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Report to the Board of Supervisors Prepared by the Maricopa County Planning and Development Department Board Hearing Date: February 24, 2021 Case #/Title: Z2019071 – La Casa Blanca Event Venue Supervisor District: 1 Applicant/Owner: Greg Loper, AICP/ Manuel Lopez Request: Zone change from Rural-43 to C-2 CUPD to accommodate a restaurant expansion with a multi-phase event venue Site Location: Generally located ¼ mile north of the northeast corner of McQueen Rd. and Riggs Rd. in the Chandler area Site Size: Approximately 7.2 acres County Island Status: Yes (City of Chandler) Additional Comments: The applicant, on behalf of the property owner, is requesting a zone change from Rural-43 to C-2 CUPD (Intermediate Commercial Unit Plan of Development) to accommodate the expansion of the La Casa Blanca Restaurant that exists on a property just north of the subject site to serve as an expansion of the restaurant and offer a venue for events. The expansion will be multi-phase beginning on the northern portion of the site and ending on the southern portion of the site. The applicant is requesting a precise plan of development with this zone change on the 2.6-acre northern portion of the site and will be submitting a future precise plan of development on the 4.9-acre southern portion of the site later, subject to market conditions. There are no outstanding concerns from reviewing agencies. The site is located within the Municipal Planning Area of the City of Chandler. According to the Chandler General Plan the site has a land-use designation of Rural/Agrarian. The City of Chandler has been notified and staff received concerns from the City, which the applicant has decided to incorporate into this zone change. During the January 28th Planning & Zoning Commission Hearing there was a vote to remove condition ‘h’ and a relabeling of the conditions for Z2019071: February 24, 2021 Z2019071 Page 1 of 4 h. Noise generated from the site shall not exceed 55 dB as measured from a point external to the property lines. The applicant requested that the Commission increase the allowed decibel level to 70 or 80 decibels during the Hearing; however, after debate between Commissioners with an evaluation of both the existing land-uses and adjacent zoning around the site, the Commissioners decided to delete Condition ‘h’ of Z2019071. As a result of the deletion of Condition ‘h’ the Commission recommended a renumbering of the conditions from ‘a’ - ‘o’ to ‘a’ – ‘n’. Commission Recommendation: On 1/28/21, the Commission voted 7-0 to recommend approval of Z2019071 subject to conditions ‘a’ – ‘n’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “La Casa Blanca Restaurant Expansion”, consisting of two full-size sheets, dated November 17, 2020, and stamped received November 18, 2020, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “La Casa Blanca Expansion”, consisting of 15 pages, dated November 17, 2020, and stamped received November 18, 2020, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. At the time of the building Permit, the applicant must coordinate with the City of Chandler to properly access the site. The applicant must coordinate with the City of Chandler to dedicate the appropriate Right-of-Way. 2. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 3. Engineering review of planning and/or zoning cases is for conceptual design only and does not represent final design approval nor shall it entitle applicants to future designs that are not in conformance with Section 1205 of the Maricopa County Zoning Ordinance and Drainage Policies and Standards; Floodplain Regulations for Maricopa County; and the MCDOT Roadway Design Manual. d. The CUPD will limit the site to the following uses: 1. Restaurant, café, refreshment stands, and catering use. February 24, 2021 Z2019071 Page 2 of 4 2. Event venue for meetings, sports, school, places of worship, banquets, weddings, receptions, birthdays, religious events, private parties, retreats with no overnight accommodations, or other similar uses. 3. Bakeries with screened outdoor storage. 4. Outdoor dining with on-site alcohol sales and food pick-up. 5. Indoor amplified music and entertainment. 6. Accessory uses/buildings similar and/or customarily incidental to the above use. e. The CUPD will prohibit the following uses: 1. Drive-throughs. 2. Rodeos, auctions, swap meets, and campgrounds. 3. Residential uses, excluding care-takers quarters. 4. Outdoor amplified music and entertainment. 5. Uses not similar with the listed allowed uses. f. The parking area shall be surfaced by asphalt millings, decomposed granite, or other alternative to limit dust pollution emanating from the parking area. g. Sound attenuation measures shall be incorporated in the refurbishment of the barn building where events will take place to minimize sound pollution emanating from the structure. h. A landscaping buffer with dense vegetation shall be added on both the west and east portions of the site as a sound buffer for the adjacent residential properties. i. All roof-mounted and ground-mounted equipment shall be screened. j. Any illuminated wall sign or wall mounted signage shall not face the residentially zoned properties to the west of the site. k. There shall be no driveway for event traffic from the site on to Victoria St. l. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. m. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions February 24, 2021 Z2019071 Page 3 of 4 n. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Presented by: Martin Martell, Planner Reviewed by: Darren Gérard, AICP, Planning Manager Attachments: 1/28/21 P&Z Packet (33 pages) City of Chandler letter (2 pages) Note: 1/28/21 Draft P&Z Minutes are not available as of the writing of this report but can be provided upon request later when available. February 24, 2021 Z2019071 Page 4 of 4 Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2019071 – La Casa Blanca Event Venue Hearing Date: January 28, 2021 Supervisor District: 1 Applicant: Greg Loper, AICP Owner: Manuel Lopez Request: Zone change from Rural-43 to C-2 CUPD to accommodate a restaurant expansion with a multi-phase event venue Site Location: Generally located ¼ mile north of the northeast corner of McQueen Rd. and Riggs Rd. in the Chandler area Site Size: 7.2 acres Density: N/A County Island: Yes (City of Chandler) County Plan: Rural Development Area (0-1 du/ac) Municipal Plan: City of Chandler – Rural/Agrarian Character Municipal Comments: The City of Chandler has expressed an interest in annexation and believe that the proposal does not reflect the intent of the Chandler General Plan designation rural/agrarian character. Moreover, since there is no precise plan for the southern portion of the site their belief is that this will allow a more intense commercial use may take place on this portion of the site. Support/Opposition: None known Recommendation: Approve with conditions Z2019071 Page 1 of 10 Project Summary: 1. The applicant, on behalf of the property owner, is requesting a zone change on a 7.2- acre site from Rural-43 to C-2 CUPD (Intermediate Commercial Unit Plan of Development) located on the northeast corner of McQueen Rd. and Victoria St. in the Chandler area. The request is to accommodate the expansion of the La Casa Blanca Restaurant that exists on a property just north of the subject site to serve as an expansion of the restaurant and offer a venue for events. The expansion will be multi-phase beginning on the northern portion of the site and ending on the southern portion of the site. The applicant is requesting a precise plan of development with this zone change on the 2.6-acre northern portion of the site and will be submitting a future precise plan of development on the 4.9-acre southern portion of the site later, subject to market conditions. 