Attachment B - VPC Rec Form - PHO-4-21--Z-81-05-7(8).pdf
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City of Phoenix • Planning & Development Department 200 West Washington Street, 3 rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Village Planning Committee Meeting Summary PHO-4-21—Z-81-05-7(8) Date of VPC Meeting March 15, 2021 Planning Hearing Officer Hearing Date March 17, 2021 Request 1) Modification of Stipulation 1 regarding general conformance to the site plan date stamped September 23, 2005. 2) Modification of Stipulation 1.b limiting the maximum number of lots to 59. 3) Modification of Stipulation 2 regarding general conformance to elevations date stamped May 26, 2005. 4) Modification of Stipulation 2.a requiring homes to include covered entrances. 5) Modification of Stipulation 4 requiring a landscaped entry feature. 6) Modification of Stipulation 5 regarding side yard setbacks on Lots 31 and 32. 7) Modification of Stipulation 6 regarding a 12-inch roof overhang. 8) Deletion of Stipulation 18 regarding right-of-way and a transit pad along Southern Avenue. 9) Deletion of Stipulation 19 regarding right-of-way and a transit pad along 35th Avenue. 10)Deletion of Stipulation 20 regarding right-of-way and a bus-bay along Southern Avenue. 11)Modification of Stipulation 22 limiting minimum lot width to 50 feet. 12)Technical corrections to Stipulations 3, 8, 9, and 16. Location Approximately 170 feet east of the southeast corner of 35th Avenue and Southern Avenue VPC Recommendation Approval with additional stipulations VPC Vote 6-4 Attachment B City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 VPC DISCUSSION & RECOMMENDED STIPULATIONS: Ms. Sofia Mastikhina, staff, provided an overview of the project location, current zoning, stipulated and proposed site plan and elevations, and the stipulation modification requests. Mr. Adam Baugh, representative, provided an overview of the request, which is to modify stipulations of entitlement for this property to allow a multifamily residential development. He outlined the location, zoning, and condition of surrounding properties. He explained that there is an oversupply of commercial uses at this intersection and this project will bring more housing options to Laveen. The requested stipulation modifications are necessary to accommodate the multifamily project, as the original case was intended for commercial and single-family residential. The open space provided is far above minimum requirement and the pplicant has incorporated several design features recommended by the Chair and Vice Chair, as well as from the Laveen Southwest Growth Study. Finally, the project will add to Phoenix housing stock and will further the goals of the Housing Phoenix plan. Ms. Jennifer Rouse expressed concern with the lack of a lighting plan and the traffic circulation. She asked what the maturity of the trees planted along Southern Avenue will be and how long will it take for them to grow large enough to buffer the units fronting the street. She also expressed concern with parking throughout the development, outside the garages, and asked if there will be any enforcement of cars blocking the garages. She also stated that she’d like to see the open space more spread out throughout the site. Mr. Baugh replied that on average, trees take a minimum of five years to reach a more mature size after planting. However, the intent of the Southern Avenue frontage is not to shield residents from the street, but rather to engage with the street and create a pedestrian-oriented environment. This is why this frontage was designed with units fronting the street and ground floor patios. Mr. Carlos Ortega expressed concerns with this townhome development turning into a rental community. and proposed that the developer limit a maximum of 25 percent of the units to be permitted as rentals. Chair Tonya Glass explained that this entire development is a rental community. Mr. Ortega suggested that the applicant change the name from “townhomes,” as this indicates a for sale product. He also stated that the driveways must be long enough to accommodate pick up trucks. Further, he expressed concern with the noise impact of the neighboring auto servicing store to the west and requested that the developer disclose this nearby use to potential residents. Vice Chair Linda Abegg stated that she’d like to incorporate the improvements made to the plan into stipulations. She also suggested that the green space be more equitably distributed throughout the site and that a