Attachment C - PHO Summary - PHO-2-21--Z-105-07-1.pdf
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REPORT OF PLANNING HEARING OFFICER ACTION Adam Stranieri, Planner III, Hearing Officer Bradley Wylam, Planner I, Assisting August 18, 2021 ITEM NO: 1 DISTRICT 1 SUBJECT: Application #: PHO-2-21--Z-105-07-1 Location: Approximately 300 feet south of the southeast corner of 43rd Avenue and Old West Trail Existing Zoning: C-2 Acreage: 16.91 Request: 1) Modification of Stipulation 1 regarding PHO approval of site plans and elevations. 2) Modification of Stipulation 3 regarding street improvements. Applicant: Ed Bull, Burch & Cracchiolo P.A. Owner: Desert Hill Unlimited LLC Representative: Ed Bull, Burch & Cracchiolo P.A. ACTIONS Planning Hearing Officer Recommendation: The Planning Hearing Officer recommended approval with a modification and an additional stipulation. Village Planning Committee (VPC) Recommendation: The Rio Vista Village Planning Committee heard this request at their August 10, 2021 meeting and recommended approval by a vote of 4-2-1. DISCUSSION Ed Bull, representative with Burch & Cracchiolo, gave an overview of the subject location, which he noted is approximately 17 acres north of the Outlets at Anthem and has a private drive splitting the property connecting the I-17 frontage road with 43rd Avenue. He stated the site is zoned C-2 and will be developed with multifamily units per the R-3 district standards and will have a density of approximately 10.7 dwelling units per acre. He stated that PHO approval is needed to approve site plans and elevations per a stipulation of the original rezoning case because there were no site plans available at the time of the original rezoning. He stated the development would include 182 units, which would be held in 3, 4, and 5- unit townhome buildings. He stated the side of the property facing I-17 would be shielded by a grove of trees as well as a wall to mitigate impacts. Attachment C Planning Hearing Officer Summary of August 18, 2021 Application PHO-2-21 – Z-105-07-1 Page 2 He stated there is meaningful architectural features on each building, such as pitched roofs, stone accents, and tuck-under garages. He stated the modification to Stipulation 3 is only to remove a grammatical mistake that was made when the stipulation was written. He stated the site would provide housing diversity to the area by introducing for-sale, attached housing options to the neighborhood. He stated the applicant held a neighborhood meeting on August 4, 2021, which had 4 attendees and no concerns were raised at that meeting. He stated that the Rio Vista Village Planning Committee (VPC) heard the case on August 10, 2021 and approved the case with a vote of 4-2-1. Adam Stranieri, Planning Hearing Officer, stated the sub-stipulations under Stipulation 1 were originally established to address expected commercial development on the site. However, Stipulation 1.e asked for special consideration for residential uses to mitigate impacts of the Interstate 17. Mr. Bull stated the frontage road, an 8-foot wall, and a large group of trees act as a barrier to the sights and sounds of the I-17. Mr. Stranieri noted a new site plan was resubmitted on August 13, 2021 which added two new driveways on 43rd Avenue and rearranged some roadways in the development. Mr. Bull stated that the issues related to the private drive located in the subject site were not brought forward during the site planning pre-application meeting, but there has been discussion with staff since the PHO submittal that led to changes related to the dead-ends depicted on the original submitted plans. Mr. Stranieri stated that the site plan is lower in density than the maximum allowable and the scale and intensity of the development would be compatible with the surrounding area. He stated the elevations have a variety of features providing architectural interest and diversity. He stated that Stipulation 3 did have a grammatical error that he recommended correcting. He stated that an additional stipulation was requested by the Street Transportation Department regarding a trip generation statement to determine proportionate escrow funding for a traffic signal and 43rd Avenue and Anthem Way. Chuck Chisholm confirmed that the applicant is aware of that stipulation. FINDINGS 1) The proposed conceptual site plan and elevations depict a single-family townhome development with units arranged in groups of 3, 4, and 5 townhomes. The development consists of 182 units at a total density of 10.7 dwelling units per gross acre. This is significantly below the 17.4 dwelling units per gross acre permitted by right in the R-3 PRD development option with bonus points. Building height is two stories and 30 feet. Provided open space constitutes 28.7% of the net site area. This represents a significant increase above the minimum 5% required by the Planning Hearing Officer Summary of August 18, 2021 Application PHO-2-21 – Z-105-07-1 Page 3 Zoning Ordinance. The elevations include multiple architectural features and details including but not limited to pitched roof elements, multiple window sizes and styles, shutters, sills, stone veneer, decorative garage doors, pop outs, and shade canopies. The sub-stipulations of Stipulation 1, which established criteria for this review, primarily addressed concerns regarding potential commercial development and are not relevant to this request. However, Stipulation 1.e addressed potential residential development and mitigating features regarding proximity to Interstate 17. This was addressed in the site design with the location of a large retention area along the frontage road, an enhanced building setback, proposal of an 8-foot perimeter wall, and enhanced landscaping in the retention area. The applicant’s request regarding general conformance to the proposed site plan and elevation is recommended for approval with a modification. The modification is to remove language regarding the PHO review requirement. This hearing process completes the review requirement for the subject property of this case. The Goodwill site to the northeast (off- site to this request) met this requirement in PHO-1-16--Z-105-07. There is no reason to retain this language. Future modifications or new development proposals may require new PHO actions if stipulation modifications are required, in which case plans would be reviewed as necessary. 