2. This request is due to the success of the adjacent La Casa Blanca Restaurant and numerous requests by the restaurant’s patrons to use the existing restaurant for events. Since the existing restaurant is, a small converted farmhouse that is incapable of handling large events the property owner purchased the two properties to the south to expand the restaurant, with the intent of utilizing existing structures on these lots for events. Many of the events that will take place in an existing barn structure on the site will be for meetings, weddings, banquets, and restaurant dining. Rather than a stand-alone events operation, the newly rezoned site will be developed as a multi-phase extension of the existing La Casa Blanca Restaurant, maintaining a rural ambiance, since the barn structure will remain on site. The first phase will take place on the property to the north of the subject site, that is not part of this zone change request, involving a tenant improvement to the existing La Casa Blanca Restaurant. Phase 2 and 3 will be on the northern portion of the site, repurposing a 3,360 square foot barn structure with an interior remodel, addition of an attached foyer, addition of attached patios. Moreover, these phases will include parking areas, new driveways, landscaping, additional structures, fences, gazebo, and enclosed lawn area for outdoor events. The final phase will take place in the southern portion of the site and will involve future expansion of the restaurant/event venue, which will be determined later. However, Phase 4 area will be kept clean and maintained until development takes place on this portion of the site. 3. Once the facility is open, the plan is to have an average of two to three events per week. The facility’s restaurant operations will be open seven days per week and operate between 11 a.m. to 10 p.m. but may possibly be expanded to coincide with an event. All event hours of the facility will be from 10 a.m. to 10 p.m. Sunday through Thursday and open until 11 p.m. the rest of the week. Due to the number of individuals attending an event it may take up to an hour for cleaning, parking lot clearing, and securing the site. There is a plan to hire off duty police officers to manage traffic for very large events, if needed. The facility itself will be open for staff from 6 a.m. until an hour after the cessation of an event. (However, please note the zoning ordinance does not limit the hours of business operation in commercial zoning districts.) Since many of the events will include live or recorded music all this will only occur inside the barn building and not in the proposed event lawn area on the site. To mitigate possible sound pollution from the facility the development will incorporate sound mitigation measures to the main structure of the facility, add six-feet tall solid fencing, include additional landscaping buffers, and hire an acoustical engineer address potential sound issues if complaints are received. Z2019071 Page 2 of 10 4. The applicant met with staff prior to submitting for the zone change on January 22. 2019. Originally the proposal was a zone change to C-3 (General Commercial); however, during the initial meeting staff informed the applicant that a zone change to C-3 would allow land-uses that might not be compatible to the adjacent residential land uses. Staff believed at the time of the meeting that a Special Use Permit for public assembly would be more appropriate for the site. Since, the proposal will also serve as an expansion of the adjacent restaurant as well as wedding/event venue, staff believe a zone change to C-2 with a CUPD zoning overlay that restricts land-uses will be appropriate for this site. 5. This particular CUPD zoning overlay request will be designed to limit land uses that are incompatible with a rural/agrarian environment. Therefore, only the following land-uses will be permitted: Restaurant, café, refreshment stands, and catering use. Event venue for meetings, sports, school, places of worship, banquets, weddings, receptions, birthdays, religious events, private parties, retreats with no overnight accommodations, or other similar uses. Bakeries with screened outdoor storage. Outdoor dining with on-site alcohol sales and food pick-up. Indoor amplified music and entertainment. Accessory uses/buildings similar and/or customarily incidental to the above use. The following land-uses will be prohibited: Drive-throughs and residential uses (excluding care-taker quarters). Rodeos, auctions, swap meets, and campgrounds. Outdoor amplified music and entrainment. Uses not similar with the listed allowed uses. There is also a request to vary the required paving of the parking area (excluding the ADA accessible spaces) to use alternative dust-fee materials, such as asphalt millings or decomposed granite, instead. Other than this, the requested CUPD zoning overlay will not vary the development standards found in the C-2 zoning district, refer to the CUPD Table below. Z2019071 Page 3 of 10 Z2019071 Page 4 of 10 Portions of the Site Plan Z2019071 Page 5 of 10 6. It should be noted that since the applicant is proposing a site plan (required plan of development, POD) and although the zone change is a legislative approval, the POD is administratively approved. Therefore, POD approval is contingent upon prior rezoning approval. Existing On-Site and Adjacent Zoning / Land Use: 7. On-site: Rural-43/ Farm North: C-2 / Restaurant South: C-2 & Rural-43 / Vehicle repair & single-family residence East: Chandler (PAD)/ Single-family residences West: Rural-43 (SUP Z90-20) / Single-family residence & canine boarding Utilities and Services: 8. Water: City of Chandler Wastewater: City of Chandler School District: Chandler Unified School District Fire: City of Chandler Police: MCSO Right-of-Way: 9. Main access to Phase 2 and 3 of the site will be via a 39-foot-wide driveway that will connect the existing restaurant to the north and the northern portion of the site with McQueen Rd. Phase 4 of the site will be accessed by a future driveway along McQueen Rd. 10. The following table includes existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. Street Name Half-width Existing R/W Half-width Proposed R/W Future Classification McQueen Rd. 55’ 55’ Minor Arterial (Chandler R/W) Adopted Plan: 11. Southeast Chandler Area Plan (adopted September 16, 1999): This municipal area plan developed to preserve the agricultural atmosphere of the community with open space and gardens creating a feeling of openness. This municipal area plan designates the subject site, as Rural/Agrarian character designation of existing development is rural/agrarian in nature. A mix of agricultural/rural land uses are essential to allow residents to continue their rural lifestyles retaining a connection to this rich heritage. Non- residential development should occur in a low-intensity manner. Public Participation Summary: 12. The applicant complied with the Maricopa County Citizen Review Process with the required posting of the property and notification by first class mail to adjacent property Z2019071 Page 6 of 10 owners within 300 feet of the subject parcel, with notification to interested parties. As of the date of this report, there has been no comments or opposition received. Additionally, the applicant held a neighborhood meeting to discuss this proposal on December 11, 2019 at the La Casa Blanca Restaurant. During this meeting six adjacent property owners attended. Most of their concerns centered on potential traffic, hours of operation, and potential noise pollution. The applicant has incorporated their concerns into this future development by limiting operation hours/days, adding sound mitigation measures, and keeping access to the site along McQueen St., instead of on Victoria St. Outstanding Concerns from Reviewing Agencies: 13. There are no outstanding concerns from reviewing agencies. The City of Chandler has been notified of this request and staff have received comments. Their concern is that this proposed use is not compatible with the South Chandler Area Plan’s Rural/Agrarian land-use designation. In addition, the City is interested in annexing the entire site in the future and prefer that the site abides by the City’s design guidelines for commercial developments. It should be noted that the current property owners do not wish to be annexed into the City of Chandler and prefer to remain in the County. The City wish to add the following items into this development: a. Require the parking lot be paved, in place of decomposed granite. b. Require landscaping buffer on the west side of the development. c. Require a landscaping buffer on the east side of the site. d. Require light to not shine into adjacent properties. e. Require illuminated, wall-mounted signage not to face residential properties. f. Require screening of any roof-mounted and ground mounted mechanical equipment. The applicant intends to add most of these development guidelines into all phases of this development. However, the applicant will vary the paving requirements for the parking lot and will add asphalt millings or decomposed granite to abide by the County’s requirement for dust-free parking areas. Staff Analysis: 14. The proposal to develop the site for an event venue as an extension of the adjacent La Casa Blanca Restaurant would be appropriate for a facility along an arterial roadway. McQueen Rd. does have enough vehicular traffic lanes with a center right/left turning lane to accommodate the additional traffic generated from this type of venue. Since future expansion of the site will be adjacent to a residential access easement to the south a recommended condition is to not allow a driveway for event traffic onto Victoria St. would be appropriate to eliminate traffic congestion on this easement. With the added landscape buffers and screening walls to separate the site from adjacent residential properties, as proposed, will mitigate any excess noise from the site. Even with these measures staff recommends a condition that the developer contact an acoustical engineer during development and to address any noise issues when complaints are received. Another recommended condition