-21--Z-100-89-1(2) Location: Approximately 410 feet west of the southwest corner of Tatum Boulevard and Bell Road Zoning: PSC Acreage: 0.60 Request: 1) Modification of Stipulation 2 regarding substantial conformance to the site plan dated December 9, 2012 and elevations presented, and that the development be limited to no more than four freestanding pads. Applicant: Ed Bull, Burch & Cracchiolo PA Owner: Tatum Venture LLC Representative: Ed Bull, Burch & Cracchiolo PA ACTIONS: Planning Hearing Officer Recommendation: The Planning Hearing Officer recommended approval with a modification. Village Planning Committee (VPC) Recommendation: The Paradise Valley Village Planning Committee opted not to hear this request. DISCUSSION: Alicia Bull, representative with Burch & Cracchiolo, provided an overview of the uses surrounding the subject site as well as the original rezoning case. She stated the proposed modification would allow for the applicant to develop an Autozone within the shopping center. She stated that the existing building to the north of the subject site would be demolished prior to development of the Autozone and will provide additional parking spaces for the shopping center. She noted that this would result in no change to the total number of buildings on the larger, overall site. She stated that the subject site is located over 600 feet from any single-family zoned properties and would not be a detriment to any neighbors. She stated that there has been no correspondence received from the public. Attachment B Planning Hearing Officer Summary of November 17, 2021 Application PHO-6-21--Z-100-89-1(2) Page 2 Adam Stranieri, Planning Hearing Officer, provided a summary of previous PHO cases that impacted the stipulations on the subject site and noted that the approval letter would now be splitting to only impact the subject site of this request and not impact the rest of the shopping center. He stated that he would recommend approval with a modification to provide standard language and noted the proposed site plan and elevations are compatible with the land use pattern in the surrounding area. FINDINGS: 1) The applicant’s request for modification of Stipulation 2 is recommended for approval with a minor modification to incorporate standard language regarding plan conformance. The proposed site plan and building elevations depict the addition of a new pad site intended to house a retail automobile parts and supply store (AutoZone). The proposed retail store is compatible with the larger shopping complex and the land use pattern in the surrounding area in terms of scale and intensity. 2) The pad is on an approximately 0.60 gross acre parcel within an existing commercial shopping center. The original rezoning case consisted of approximately 35 gross acres of property and established the C-2 zoning on the site. Two prior PHO actions (PHO-3-94 and PHO-5-12) modified building layout and/or the maximum number of pads on the larger site. The applicant in the current request represents only the owner of the 0.60- acre AutoZone site. For that reason, the stipulation language is modified to address the AutoZone site specifically to permit the development. However, because the remaining approximately 34.4 gross acres of the original rezoning area is not included, the total pad count and other related details in Stipulation 2 are not modified. STIPULATIONS: 1. That The site plan SHALL be subject to Planning and Development Department review as per Section 507 of the Zoning Ordinance. 2. That THE development, ON ALL BUT THE 0.60 ACRES DEPICTED ON THE AUTOZONE SITE PLAN DATE STAMPED SEPTEMBER 14, 2021, SHALL be in substantial conformance to the site plan dated December 9, 2012, and elevations presented, and that THE development SHALL be limited to no more than four freestanding pads, as shown on the site plan, as may be modified by the following stipulations AND APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT. a. That Building 3 SHALL be modified (to Buildings 3A and 3B) as shown on the site plan dated November 29, 1993. Planning Hearing Officer Summary of November 17, 2021 Application PHO-6-21--Z-100-89-1(2) Page 3 b. That There SHALL be no drive-thru lanes permitted for Buildings 3A or 3B. c. That BuildingS 3A, 3B and 4 shall be tied together with plazas as generally depicted on the site plan dated November 29, 1993. d. That Building 3A and 3B be architecturally integrated and constructed in a single phase. E. THE DEVELOPMENT OF THE 0.60 ACRE AUTOZONE PROPERTY SHALL BE IN GENERAL CONFORMANCE WITH THE SITE PLAN AND ELEVATIONS DATE STAMPED SEPTEMBER 14, 2021, AS MODIFIED BY THE FOLLOWING STIPULATIONS AND APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT. 3. That A 40-foot landscaped setback SHALL be provided along Bell Road. Landscaping shall include mature 2-1/2 inch caliper shade trees to be planted 20 feet on center or in equivalent groupings as approved by the Planning and Development Department. 4. That Building heights SHALL be limited to 30 feet except for architectural embellishments which shall not exceed 40 feet in height. 5. That Any commercial center signage SHALL be identified and approved through the use permit procedure for a Comprehensive Sign Package, with the PSC zoning district being applicable. 