2) The applicant’s request for modification of Stipulation 3 is approved. The request was simply to correct a typo in the original stipulation to remove an inadvertent addition of the word “and”. 3) The Street Transportation Department recommends an additional stipulation requiring the developer to submit a trip generation statement to determine the proportionate escrow funding for modifications of the traffic signal at 43rd Ave and Anthem Way. This stipulation is recommended for adoption. STIPULATIONS 1. THE DEVELOPMENT SHALL BE IN GENERAL CONFORMANCE WITH THE SITE PLAN DATE STAMPED AUGUST 13, 2021 AND ELEVATIONS DATE STAMPED JUNE 4, 2021, AS MODIFIED BY THE FOLLOWING STIPULATIONS AND AS APPROVED OR MODIFIED BY THE PLANNING AND DEVELOPMENT DEPARTMENT. That conceptual site plan(s) and elevations for each phase shall be approved by the Planning Hearing Officer through the public hearing process prior to Planning and Development Department preliminary site plan approval. The site plan and elevation submitted for the Phase I (Goodwill store) shall be in general conformance to site plan and elevations date Planning Hearing Officer Summary of August 18, 2021 Application PHO-2-21 – Z-105-07-1 Page 4 stamped October 19, 2016. This review is for conceptual purposes only. Specific development standards and requirements will be determined by the Planning and Development Department. The site plan(s) and elevations shall include the following: a. Elevations which provide architectural consistency in building mass and style, wall treatments, lighting and signage. b. Building and wall colors shall be muted and blend rather than contrast strongly with the surrounding desert environment. Reflective materials shall not be used. Accent colors may be appropriate but shall be used judiciously and with restraint. c. Drive-thru facilities shall be oriented so that drive-thru windows are not visible from adjacent public streets. d. Landscaping, arcades or overhangs which provide shaded walkways shall be utilized. e. Special consideration shall be given to site design in the event residential uses are proposed to adequately mitigate the impacts of the proximity to Interstate 17, such as innovative site design, increased setbacks, sound barriers, and increased landscaping. f. An architectural plan shall be approved with the elevations for each phase. The architectural plan shall convey a sense of continuity throughout the development and at a minimum include the following: i) Stone detail of rock, stone veneer, stonework or faux stone shall be incorporated into the design of building elevations. ii) Architectural detailing such as recesses, pop outs, shade walls, parapets, artistic insets, or pilasters. iii) Street appurtenances such as benches, seat walls, ramadas, shade structures, trash enclosures, lighting and wayfinding signage shall be provided for subsequent phases of this development. iv) Detail sections for screening and perimeter walls as well as walls interior to the site, said walls shall be designed and finished with materials similar to those of the building’s architectural detailing. 2. That 55 feet of right-of-way shall be dedicated for the east half of 43rd Avenue as approved by the Planning and Development Department. Planning Hearing Officer Summary of August 18, 2021 Application PHO-2-21 – Z-105-07-1 Page 5 3. That The developer shall construct all drive aisles within and the development with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping and other incidentals in a phased manner as per plans approved or modified by the Street Transportation and Planning and Development Departments. Street improvements along 43rd Avenue, except for the required driveway entrance and required temporary roadway tapers, may occur at any time, but are not required until such time the portion of the property adjacent to 43rd Avenue is developed for end users. 4. THE DEVELOPER SHALL SUBMIT A TRIP GENERATION STATEMENT TO THE STREET TRANSPORTATION DEPARTMENT TO DETERMINE THE PROPORTIONATE ESCROW FUNDING FOR MODIFICATIONS OF THE TRAFFIC SIGNAL AT 43RD AVE AND ANTHEM WAY. 5. 4. The applicant shall submit a Traffic Impact Study to the Street Transportation Department and the Planning and Development Department prior to preliminary site plan review. The applicant shall be responsible for any dedications and required improvements as recommended by the approved traffic study, as approved by the Planning and Development Department and the Street Transportation Department. 6. 5. The applicant shall complete and submit the Developer Project Information Form for the MAG Transportation Department. This form is a requirement of the EPA to meet clean air quality requirements. ARCHAEOLOGY 7. 6. That The developer shall submit an archaeological survey report of the development area for review and approval by the City Archaeologist prior to clearing and grubbing, landscape salvage, and/or grading approval. Further archaeological monitoring and/or testing (trenching) may be necessary based on the results of the survey. 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, Tamra Ingersoll at voice number 602-534-6648 or TTY use 7-1-1.