is for sound attenuation measures be utilized in the construction of the refurbished barn building where events will take place to mitigate noise pollution. Still another recommended condition is to add landscape Z2019071 Page 7 of 10 buffers with dense vegetation along both the east and west portions of the site to act as a sound barrier for the adjacent residential properties on these sides of the site. 15. The City of Chandler are requesting additional design guidelines in the development of the site that are beyond those of the County and the developer of the site is committed to abiding by most of these recommendations. However, the developer will still vary the paving requirement for the parking area to allow alternative surface materials to mitigate dust pollution from the site. This would still be appropriate because the parking area will be screened by the building and walls of the site and will not be visible from the street or adjacent residences in Chandler. Although there is not a precise plan for the southern portion of the at this time, by applying the proposed limitation of uses proposed by the applicant will ensure that any development on the southern part of the site will be compatible with the adjacent residences and the rest of the site. Therefore, staff recommend approval of this zone change request with conditions listed below. Recommendation: 16. For the reasons outlined in this report, staff recommends the Commission motion for Approval, subject to conditions ‘a’ – ‘o’: a. Development of the site shall be in substantial conformance with the Site Plan entitled “La Casa Blanca Restaurant Expansion”, consisting of two full-size sheets, dated November 17, 2020, and stamped received November 18, 2020, except as modified by the following conditions. b. Development of the site shall be in substantial conformance with the Narrative Report entitled “La Casa Blanca Expansion”, consisting of 15 pages, dated November 17, 2020, and stamped received November 18, 2020, except as modified by the following conditions. c. The following Planning Engineering conditions shall apply: 1. At the time of the building Permit, the applicant must coordinate with the City of Chandler to properly access the site. The applicant must coordinate with the City of Chandler to dedicate the appropriate Right-of-Way. 2. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 3. Engineering review of planning and/or zoning cases is for conceptual design only and does not represent final design approval nor shall it entitle applicants to future designs that are not in conformance with Section 1205 of the Maricopa County Zoning Ordinance and Drainage Policies and Standards; Floodplain Regulations for Maricopa County; and the MCDOT Roadway Design Manual. Z2019071 Page 8 of 10 d. The CUPD will limit the site to the following uses: 1. Restaurant, café, refreshment stands, and catering use. 2. Event venue for meetings, sports, school, places of worship, banquets, weddings, receptions, birthdays, religious events, private parties, retreats with no overnight accommodations, or other similar uses. 3. Bakeries with screened outdoor storage. 4. Outdoor dining with on-site alcohol sales and food pick-up. 5. Indoor amplified music and entertainment. 6. Accessory uses/buildings similar and/or customarily incidental to the above use. e. The CUPD will prohibit the following uses: 1. Drive-throughs. 2. Rodeos, auctions, swap meets, and campgrounds. 3. Residential uses, excluding care-takers quarters. 4. Outdoor amplified music and entertainment. 5. Uses not similar with the listed allowed uses. f. The parking area shall be surfaced by asphalt millings, decomposed granite, or other alternative to limit dust pollution emanating from the parking area. g. Sound attenuation measures shall be incorporated in the refurbishment of the barn building where events will take place to minimize sound pollution emanating from the structure. h. Noise generated on site from events shall not exceed 55 dB as measured from a point external to the property lines. i. A landscaping buffer with dense vegetation shall be added on both the west and east portions of the site as a sound buffer for the adjacent residential properties. j. All roof-mounted and ground-mounted equipment shall be screened. k. Any illuminated wall sign or wall mounted signage shall not face the residentially zoned properties to the west of the site. l. There shall be no driveway for event traffic from the site on to Victoria St. Z2019071 Page 9 of 10 m. Noncompliance with any Maricopa County Regulation shall be grounds for initiating a revocation of this Zone Change as set forth in the Maricopa County Zoning Ordinance. n. The property owner/s and their successors waive claim for diminution in value if the County takes action to rescind approval due to noncompliance with conditions o. The granting of this change in use of the property has been at the request of the applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation of the Zone Change. The Zone Change enhances the value of the property above its value as of the date the Zone Change is granted and reverting to the prior zoning results in the same value of the property as if the Zone Change had never been granted. Presented by: Martin Martell, Planner Reviewed by: Matthew Holm, AICP, Planning Supervisor Attachments: Case Map (1 page) Site Plan (reduced 8.5”x11”, 2 pages) Narrative Report (15 pages) MCESD comments (1 page) DPR comments (1 page) City of Chandler comments (3 pages) Z2019071 Page 10 of 10 MARICOPA COUNTY Application Name: La Casa Blanca Event Venue - PSEIS Legal Description T02S R05E 026, T2 S R5 E 26 Applicant Applicant Phone/Email GREG LOPER 602.550.7004 GREG.LOPER@HOTMAIL.COM Z2019071 Case Address Parcel Primary: 303-54-013S 24611 S MCQUEEN Rd CHANDLER AZ 85249 303-54-013T Generated January 7, 2021 15:32 PM Gross Acres: 7.19 approx. Map scale 1:1,499 Supervisor District No. 1 REZONING FORM RURAL-43 TO C-2 CUPD FOR AN EVENT VENUE Maricopa County Planning & Development - Phoenix, AZ / E CHANDLER HEIGHTS RD PROJECT REQUEST: 25 Zone change from Rural-43 to C-2 CUPD for commercial project. 23 23 PHASE ONE DEVELOPMENT STANDARDS (NOT PART OF THE ZONE CHANGE) 25 GONZALEZ 303-54-355 SANDRA Base C-2 Zoning RD RD LAND USE: District Development Proposed C-2 CUPD RESTAURANT Regulations Standard Development Standard MCQUEEN COOPER 23 23 23 Height 40 ft. 40 ft. PROJECT S LOCATION S Front Yard 10 ft. 10 ft. Side Yard 0 ft.* 0 ft.* 17 Street Side Yard 0 ft.* 0 ft.* E VICTORIA ST 23 23 Rear Yard 0 ft.** 0 ft.** 16 S88° 49' 58"W 25 608.41 Lot Area 6,000 sq. ft. 6,000 sq. ft. 20'-0" ESMT PUE E RIGGS RD I/E & 5 Lot Width 60 ft. 60 ft. 9 16'-8" 5'-0" 28'-0" 25 Lot Coverage 60% 60% VICINITY MAP NEW 24'-0" x 24'-0" ENTRY BUILDING 8 PROJECT R.O.W. 55'-0" 9 16'-8" 20 20 11 22'-0" 9'-0" 24'-0" EXISTING BUILDING 20 8 17 Parking - Public 1102.1.2.2 ALL PUBLIC ASSEMBLY IS ONE 1102.1.2.2 ALL PUBLIC ASSEMBLY IS ONE 25 20 12 12 24'-0" SPACE PER 200 SF OF FLOOR AREA SPACE PER 200 SF OF FLOOR AREA La Casa Blanca 8 19 19 18'-0" Mexican Restaurant 33'-0" 20 10 20 10 10'-0" Property Enclosure/ 6'-0" high solid wall 6'-0" high (average) solid Expansion I/E ESMT 7'-0" & PUE 11 8 11'-0" 22 IRRIGATION ESMT 36"E Screening wall, which will also 2 5'-0" 9 24'-0" 9 6 17' 185.61 serve as a sound barrier 24'-0" S00° 24611 S McQueen ROAD 41"W 8 11'-0" * 10-feet adjacent to rural or residential zoned properties Rd. Chandler, AZ 17' 185.61 PHASE TWO N00° 1 11'-0" 18'-0" ** 25-feet adjacent to rural or residential zoned properties 85249 303-54-013S 5'-0" 8 5 LOPEZ MANUEL V 4 20 23 3 VAN 12'-0" 18'-0" MCQUEEN 15 5'-0" PROJECT DATA KEYNOTES 80'-0" 18'-0" 9'-0" 114'-0" 24'-6" S Phase One (Not Part of the Zone Change) 1. Existing building (3,360 SF) 18 Address: 24605 South McQueen Road 13 2. Foyer addition (575 SF) 7 18'-0" 8 Chandler, AZ 85249 3. Covered patio (1,923 SF) 3 Owner: Sandra Gonzalez 4. Lawn/garden 2'-0" 8 Jurisdiction: Maricopa County 5. Retention (see sheet G&D-2) S88° 608.39 49' 58"W Parcel: 303-54-355 8 8 ESMT PUE 6. Parking (total: 91 spaces) 71'-0" 39'-8 3/4" 21'-0" 42'-0" 30'-0" I/E & Site Area: 88,195 SF NEW 54'-0" x 22'-0" CONCRETE PAD SERVICE AND LOADING AREA MICHAEL USE: 7. Refuse bins FOR COVERED PATIO RU-43 303-54-007H LAND RESIDENTIAL Zoning: C-2 (existing)) 8. 