deceleration lane be constructed at the Southern Avenue entrance. She praised the two points of entry into the community and asked if it will be gated. She also asked if the applicant could present a landscape plan to the committee. Mr. Baugh replied that this will be a gated community. He stated that the open space provided far exceeds the city requirements, but that he can discuss adding another open space area on the southeastern portion of the site with the developer. He agreed to incorporating stipulations addressing the improvements made per the Vice Chair’s recommendations. City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 1. Is this an affordable housing project? Applicant response: This is a townhome-style rental community that will be owned by a single entity. Rentals will be at market rate and are not government subsidized. PUBLIC COMMENT Mr. Phil Hertel expressed concern with removing the potential for a commercial development and replacing it with more residential units, with the exacerbation of traffic problems at this intersection, and with the limited access on the 35th Avenue driveway, suggesting that it provide both entry and exit access. He also noted that the corners or the front elevations look blank and need some embellishments, and that the patios should be on the second story and not on the ground floor facing Southern as proposed. Mr. Dan Penton asked what the business model for the townhomes will be, and echoed Mr. Ortega’s concerns with third-party rental units. He expressed concern with the placement of the open space next to the neighboring auto service store, the lack of buffering along the western property line, and the placement of ground floor patios facing Southern Avenue, which will invite criminal activity. He also expressed concern with the lack of a lighting plan. Chair Glass agreed with the concerns regarding ground-floor patios facing Southern Avenue, suggested that there be fewer units and more open space, and expressed concern with constant vehicular traffic along the central drive aisle, noting that residents from the eastern portion of the development would have to worry about vehicles when trying to reach the open space on the west side. She also pointed out the high incidence of traffic accidents in this area, which the proposed access points must take into account. She also noted that additional landscaping is needed along the southern property line to buffer existing single-family homes to the south. Ms. Sharifa Rowe asked if this will be an affordable housing project. Mr. Baugh explained that this will be a market-rate townhome-style rental community. He added that the access on Southern Avenue remains unchanged from the originally approved commercial plan, that facing units towards the streets is beneficial to a pedestrian- friendly environment, and that the developer is willing to distribute the open space throughout the site, mainly on the southern portion of the site. VPC RECOMMENDATION & STIPULATIONS: MOTION: Vice Chair Abegg made a motion to approve this request with additional stipulations. Committee member Estela seconded the motion. VOTE: 6-4 with committee members Abegg, Branscomb, Estela, Flunoy, Harlin, and Ortega in favor, and committee members Glass, Hurd, Rouse, and Rowe in opposition. *** VPC recommended additional stipulations are as follows: City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Additions to Stipulation No. 1 regarding general conformance to the site plan: 1C. THAT THE MULTIFAMILY RESIDENTIAL DEVELOPMENT SHALL HAVE A MAXIMUM OF 133 UNITS. 1D. THE DEVELOPMENT SHALL PROVIDE A MINIMUM OF 21 PERCENT OPEN SPACE. 1E. THE MULTIFAMILY RESIDENTIAL DEVELOPMENT SHALL BE GATED. 1F. DRIVEWAYS SHALL BE A MINIMUM OF 22 FEET IN LENGTH. 1G. THE 35TH AVENUE DRIVEWAY SHALL ALLOW BOTH INGRESS AND EGRESS. 1H. THE MAIN OPEN SPACE AMENITY AREA SHALL BE LOCATED DIRECTLY EAST OF THE EXISTING AMCO SITE ON 35TH AVENUE. 1I. SPEED BUMPS SHALL BE USED FOR SPEED MITIGATION WITHIN THE DEVELOPMENT. Additions to Stipulation No. 2 regarding general conformance to the elevations: 2C. ALL EXPOSED BUILDING FACADES SHALL HAVE A MINIMUM OF 25 PERCENT ACCENT MATERIAL. 2D. ROOFLINE SHALL BE ARTICULATED AT LEAST EVERY 45 FEET. 2E. PATIOS FACING SOUTHERN AVENUE SHALL BE ON THE SECOND FLOOR. Other additional stipulations: 26. THE LANDSCAPE SETBACK ALONG SOUTHERN AVENUE SHALL BE PLANTED WITH A MINIMUM 50 PERCENT 3-INCH CALIPER TREES, AND MINIMUM 25 PERCENT 2-INCH CALIPER TREES. 27. TREES SHALL BE PLANTED ALONG THE SOUTHERN PROPERTY LINE.