Attachment B - PHO Summary - PHO-1-21--Z-55-13-5.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: 3 DISTRICT 5 SUBJECT: Application #: PHO-1-21--Z-55-13-5 Location: Southeast corner of 23rd Avenue and El Caminito Drive Existing Zoning: R-3A Acreage: 4.98 Request: 1) Modification of Stipulation 1 regarding site plan and elevations date stamped November 19, 2013. Applicant: Kenneth Losch Owner: Landon Lux Lofts LLC Representative: Kenneth Losch ACTIONS Planning Hearing Officer Recommendation: The Planning Hearing Officer recommended approval with a modification. Village Planning Committee (VPC) Recommendation: The North Mountain Village Planning Committee opted not to hear this request. DISCUSSION This item was heard concurrently with Item #4 (PHO-1-21—Z-8-20-5) Kenneth Losch, representative, gave an overview of the subject property and noted the subject site for PHO-1-21—Z-55-13-5 would consist of approximately 78 total units and the subject site for PHO-1-21—Z-8-20-5 would consist of 82 total units that form one conceptual site plan for a total of 160 units. He stated that the density in the portion of the proposed site plan for PHO-1-21—Z-55-13-5 is approximately 16.67 dwelling units per gross acre. Lisa Nelson, representative with Terrascape Consulting, stated that the original rezoning case, Z-55-13-5, was stipulated to a site plan depicting a senior housing development. Mr. Losch stated that the stipulation modifications for PHO-1-21—Z-8-20-5 are related to the unique nature of the site and structural weight issues regarding proposed development above the underground parking garage. Ms. Nelson stated the original rezoning case proposed multi-level townhomes, but the results of a structural test on the underground parking garage showed the weight of Attachment B Planning Hearing Officer Summary of August 18, 2021 Application PHO-1-21—Z-55-13-5 Page 2 those buildings would not be supported. She stated the new buildings placed on the parking structure would be built with lighter materials and include two story, 1-bedroom units to decrease the load. She stated the changes to that original plan resulted in the need for stipulation modifications. Ms. Nelson stated Stipulation 1.b regarding pedestrian pathways for units on 23rd Avenue would not be feasible due to the weight on the garage as well as safety issues that may come up by providing individual walkways over the open- air ventilation system. She stated Stipulations 1.c.i and 1.c.ii regarding front porches and patios are no longer applicable due to changes to the buildings to accommodate the weight issues. She stated that Stipulation 3 regarding a detached sidewalk along 23rd Avenue is not feasible due to an SRP water irrigation easement, fire hydrant locations, and safety issues related to the open- air ventilation system for the parking garage. Ms. Nelson stated the SRP irrigation pipe also restricts the ability to comply with Stipulation 3.a and 3.b regarding trees and sidewalk tree shading, but two reflective walk areas are proposed to provide additional amenities to pedestrians. She stated that a modification to Stipulation 4.i regarding lighting on a pedestrian thoroughfare and deletion to Stipulation 4.iii regarding landscaping along a pedestrian thoroughfare is proposed to allow for a lighted shade structure in place of the landscaping. She stated additional landscaping around that pathway would be difficult to accomplish due to the weight and depth constraints of the underground parking garage. She stated that Stipulations 6.a and 6.d regarding landscaping on surface parking are requested to be deleted because the parking deck does not qualify as surface parking. Regarding PHO-1-21--Z-55-13-5, Adam Stranieri, Planning Hearing Officer, noted that one piece of correspondence was submitted that expressed support for the development and the North Mountain Village Planning Committee did not wish to hear the request. He stated that the density for this portion of the site was approximately 16.67 dwelling units per acre for 39 duplex buildings, or 78 units overall, which is below the maximum density. He stated he is comfortable with the conceptual site plan, but has some hesitation stipulating the proposed elevations because they lack sufficient detail that would be relevant to a general conformance review. Regarding PHO-1-21--Z-8-20-5, Adam Stranieri, Planning Hearing Officer, noted that one piece of correspondence was submitted that expressed support for the development and the North Mountain Village Planning Committee did not wish to hear the request. He stated that Stipulation 1 appeared to reflect goals for the property at a time when the it was unknown exactly how this site may develop in the future. He noted that many conditions in this stipulation are not realistic in regard to this