6' high screen wall FESLER NEW CONCRETE PAD 9. New driveway and/ parking lot to be DESCRIPTION Phase Two dust-free surfacing as per Maricopa County Conceptual NEW (BRIDE&GROOM BUILDING CHAMBERS / CAFE/BAR / Address: 24611 South McQueen Road Site Plan 25 RESTROOMS / STORAGE) requirements. Chandler, AZ 85249 Phase Two - 10. Plaza Owner: Manuel Lopez EXHIBIT A 11. Signage Jurisdiction: Maricopa County 12. Drop-off Parcel: 303-54-013S CASE: Z2019071 13. Loading/service area Site Area: (Gross: 112,915 SF / NET: 79,520 SF) 25 14. N/A Zoning: RU-43 (existing) 23 (NOT PART OF THE PLAN OF DEVELOPMENT) 15. Gazebo (10' x 10') LOPEZ 303-54-013T MANUEL V C-2 CUPD (proposed) 16. Existing driveway to be modified to 10'-0" 36"E align with the median cut IRRIGATION ESMT Lot Coverage: 7,210 SF (6%) 36"W 17' 330.44 17. Existing irrigation channel 17' 280.61 S00° 18. Existing sidewalk N00° School District: Chandler Unified School District 19. New concrete sidewalk 20. Landscape area Building Summary: 21. N/A Existing Building: Existing Garage (42'x 80') to be re-purposed: 3,360 SF 22. Pavers Foyer Addition: 575 SF 23. Existing exterior street light (25'-0" height) Building Addition (Private Chambers + Cafe/Bar + Storage): 1,252 SF 24. Concrete curb, TYP. Gazebo 100 SF 25. Sight Visibility Triangles (SVTs) Total: 5,287 SF Parking Summary: Required: 5,287 SF: 200 SF = 26 Spaces / 1 ADA Spaces NOTE Provided: 91 Spaces / 3 ADA & 1 VAN Spaces ALL EXTERIOR LIGHTING SHALL BE SHIELDED, FACED 23 AWAY FROM ADJACENT RESIDENCES, AND COMPLY N45° 43' 32"W 27.99 WITH SECTION 1112 OF THE MARICOPA COUNTY SCALE ZONING ORDINANCE. 25 38"W 1"=40' 09' 29.93 25'-0" ESMT PUE ALL INTERNAL DRIVEWAYS AND PARKING AREAS SHALL N01° I/E & BE PAVED/DUST-FREE SURFACE MATERIALS. S88° 49' 58"W R/W 588.05 303-54-009P E VICTORIA STREET 30'-0" MCDOT ANNALA SHANE M/LORI JO ALL FREESTANDING AND WALL SIGNS SHALL BE IN 25 ZONING: RU-43 CONFORMANCE WITH THE COMMERCIAL SIGN RESIDENTIAL LAND USE: HOME 5'-0" REQUIREMENTS OF SECTION 1403 OF THE MARICOPA CEK 303-54-009X ENTERPRISE INC 1'-0" COUNTY ZONING ORDINANCE. DATE ZONING: 6/3/2019 C-2 LAND USE: ILLUMINATED WALL-MOUNTED SIGNS SHALL NOT FACE REVISION DATE REPAIR/ MAINTENANCE SHOP 5'-0" 2'-0" ANY RURAL OR RESIDENTIAL ZONING DISTRICTS. 12/2/2019 5/26/2020 1'-6" 7/21/2020 ANY ROOF OR GROUND EQUIPMENT SHALL BE 10/22/2020 1'-0" SCREENED BY A WALL, PARAPET, OR HEDGE. 11/17/2020 PARKING SYMBOL 2 A.D.A PARKING SIGN 3 SIGN POST THERE SHALL BE A LANDSCAPE BUFFER ALONG THE WEST SHEET 1 SCALE: N.T.S SCALE: N.T.S SCALE: N.T.S PROPERTY LINE AND EASTERN SIDE OF THE SITE. UTILITY COMMITMENT TABLE 0 40' 80' N FIRE POLICE NATURAL A.0 WATER DISPOSAL ELECTRIC TELEPHONE REFUSE PROTECTION PROTECTION GAS GRAPHIC SCALE City of City of CFD MCSO SRP Southwest COX Cable RSWCC Chandler Chandler Gas E CHANDLER HEIGHTS RD PROJECT REQUEST: 25 Zone change from Rural-43 to C-2 CUPD for commercial project. 23 23 DEVELOPMENT STANDARDS (NOT PART OF THE ZONE CHANGE) Base C-2 Zoning 25 GONZALEZ 303-54-355 SANDRA District Development Proposed C-2 CUPD RD RD LAND USE: Regulations Standard Development Standard RESTAURANT MCQUEEN COOPER Height 40 ft. 40 ft. 23 23 23 PROJECT Front Yard 10 ft. 10 ft. S LOCATION S Side Yard 0 ft.* 0 ft.* 17 Street Side Yard 0 ft.* 0 ft.* Rear Yard 0 ft.** 0 ft.** E VICTORIA ST 23 23 Lot Area 6,000 sq. ft. 6,000 sq. ft. 16 S88° 49' 58"W 25 608.41 ESMT Lot Width 60 ft. 60 ft. E RIGGS RD 20'-0" PUE 24 I/E & 5 9 16'-8" Lot Coverage 60% 60% 5'-0" 28'-0" 25 VICINITY MAP 55'-0" 8 Parking - Public 1102.1.2.2 ALL PUBLIC ASSEMBLY IS ONE 1102.1.2.2 ALL PUBLIC ASSEMBLY IS ONE PROJECT R.O.W. 9 16'-8" 20 24 12 20 8 17 SPACE PER 200 SF OF FLOOR AREA SPACE PER 200 SF OF FLOOR AREA 25 20 12 20 11 24'-0" La Casa Blanca 19 18'-0" 8 Property Enclosure/ 6'-0" high solid wall 6'-0" high (average) solid Mexican Restaurant 33'-0" 10 20 19 10 10'-0" Screening wall, which will also Expansion 20 I/E ESMT 7'-0" & PUE 11 8 11'-0" 22 IRRIGATION ESMT 36"E serve as a sound barrier 1 5'-0" 9 24'-0" 9 6 17' 185.61 S00° * 10-feet adjacent to rural or residential zoned properties 24611 S McQueen ROAD 41"W 8 11'-0" ** 25-feet adjacent to rural or residential zoned properties Rd. Chandler, AZ 17' 185.61 PHASE THREE 18'-0" 85249 N00° 1 11'-0" 5'-0" 303-54-013S 8 5 LOPEZ MANUEL V 4 PROJECT DATA KEYNOTES 23 3 2 2 VAN 12'-0" 18'-0" MCQUEEN 15 5'-0" Phase Three 18'-0" 1. Existing buildings (PHASE TWO) 114'-0" 9'-0" 24'-6" Address: 24611 South McQueen Road (3,360 SF + 575 SF + 1,252 SF) S Chandler, AZ 85249 18 2. Building addition primary (PHASE THREE) 13 Owner: Manuel Lopez 18'-0" 8 (4,715 SF) 7 Jurisdiction: Maricopa County 3. Covered patio (1,092 SF) 1 Parcel: 303-54-013S 2'-0" 8 8 4. Lawn/garden S88° 49' 58"W Site Area: (Gross: 112,915 SF / NET: 79,520 SF) 5. Retention (see sheet G&D-2) 608.39 8 15'-8 3/4" 21'-0" 24'-0" 42'-0" 24'-0" 30'-0" ESMT PUE Zoning: RU-43 (existing) 6. Parking (total: 91 spaces) I/E & MICHAEL USE: C-2 CUPD (proposed) RU-43 303-54-007H RESIDENTIAL 7. Refuse bins LAND FESLER 8. 6' high screen wall Lot Coverage: 11,094 SF (14%) DESCRIPTION 9. New driveway and/ parking lot to be Conceptual dust-free surfacing as per Maricopa County School District: Chandler Unified School District Site Plan 25 requirements. Phases Three & Four 10. Plaza - Building Summary: 11. Signage EXHIBIT B Existing Building: Existing Garage (42'x 80') to be re-purposed: 3,360 SF 12. Drop-off CASE: Z2019071 Existing Foyer Addition: 575 SF 13. Loading/service area 25 PHASE FOUR Existing Building Addition (Private Chambers + Cafe/Bar + Storage): 1,252 SF 14. N/A 23 (NOT PART OF THE PLAN OF DEVELOPMENT) Existing Gazebo 100 SF 303-54-013T 15. Gazebo (10' x 10') LOPEZ MANUEL V New Building Addition Primary 4,715 SF 16. Existing driveway to be modified to 10'-0" 36"E Total: 10,002 SF IRRIGATION ESMT align with the median cut 36"W 17' 330.44 17' 280.61 S00° 17. Existing irrigation channel Parking Summary: N00° 18. Existing sidewalk Required: 10,002 SF: 200 SF = 50 Spaces / 3 ADA Spaces 19. New concrete sidewalk Provided: 91 Spaces / 3 ADA & 1 VAN Spaces 20. Landscape area 21. N/A Phase Four 22. Pavers Address: 24631 South McQueen Road 23. Existing exterior street light (25'-0" height) Chandler, AZ 85249 24. Concrete curb, TYP. Owner: Manuel Lopez 25. Sight Visibility Triangles (SVTs) Jurisdiction: Maricopa County Parcel: 303-54-013T NOTE Site Area: 200,199 SF Zoning: RU-43 (existing) ALL EXTERIOR LIGHTING SHALL BE SHIELDED, FACED 23 C-2 CUPD (proposed) AWAY FROM ADJACENT RESIDENCES, AND COMPLY N45° 43' 32"W 27.99 WITH SECTION 1112 OF THE MARICOPA COUNTY SCALE ZONING ORDINANCE. 25 38"W 1"=40' 09' 29.93 25'-0" ESMT PUE ALL INTERNAL DRIVEWAYS AND PARKING AREAS SHALL N01° I/E & BE PAVED/DUST-FREE SURFACES. S88° 49' 58"W R/W 588.05 303-54-009P E VICTORIA STREET 30'-0" MCDOT ANNALA SHANE M/LORI JO ALL FREESTANDING AND WALL SIGNS SHALL BE IN 25 ZONING: RU-43 CONFORMANCE WITH THE COMMERCIAL SIGN RESIDENTIAL LAND USE: HOME 5'-0" REQUIREMENTS OF SECTION 1403 OF THE MARICOPA CEK 303-54-009X ENTERPRISE INC 1'-0" COUNTY ZONING ORDINANCE. DATE ZONING: 6/3/2019 C-2 LAND USE: ILLUMINATED WALL-MOUNTED SIGNS SHALL NOT FACE REVISION DATE REPAIR/ MAINTENANCE SHOP 5'-0" 2'-0" ANY RURAL OR RESIDENTIAL ZONING DISTRICTS. 12/2/2019 5/26/2020 1'-6" 7/21/2020 ANY ROOF OR GROUND EQUIPMENT SHALL BE 10/22/2020 1'-0" SCREENED BY A WALL, PARAPET, OR HEDGE. 11/17/2020 PARKING SYMBOL 2 A.D.A PARKING SIGN 3 SIGN POST THERE SHALL BE A LANDSCAPE BUFFER ALONG THE WEST SHEET 1 SCALE: N.T.S SCALE: N.T.S SCALE: N.T.S PROPERTY LINE AND EASTERN SIDE OF THE SITE. UTILITY COMMITMENT TABLE 0 40' 80' N FIRE POLICE NATURAL A.1 WATER DISPOSAL ELECTRIC TELEPHONE REFUSE PROTECTION PROTECTION GAS GRAPHIC SCALE City of City of CFD MCSO SRP Southwest COX Cable RSWCC Chandler Chandler Gas La Casa Blanca Expansion NARRATIVE REPORT related to a request for a Zone Change (Rural-43 to C-2, with a CUPD overlay) and a Precise Plan of Development To allow for the expansion of the existing adjacent restaurant and a multi- phase related event venue on approximately 7.2 acres located north of the northeast corner of Riggs and McQueen Roads in the Chandler area of unincorporated Maricopa County; APN’s 303-54-013S & 013T VICINITY MAP Chandler Heights Road SITE Road McQueen Road Cooper Victoria Street N n.t.s. Riggs Road Application #: Z2019071 Date Revised: November 17, 2020 INTRODUCTION: The impact of the ongoing COVID-19 / Coronavirus has been felt by all people and all businesses, but for the restaurant and event industry, the impacts have been and will continue to be significant and “game-changing” in how both enterprises operate in the near- and long- term future, especially for small businesses. This rezoning application has been modified to reflect these impacts. The La Casa Blanca Mexican restaurant, which is a converted old farm house, is such a small business which has been in operation for over 15 years. The success of the restaurant has become a source of pride to the local community, and with that success it has brought requests into the use of it for meetings, weddings, banquets and related events. Unfortunately, the restaurant and the site itself are too small and configured in such a way that expansion of the existing operation to allow for these events is not feasible. That is even more so now with the need for social-distancing and lessened occupancy allowances. When the adjacent land to the south became available, it became extremely attractive to utilize it as a site for the expansion of the restaurant and for special events. Unfortunately, as stated above, the COVID-19 / Coronavirus pandemic has changed – and will continue to affect – how dining, events and similar occurrences are planned and carried- out. From