6. That All structures SHALL be integrated with similar or harmonious materials, surface textures, and color as approved by the Planning and Development Department. 7. That The wall treatment, including texture, coloration, and building materials shall be consistent around each entire structure exclusive of architecturally embellished parapets. 8. That No truck unloading shall occur within 50 feet of the adjacent R1-10 zoned properties. 9. The developer will be responsible for 100 percent of the cost of a traffic signal on Bell Road at the main driveway, when warranted, as determined by the Street Transportation Department. Planning Hearing Officer Summary of November 17, 2021 Application PHO-6-21--Z-100-89-1(2) Page 4 10. The following right-of-way is to be provided within 30 days of final City Council approval for the improvements to be installed with the Bell Road Major Street Project (P-874289): a. The developer is to dedicate right-of-way for both Bell Road and Tatum Boulevard as per Street Improvement Project P-874289. b. Paving plans for P-874289 show a bus bay on Tatum Boulevard, just south of Bell Road. The bus bay is to be extended to provide a continuous 10-foot-wide right-turn lane to the main driveway on Tatum Boulevard. Right-of-way for the bus bay/right-turn lane is to be dedicated by the developer. c. The developer shall dedicate right-of-way for a 100-foot-long 10-foot- wide right-turn lane with a 120-foot transition on Bell Road at the future signalized driveway. The 40-foot landscaped setback described in Stipulation No. 3 above shall be measured from the existing Bell Road right-of-way and shall include all necessary dedications required by Planning and Development Department or other applicable City departments. d. The developer is to dedicate right-of-way for a bus bay (Detail P- 1257) on Bell Road just east of the future signalized driveway. The 40-foot landscaped setback described in Stipulation No. 3 above shall be measured from the existing Bell Road right-of-way and shall include all necessary dedications required by Planning and Development Department or other applicable City departments. 11. The developer is to provide funds in escrow prior to final Planning and Development Department site plan approval for all adjacent curb, gutter and sidewalk improvements, including bus bay modifications and right turn lanes as indicated above. 12. That Shade protected walkways connecting transit facilities, detached pads, and the principal structure, and shade trees adjacent to transit waiting areas SHALL be provided as approved by the Planning and Development Department. 13. The 20-foot landscaped buffer within the 50-foot rear and side yard setbacks shall be planted with mature shade trees 12 to 14 feet in height and 20 feet on center or in equivalent groupings. The details of the landscaping plan shall be approved through Planning and Development Department with the direct involvement of the property owners abutting the site along the south and west property lines. Planning Hearing Officer Summary of November 17, 2021 Application PHO-6-21--Z-100-89-1(2) Page 5 14. The dumpster for the grocery store shall be an enclosed compactor system with a misting component to prevent odors and pests. 15. Speed bumps shall be placed along all driveways located at the rear of the buildings. 16. All rear yard security lighting shall be placed in the landscaped buffer and shall be directed away from any residential area. 17. Developer shall apply for a variance to permit an eight-foot decorative block or stucco wall to be placed along the west and south property lines. Developer shall construct the decorative boundary wall prior to commencement of construction and shall be responsible for the removal and disposal of existing fencing separating the site from the properties of adjacent property owners. 18. Truck deliveries to the shopping center shall be prohibited between the hours of 11:00 p.m. and 6:00 a.m. 19. No trash compactors servicing the shopping center shall be operated between the hours of 11:00 p.m. and 6:00 a.m. 20. The shopping center shall be regularly monitored by a security patrol engaged by the developer or the shopping center tenants. 21. All entrances to the shopping center shall be paved with red bomanite. 22. All pads shall be landscaped simultaneously with the landscaping of the shopping center. 23. All HVAC units installed in the shopping center shall have vertical exhaust features. 24. Deterrent type plant material shall be placed on the side of the decorative block fence which faces the shopping center for security purposes. 25. That A three-foot berm or wall SHALL be provided along Bell Road. 26. That Development SHALL commence within 24 months of final City Council approval in accordance with Section 506 of the Zoning Ordinance. Planning Hearing Officer Summary of November 17, 2021 Application PHO-6-21--Z-100-89-1(2) Page 6 Upon request, this publication will be made available within a reasonable length of time through appropriate auxiliary aids or services to accommodate an individual with a disability. This publication may be made available through the following auxiliary aids or services: large print, Braille, audiotape or computer diskette. Please contact the Planning and Development Department, Angie Holdsworth, at voice number 602-495-5622 or TTY use 7-1-1.