proposal due to the constraints the property has due to the proposed adaptive reuse of the underground parking garage. He stated that preservation of the parking garage should be a priority for the site as it allows a Planning Hearing Officer Summary of August 18, 2021 Application PHO-1-21—Z-55-13-5 Page 2 reduction in surface parking, covers and shades all parking, and allows a better layout. He stated the proposed modification for Stipulation 1.b regarding pedestrian pathways for units on 23rd Avenue was unclear and could be addressed by providing standard language to connect pathways to public sidewalks in the most direct route possible. He stated that providing porches and patios on 23rd Avenue does not seem feasible for the new proposed development due to the new building designs and deletion of Stipulations 1.c.i and 1.c.ii would be recommended. Mr. Stranieri stated that the requested deletion of Stipulation 3 regarding a detached sidewalk along 23rd Avenue would be recommended due to the multiple utilities adjacent to the current sidewalk, the need to retain the parking ventilation system, and other constraints. He stated that Stipulations 3.a and 3.b should be deleted, rather than modified as requested, because these stipulations provide guidance for the sidewalk setback referenced in Stipulation 3, which is also being deleted. He also noted that the reflective walk areas address some of the original intent regarding lighting and shade. Mr. Stranieri stated that modification of Stipulation 4.i regarding lighting on a pedestrian thoroughfare to provide a shade canopy with lighting makes sense, but he would propose a modification to allow flexibility to provide lighting in other locations along this pathway. He stated that constraints from the parking garage would justify the deletion of Stipulation 4.iii regarding landscaping along the pedestrian thoroughfare. Mr. Stranieri stated that deletion of Stipulation 6.a and 6.d are recommended to be denied because the parking garage is not considered surface parking, but the stipulations would remain in case the underground parking structure is removed, or other surface parking features were added. FINDINGS 1) The proposed conceptual site plan depicts a multifamily residential development consisting of 39 attached duplexes and approximately 78 total units (some units are split by the zoning line along the south property line). Density is approximately 16.67 dwelling units per gross acre. The duplex buildings are approximately two stories and 28’ 11/5” in height. The scale and intensity of this development is compatible with land uses in the surrounding area. General conformance to the site plan is recommended. The proposed conceptual elevations depict the two-story duplex buildings. Architectural details include two window sizes, two building materials, and a pitched roof. However, these elevations lack sufficient detail to recommend general conformance such as information regarding building materials, pop outs or architectural relief, variation in color, additional façade details, etc. Further, these elevations may fail to meet existing Zoning Ordinance design guidelines and may need to be Planning Hearing Officer Summary of August 18, 2021 Application PHO-1-21—Z-55-13-5 Page 2 revised. General conformance to these elevations is not recommended and the applicant should continue to refine these conceptual designs through the plan review process. Therefore, the applicant’s request is recommended to be approved with a modification to remove the general conformance requirement to the proposed conceptual elevations. 2) The subject property of this request constitutes a portion of a larger development plan that includes the parcel to the south. That parcel contains approximately 20 similar units in the duplex arrangement as well as 62 additional loft units being developed in an adaptive reuse of the existing office building on this site. For additional information, please see Case No. PHO-1-21--Z-8-20-5 which was also heard on this agenda. STIPULATIONS 1. The development shall be in general conformance with the site plan and elevations date stamped JULY 2, 2021 November 19, 2013, as approved by the Planning and Development Department. 2. The applicant shall update all existing off-site street improvements (sidewalks, curb ramps and driveways) that do not meet current ADA guidelines, as approved by the Planning and Development Department. 3. That Prior to preliminary site plan approval, the landowner shall execute a Proposition 207 Waiver of Claims in a form approved by the City Attorney’s Office. The Waiver shall be recorded with the Maricopa County Recorder’s Office and delivered to the City to be included in the rezoning application file for record. 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.