social distancing, to limits on the number of people who can dine or attend events, to limitations on patrons based on occupancy/fire codes, is now – and will be – a huge consideration for both the attendees and the owner/operator for the foreseeable future. Therefore, rather than a standalone events operation, the site subject to this rezoning request will instead be developed as a multi-phase extension of the La Casa Blanca Mexican restaurant, where the transition to additional phases will be based on the status of the pandemic, the success of the phase(s) in operation at that time, and market conditions. This project will serve to beautify the community and serve as a gathering place (as allowed under CDC guidelines) for the community just as the existing restaurant has, as well as provide a location for meetings and events for the community. The site is currently used for agricultural purposes; the proposed use of the site has been designed to maintain an open, rural ambiance. Z2019071 Narrative Report – Zone Change November 17, 2020 Page 2 of 15 PURPOSE OF REQUEST: This request is to rezone two (2) parcels totaling approximately 7.2 acres from Rural-43 to C- 2, with a CUPD overlay, that are located north of the northeast corner of Riggs and McQueen Roads in the Chandler area of unincorporated Maricopa County (directly at the northeast corner of McQueen Road and Victoria Street, and immediately south of, and adjacent to, the existing La Casa Blanca Mexican restaurant). The Maricopa County Assessor Parcel Numbers (APN’s) for the two (2) parcels are APN’s 303-54-013S (“North parcel”) & 303-54-013T (“South parcel”). C-2 zoning is requested to allow for the expansion of the existing restaurant operations onto the subject site, as well as to allow for meetings and events as described herein. The CUPD (Commercial Plan of Development) overlay is included in this request for C-2 zoning in order to limit the uses that may occur on the site; there are no deviations to any of the development standards of the proposed C-2 zoning district. In addition to the zone change and CUPD, this application also seeks a Precise Plan of Development (i.e. “Site Plan”) on the North parcel only (APN 303-54-013S), which is approximately 2.6 acres in size (APN 303-54-013S) and is identified for both Phase 2 and Phase 3 improvements as discussed later in this Narrative Report. The remaining 4.6-acre site (South parcel / APN 303-54-013T) is proposed to also be rezoned C-2 CUPD with this application; however, the Precise Plan of Development for this portion of the site (Phase 4, also as discussed later in this Narrative Report) will be submitted at a later date and be subject to review and approval by Maricopa County. There is an existing shared driveway off of McQueen Road that presently serves both the La Casa Blanca Mexican restaurant and the North parcel (APN 303-54-013S). The South parcel (APN 303-54-013S) will be served via internal driveways and a possible driveway onto Victoria Street (to be determined during the Precise Plan of Development process for the South parcel). The nearest incorporated community is the City of Chandler, which has its nearest boundary located along the western property line of the subject site (eastern right-of-way line for McQueen Road). Z2019071 Narrative Report – Zone Change November 17, 2020 Page 3 of 15 DESCRIPTION OF PROPOSAL: Phasing: A Phasing Plan is provided as Exhibit “A” within the document entitled “Z2019071 – Additional Information”. Please refer to it for clarification on the Phases noted below. The overall project – including the existing restaurant which is not part of the rezoning action under Z2019071, but is crucial to the discussion of Z2019071) – will be developed as four (4) “phases” as follows: Phase 1 is NOT part of the area for the rezoning action under Z2019071, but is integral to the overall operation and purpose of the rezoning requested under Z2019071, is the existing La Casa Blanca Mexican restaurant and related property itself, which is currently zoned C-2 and not part of the area to be rezoned. Planning is already underway to provide for seating in an expanded dining room area that acknowledges social distancing, to provide for better curb- side pickup and delivery options, and other improvements that are now part of the “new norm” for the operation of a restaurant since the ongoing pandemic began. Again, although not part of this rezoning action, the existing restaurant (Phase 1) is integral to the development and operation of Phases 2, 3 and 4 that are requested for the rezoning and explained below. Phase 2 is part of the rezoning action under Z2019071 and involves the northern portion of the subject site that is to be rezoned (2.6 acres / APN 303-54-013S), which is immediately adjacent to the La Casa Blanca Mexican restaurant and is part of this rezoning request from Rural-43 to C-2 CUPD. Phase 2 will serve as an expansion of the existing restaurant operations by providing food and drink, as well as both indoor / outdoor and socially-distanced and expanded dining seating, related amenities, and facilities for smaller gatherings and events, which may include meetings, weddings, banquets and similar activities that can generally be served by the existing restaurant. The main focal point for Phase 2 is the repurposing of the existing 3,360 square foot barn building (presently used for storage / garage), which will be renovated with a new façade, but will largely remain as-is (aspects of the building will be brought-up to current codes). Additions to the existing barn building include a 1,923 square foot covered patio area, 575 square foot foyer and a 1,252 square foot building that will provide ADA-compliant restrooms, storage, bride/grooms chambers and a small cafe/bar (for a total building area of 7,110 square feet). Additional parking for both the existing/expanded restaurant and event venue will also occur, as will retention, to serve the ultimate overall project at build-out (Phase 3). Phase 3 is also part of the rezoning action under Z2019071 and involves the same area 2.6- acre area as Phase 2, but will carry the development a step further by providing several additions to the barn building (complete renovation), including additional/reconfigured covered and uncovered patio area, additional internal storage, cooking facilities and other additions bringing the total square footage of the Phase 3 area to 10,994 square feet. The Z2019071 Narrative Report – Zone Change November 17, 2020 Page 4 of 15 development of Phase 3 is essentially what was indicated in the initial application. Development of Phase 3 is dependent upon market conditions. Phase 4 is the final “phase” of the rezoning action under Z2019071 (Rural-43 to C-2 CUPD) and is the remaining 4.6 acres of the rezoning area (South parcel / APN 303-54-013T). At this time, no plans have been prepared for a Precise Plan of Development; however, a Precise Plan of Development will be submitted for review and approval prior to any development. The Phase 4 area will be maintained in the interim period; development of the Phase 4 area is also entirely dependent upon the success of Phases 1, 2 and 3 and market conditions. Zone Change: As noted above, this application is a request for a Zone Change from Rural-43 to C-2 (General Commercial), along with a Commercial Unit Plan of Development (“CUPD”) overlay on two (2) parcels totaling approximately 7.2 acres from Rural-43 to C-2 located north of the northeast corner of Riggs and McQueen Roads in the Chandler area of unincorporated Maricopa County (directly at the northeast corner of McQueen Road and Victoria Street). A Precise Plan of Development (i.e. “Site Plan”) is also proposed for Phases 2 and 3 of the project (the north parcel; APN 303-54-013S), which is approximately 2.6 acres in size. A Precise Plan of Development is not proposed at this time for Phase 4 of the project (south parcel; APN 303-54-013T); it will be submitted at a later date. The purpose of this request is to provide for an extension of the restaurant and an events venue on the site, utilizing the existing restaurant located immediately adjacent to the north as the primary (but not exclusive) source for catering and food services related to events. C-2 zoning also allows for C-1 uses. Under the proposed CUPD, we are proposing to self- limit the uses of the site to those that are similar to, or complimentary to, the extension of the existing restaurant and proposed event uses of the site. CUPD: The CUPD (Commercial Unit Plan of Development) overlay is sought to self-limit the proposed uses on the site. It is not needed for any deviations to the development standards of the C-2 zoning district. Z2019071 Narrative Report – Zone Change November 17, 2020 Page 5 of 15 Proposed Uses: The primary proposed use of the site is as an events venue, utilizing the existing La Casa Blanca Mexican restaurant located immediately adjacent to the north as the primary (but not exclusive) source for catering, food and drink services related to events. The subject site is under common ownership with the La Casa Blanca Mexican restaurant. The C-2 zoning district allows for a myriad of commercial-type uses which are not designed or needed for this site, plus it also allows for uses within the C-1 zoning district, which also allows for single- and multi-family residential uses. Under the proposed CUPD, we are proposing to self-limit the uses of the site to those that are similar to, or complimentary to, the proposed event uses of the site. The uses of the site are to be limited to: ▪ Permanent facilities for restaurant expansion, local community/group meetings, sports, school and other banquets, meetings, weddings, receptions, birthdays and religious celebrations, places for worship, retreats (no overnight accommodations), private parties (such as quinceañeras, debutante balls, Bar and Bat Mitzvahs, baptisms, retirement celebrations, etc.), other events and similar uses. Food and/or liquor may be brought from the adjacent La Casa Blanca restaurant (or other source) or prepared onsite. Rodeos, auctions, swap meets and campgrounds are specifically excluded from the proposed uses on this site. Along with the above primary use, the proposed use(s) on the site may also include: ▪ Bakery shops and catering, including baking on the premises for onsite and offsite sales. The outdoor storage of materials (materials are to be screened) or vehicle parking is permitted. ▪ Cafes, restaurants and refreshment stands. To include patios and outside dining and drinking areas, and with or without onsite alcohol/liquor sales and consumption (which may be separate from food sales). Drive-throughs are excluded, but pick-up is allowed (including for offsite consumption of packaged goods). ▪ Indoor (only) amplified music and/or entertainment – live or recorded – but limited to the interior of any buildings. ▪ Accessory uses and buildings similar and/or customarily incidental to the above uses such as an office(s), maintenance/storage areas, or caretakers quarters. All other uses not similar with the above that are noted or permitted in the C-2, C-1 or other zoning district are prohibited, including any type of residential use (except that a caretaker may be allowed). An amendment to this application is required to allow additional or changes to the uses of the site. Z2019071 Narrative Report – Zone Change November 17, 2020 Page 6 of 15 Development Standards: The CUPD (Commercial Unit Plan of Development) is not sought to alter any of the development standards of the underlying C-2 zoning district. The proposed development complies with all of the development standards of the C-2 zoning district. Phase 4, when and if developed, will also meet the development standards of the C-2 zoning district. As indicated below, the proposed development standards for the requested C-2 CUPD are the same as the underlying C-2 development standards: Base C-2 Zoning District Proposed C-2 CUPD Regulation Development Standard Development Standard Height 40-feet 40-feet Front Yard 10-feet 10-feet Side Yard 0-feet* 0-feet* 0-feet* 0-feet* Street Side Yard Rear Yard 0-feet** 0-feet** Lot Area 6,000 s.f. 6,000 s.f. Lot Width 60-feet 60-feet Lot Coverage 60% 60% Parking Spaces (1/200 sq. ft., per Art. 50 50 1102.1.2.2 (Public Assembly Uses)) 6-foot solid wall 6-foot high (average) solid Property Enclosure / wall, which will also serve as Screening a sound barrier * 10-feet adjacent to rural or residential zoned properties ** 25-feet adjacent to rural or residential zoned properties As noted above this project meets the development standards of the proposed C-2 zoning for the site. In actuality, the provided setbacks are much greater than the required ones noted above. They are: ▪ Front (McQueen) = In excess of 150-feet ▪ Rear (East) = Approximately 600-feet ▪ Side (North) = The existing barn building is over 400-feet from the property line of the nearest residential property to the northeast, and the La Casa Blanca Mexican restaurant site lies between the subject site and the nearest residential property. Additionally, the maximum height (parapet / architectural feature) of any proposed building (essentially the existing barn) is only slightly more than what exists today, with a proposed height of just under 28-feet (27’-7”). Z2019071 Narrative Report – Zone Change November 17, 2020 Page 7 of 15 Justification for Use: Since the opening of the La Casa Blanca Mexican restaurant, there have been a number of inquiries from persons and groups wanting to hold events at the restaurant, such as meetings, weddings, private events, school and sports banquets, etc.; however, there is limited room at the restaurant. The proposed restaurant expansion under this zoning case (Z2019071) will allow these events to occur. Due to the ongoing COVID-19 Coronavirus pandemic, additional area is needed to provide for dining and to meet social distancing requirements. In addition, C-2 zoning is appropriate for the subject parcels, as they are “sandwiched” between properties already zoned C-2, with heavier zoning further to the south. Neighborhood Input: On Wednesday, December 11th, 2019, a meeting was held with our neighbors at La Casa Blanca Mexican restaurant, where we introduced ourselves, presented our proposal and sought input regarding our proposal. The invitation was sent via first class mail to all property owners within 300-feet. About 6 different properties were represented, all to the east of the site. The main comments, detailed more-thoroughly in the Citizen Participation Plan, were in regard to traffic, hours of operation, and potential sound from music and patrons. Once they understood that this site will utilize the existing driveway onto McQueen Road and that there is no access to Victoria Street, traffic no longer seemed to be an issue. In regard to hours of operation and potential sound from music and patrons, we offered (and offer) the following: Operational Characteristics (at full build-out): ▪ On average, there will be 2 to 3 events per week. ▪ Hours and days for restaurant will remain as they are today (11:00 a.m. to 10:00 p.m., up to 7 days per week), but may be expanded to coincide with Event hours ▪ Event hours will be from 10 a.m. to 10:00 p.m., Sunday through Thursday, and 10:00 a.m. to 11:00 p.m. on Fridays and Saturdays. Any music (live, pre-recorded or otherwise) will also cease by that time. After-event activities, such as cleaning, parking lot clearing, securing site, etc., make take up to an hour afterwards to complete. Hours of operations Z2019071 Narrative Report – Zone Change November 17, 2020 Page 8 of 15 for the facility itself will be from 6:00 a.m. to up to an hour after the cessation of operations as noted above. Landscape maintenance may be any day of the week, and may start as early as 6:00 a.m. ▪ All live music will only occur within a building. There will be no outside performances or music. ▪ Pre-recoded music may only occur inside a building. ▪ DJ-type music or activities will only occur within a building. There will be no outside DJ- type music or activities. ▪ Security will be contracted as needed. Off-duty police will be considered first. ▪ Traffic control will be used for larger events, as needed. Off-duty police will also be considered first. ▪ The kitchen (developed as part of Phase 3) will be available for food staging/preparation and cooking (as needed). It will be equipped with refrigerators, warmers, sinks, work tables, ice machine and a dishwasher. ▪ All bartenders will have training and certification from the Arizona Department of Liquor Licenses and Control, and the appropriate liquor and other license(s) will be acquired for the venue as required. ▪ The number of employees for this particular use are unknown at this time; many employees will also be working at the La Casa Blanca restaurant adjacent to the site. ▪ In addition, we have committed to cleaning-up and maintaining the Phase 4 area, even though it is not currently being developed. Sound Mitigation: In an effort to mitigate possible sound impacts to surrounding neighbors, we note the following site, development and operational characteristics that will help to limit sound from possibly carrying past the property. These include: ▪ The existing barn building is over 400-feet from the property line of the nearest residential property. The La Casa Blanca restaurant site lies between the subject site and the nearest residential property. ▪ The existing barn building has two (2) properties under the same ownership that serve as direct line-of-sight (and sound) buffers: La Casa Blanca to the north and the former My Happy Place dog operation to the east. Additionally, both the La Casa Blanca Mexican restaurant site and the site for the rezoning have additional areas to the north, east and south that serve as buffers. Z2019071 Narrative Report – Zone Change November 17, 2020 Page 9 of 15 ▪ Any outdoor activities occurring at the site, as outlined above, will occur on the street-side (west-side) of the barn building, where the building will serve as a buffer. ▪ In addition, any outdoor activities at the site will not only occur on the street-side (west- side) of the building, and will be enclosed within a screened and landscaped area that serves as additional sound mitigation. ▪ All live, and any pre-recorded, amplified music will occur indoors. Sound attenuation measures will be utilized in the renovation of the barn building as needed. ▪ The site of will be enclosed by a 6-foot high screening wall on the north, east and south (Phases 2/3 only at this time). We noted that we could place a higher wall (8-feet is required), but neighbors did not like the wall being any higher than 6-feet. ▪ In addition to the perimeter 6-foot high wall, we are also looking into placing additional landscaping material along the east-side, and particularly the north-side, of the site. Although the current site plan does not indicate this, we have agreed to explore types of landscaping that will help serve as a buffer and to indicate that on any subsequent plans. For this, we are looking into hiring a landscape architect or other professional to assist with plant types and placement. Additional landscaping may also be placed along the northeast corner of the La Casa Blanca restaurant site, as well as the extension of the screening wall fully along the north and east sides of the La Casa Blanca Mexican restaurant site. ▪ An acoustical engineer may possibly be used to help address any potential sound issues if the above measures are deemed to be inadequate and any complaints are received. Precise Plan of Development (“Site Plan”): A Precise Plan of Development (i.e. “Site Plan”) is included with this zone change submittal for Phases 2 and 3 only (Phase 1 is not part of this rezoning action under Z2019071, but is included for reference only); it provides the general location for all proposed improvements. A Precise Plan of Development for Phase 4 will be submitted to Maricopa County at a future date, prior to any development. The main focal point for Phase 2 is the repurposing of the existing 3,360 square foot barn building (presently used for storage / garage), which will be renovated with a new façade, and used for expanded dining and events as described above. A new 1,923 square foot covered patio area, 575 square foot foyer and a 1,252 square foot building for restrooms, storage, bride/grooms chambers and a small cafe/bar will also be provided (total building area of 7,110 square feet). Phase 3, as described above, will carry this a step further and include several additions to the barn building, such as additional/reconfigured patio area, additional internal storage, cooking facilities and other additions bringing the total square footage of the barn to 10,994 square Z2019071 Narrative Report – Zone Change November 17, 2020 Page 10 of 15 feet. The resultant building will be just under approximately 28-feet high. Phases 2, 3 and 4 propose to utilize the existing driveway onto McQueen Road that serves the existing La Casa Blanca Mexican restaurant (Phase 1), and also have internal circulation. Phase 4 may also have access onto Victoria Street, subject to MCDOT review and approval. Also indicated on the Precise Plan of Development for Phase 3 is a 91-space parking area (including 4 handicapped-accessible spaces), which provides in excess of the Maricopa County requirement of 55 spaces. This will actually be developed as part of Phase 2. Retention for the entire Phase 2/3 site will be provided during Phase 2, but based on Phase 3 (ultimate buildout) conditions. As noted on the Precise Plan of Development (site plan), the uses on the site for Phases 2 and 3 are enclosed by a 6-foot high (average) solid wall, which will also help to serve as a sound barrier. Phase 4 screening will be determined at the time of development, which is subject to Plan of Development (Site Plan) review and approval by Maricopa County. All signs proposed for this site will conform to the requirements of Section 1403 of the Maricopa County Zoning Ordinance. Outdoor lighting will be either pole- or wall-mounted, and designed and shielded in accordance with Section 1112 of the Maricopa County Zoning Ordinance. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is within the planning area of the City of Chandler. The Chandler General Plan, adopted in 2016, notes that the site is located within the Southeast Chandler Area Plan. The Southeast Chandler Area Plan identifies the site as “Rural / Agrarian Character”. This proposed project, utilizing agricultural-related architecture and maintaining a rural “feel”, conforms to the intent of this land use classification. The Maricopa County Comprehensive Plan has a similar designation for the site: Rural/Residential (0-1 d.u./acre); however, the development of the site for single-family residential uses is difficult, given that the site is “sandwiched” between commercial properties and has frontage along an arterial roadway. Z2019071 Narrative Report – Zone Change November 17, 2020 Page 11 of 15 RELATIONSHIP TO SURROUNDING PROPERTIES: The site is located in the southeast Chandler area of unincorporated area Maricopa County, and is immediately adjacent to the City of Chandler (located to the west). The use and zoning (and ownership where applicable) of the surrounding properties are as follows: North: La Casa Blanca Mexican restaurant, zoned C-2, and under common ownership as the subject site. East: Residential and former dog boarding/training facility, zoned Rural-43 (with recorded Special Use Permit), also under common ownership as the site. West: (across McQueen Road) Residential subdivision (“Paseo Crossing”), zoned PAD, and located in the City of Chandler. South: (across Victoria Street) Commercial use (“Top Notch Collision & Repair”), zoned C- 2, and a residence, zoned Rural-43. CITY OF CHANDLER COMMENTS: The City of Chandler has expressed interest in the annexation of the entire project area (Phases 1, 2 3 and 4); however; we do not seek nor need annexation into the City of Chandler, as the existing restaurant is already served by the City of Chandler for water, wastewater (sewer) and fire protection services. Nonetheless, the City of Chandler is recommending denial of this rezoning request, citing that the request doesn’t comply with their General Plan nor their Southeast Chandler Area Plan. Neither of these plans acknowledge the existing/current zoning and existing uses. And again, annexation is not desired nor needed for the proposed development; any annexation discussion will occur between the property owner and the City of Chandler at some point after approval of the zoning requested under Z2019071. The City of Chandler does provide some guidance in the event that the zoning is approved by Maricopa County, by seeking the inclusion of the following stipulations (our comments to these stipulations are noted after each, in italics): 1. Require the parking lot be paved and not allow decomposed granite. We will provide dust-free surfacing in accordance with Maricopa County requirements. Z2019071 Narrative Report – Zone Change November 17, 2020 Page 12 of 15 2. Because outdoor activities occurring at The Barn will be on its west side, require a landscape buffer on the west side of the development along with the planned perimeter wall to shield the Paseo Crossing community on the west side of McQueen in Chandler from event noise. We already propose landscaping along the western portion of the subject site, along with a decorative perimeter screening wall along McQueen Road. 3. Require a landscape buffer on the east property line of the proposed development for the adjacent residential land uses. We also already propose landscaping along the eastern portion of the subject site, along with a six-foot high decorative perimeter screening wall. 4. Require light to not shine into adjacent properties. All lighting will conform to Section 1112 of the Maricopa County Zoning Ordinance, which requires shielded lighting and that lighting not extend beyond the property boundaries. 5. Require illuminated, wall-mounted signage to not face residential-zoned properties. All signs will conform to Article 14 of the Maricopa County Zoning Ordinance. At this time, we have not designed specific signs, but – as requested – can commit that any signs designed to be seen from McQueen Road (and thereby visible to the residents to the west) will either be ground-mounted and installed perpendicular to McQueen Road. Any west-facing signs will be placed to the interior of the project boundary (and behind the perimeter wall). 6. Require roof-mounted and ground-mounted mechanical equipment screening consistent with Chandler City Code requirements. We will commit to providing roof-mounted and ground-mounted equipment screening consistent with industry standards. We are not aware with the specifics of the City of Chandler requirements, but will attempt to incorporate those where appropriate. Further, we note that C-2 zoning is appropriate for the subject parcels, as they are “sandwiched” between properties already zoned C-2, with heavier zoning further to the south. LOCATION & ACCESSIBILITY: The site has frontage to both McQueen Road (along the west), and Victoria Street (along the south). Z2019071 Narrative Report – Zone Change November 17, 2020 Page 13 of 15 McQueen Road is a section-line arterial roadway, with a total dedicated right-of-way of 110- feet (55-feet adjacent to the site). It is a paved roadway, with two-lanes in each direction, a continuous median, bike lanes, curb, gutter and sidewalk. The City of Chandler recently improved McQueen Road throughout this area. After extensive discussions, the City of Chandler has indicated that the existing right-of-way for the east-half of McQueen Road – and the related existing improvements – are sufficient. Therefore, no additional dedication nor improvements are proposed for McQueen Road. Victoria Street is a local street that runs east of McQueen Road. Victoria Street, near its intersection with McQueen Road, is paved. Within the southern 25-feet of the South Parcel APNB 303-54-013T) there appears to be a 25-foot wide access easement (to be verified with an updated ALTA survey). There is 30-feet of right-of-way dedicated to the south of the southern property line of the South parcel (APN 303-54-013T), for a distance of approximately 185-feet from McQueen Road going eastward, which then becomes a 25-foot wide Access Easement, also along the north-side of the parcels south of the site. Should Phase 4 request access onto Victoria Street, any right-of-way dedication and/or roadway improvements that may occur with Phase 4 will be as agreed to with MCDOT / City of Chandler. CIRCULATION: As noted above, the site has frontage along both McQueen Road and Victoria Street. The existing shared driveway that serves the La Casa Blanca Mexican restaurant will remain the sole access to the existing restaurant (Phase 1) and also to the North parcel (APN 303- 54-013S; Phases 2 and 3), and will also utilizing interior accessways. The Southern parcel (APN 303-54-013T; Phase 4) will also utilize interior accessways, but may also have access onto Victoria Street (to be determined during the Plan of Development process for the South Parcel). The ultimate required parking for this project (at Phase 3 conditions) is 50 spaces (including 3 handicapped-accessible), based on the requirements of Section 1102.1.2.2 (Public Assembly Uses) of the Maricopa County Zoning Ordinance, which requires one (1) parking space for every 200 square feet of floor area. The total floor area is 9,902 square feet. 91 parking spaces will be provided, which includes a total of four (4) handicapped-accessible spaces, including one that is designated for vans. The parking area will be developed at one time during Phase 2. Loading is done “curb side”. Internal circulation and parking areas will utilize a “dust-free” surface as required by MCDOT. Z2019071 Narrative Report – Zone Change November 17, 2020 Page 14 of 15 DEVELOPMENT SCHEDULE: At the present time, the site is proposed to be developed in four (4) phases; Phase 1 (existing La Casa Blanca Mexican restaurant) already has been developed but also undergoing limited renovations. Phases 2 and 3 are within the North parcel (APN 303-54-013S), which is approximately 2.6 acres in size. The existing barn is located on this phase. Phase 4 is the South parcel (APN 303-54-013T), which is approximately 4.6 acres in size. Development of Phase 4 will depend on the success of Phases 2 and 3. The Precise Plan of Development for Phase 4 will be submitted to Maricopa County for review and approval at a later date. COMMUNITY FACILITIES AND SERVICES: As this project is non-residential in nature, no community facilities or services are necessary or are to be provided other than those that support the intended uses on the site. As an existing “resident” to this area for the past 15+ years, the La Casa Blanca restaurant is an important part of the fabric of the community in this area. The proposed development, as an integrated extension of the restaurant, will allow neighbors to utilize a facility for community-oriented and other events. PUBLIC UTILITIES AND SERVICES: Police protection will be provided by the Maricopa County Sheriff’s Office. Fire protection will be provided by the City of Chandler, as it currently does. Water and wastewater service will be provided by the City of Chandler, as is currently occurring for the La Casa Blanca Mexican restaurant. Refuse collection will be provided by a private company. Electric service is provided by SRP (Salt River Project). Telecommunications services (phone, cable, internet) are available from Cox Communications, CenturyLink Communications and other providers. The site is located within the Chandler Unified School District. As a non-residential development, no impact to the school district is anticipated. A Preliminary Drainage Report is included with this submittal. All retention and drainage will meet Maricopa County Flood Control District (MCFCD) requirements as approved through this zoning application, and will be developed as part of the initial, Phase 2 development. Z2019071 Narrative Report – Zone Change November 17, 2020 Page 15 of 15 Maricopa County Environmental Services Department Water and Waste Management Subdivision Infrastructure & DATE: July 12, 2019 Planning Program 1001 N. Central Avenue #150 Phoenix, Arizona 85004 TO : Martin Martell, Planning & Development Dept. Phone: (602) 506-0376 Fax: (602) 506-5813 Planner TDD 602 506 6704 FROM: Souren Naradikian, P.E. Senior Civil Engineer SUBJECT: Rezoning from R-43 to C-3 CUPD. Z2019071 The Maricopa County Environmental Services Department (MCESD) has reviewed documents received from the Maricopa County Planning and Development Department for the above referenced project. This project is a request for SUP for a Wedding and special events at APN # 303-54-013S & T. According to the submitted documentation, water will be provided by City of Chandler and sewer will be provided by City of Chandler. MCESD has no concerns, ATC for water and sewer must be obtained prior to construction permit approval. Stormwater - The proposed project is located within the unincorporated urbanized area regulated by the Maricopa County Stormwater Quality Program and may need a stormwater approval and permit (SWPPP) prior to any building permits approval. For further information, go to www.maricopa.gov/stormwater. Based on the above, MCESD raised no objection to the Planning & Development Department in Accela Automation on July 12, 2019 and can allow both projects to proceed at this time subject to the following stipulations: Stipulations: None It should be noted that this document does not approve the referenced project. Comments are provided only as advisory to Maricopa County Planning and Development Department to assist staff to prepare a staff report. Other Maricopa County agencies may have additional requirements. Final review and approval will be made through Planning and Development Department procedures. Applicant may need to submit separate applications to the Maricopa County Environmental Services Department for approval of proposed facilities regulated by the Department. Review of any such application will be based on regulations in force at the time of application. Maricopa County Planning & Development Department Date: 12/10/2020 Jeri Loucks, P.E.C.F.M Planning & Development 501 North 44th Street, Suite 200 Memo To: Darren Gerard, AICP, Deputy Director, Department of Planning & Phoenix, Arizona 85008 Phone: (602) 506-6332 Development Fax: (602) 506-3282 www.maricopa.gov/planning Email address: Attn: Martin Martell, Planner, Planning & Development Services Jeri.Loucks@maricopa.gov From: Jeri Loucks, P.E.C.F.M., Plans Examiner Engineer, Planning & Development Services cc: Michael Norris, P.E., Drainage Engineering Manager, Planning & Development Subject: Z2019071 – Rezone from RU-43 to C-3 and Plan of Development (POD) – The Barn Wedding & Event Venue (D5 Memo) Job Site Address: 24611 S MCQUEEN RD CHANDLER 85249 APN(s): 303-54-013S Engineering plan review (DPR, FCD and PND Transportation) has reviewed the Zone Change application routed 11/18/2020 for the subject application and has the following objections: 1. At the time of the building Permit, the applicant must coordinate with the City of Chandler to properly access the site. The applicant must coordinate with the City of Chandler to dedicate the appropriate Right-of-Way. 2. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 3. Engineering review of planning and/or zoning cases is for conceptual design only and does not represent final design approval nor shall it entitle applicants to future designs that are not in conformance with Section 1205 of the Maricopa County Zoning Ordinance and Drainage Policies and Standards; Floodplain Regulations for Maricopa County; and the MCDOT Roadway Design Manual. 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