Extracted text (via ocr_local)
51789 characters
STUDY SESSION MINUTES OF THE PLANNING AND ZONING COMMISSION OF THE CITY
OF CHANDLER, ARIZONA January 6, 2021, held in the City Council Chambers, 88 E.
Chicago Street.
1. CALL T RDER LL CALE
VICE CHAIRMAN ROSE calied the study session to order at 4:30 p.m.
The following Commissioners answered Roll Call:
Vice Chairman David Rose
Commissioner Robert Klob
Commissioner Michael Flanders
Commissioner George Kimble
Commissioner Gregg Pekau
Commissioner Matt Eberle
Absent:
Chairman Rick Heumann
Also, present:
Mr. Kevin Mayo, Planning Administrator
Mr. David de fa Torre, Planning Manager
Ms. Lauren Schumann, Senior City Planner
Ms. Susan Fiala, Senior City Planner
Mr. Benjamin Cereceres, City Planner
Mr. Thomas Allen, Assistant City Attorney
Ms. Catherine Flores, Clerk
2. AGENDA ITEMS:
a. PLH19-0063/PLT19-0055 ELUX AT MCQUEEN,
Request rezoning from Agricultural (AG-1) to Planned Area Development (PAD) for
multi-family residential, Preliminary Development Plan approval for site layout, building
architecture, and Preliminary Plat approval on approximately 12.87 acres located at the
southeast corner of McQueen Road and the Santan 202 Freeway.
Following the writing of the staff memo, Planning staff modified rezoning
stipulation #11. The rezoning stipulation #11 was amended to state the following,
“The developer shall be responsible for the design and installation of a traffic
signal at the intersection of McQueen Road and Armstrong Way during the initial
phase of construction”.
Background
e Approximately 12.87 net acres
Subject site zoned AG-1 and undeveloped
* General Plan designates the site as Neighborhoods and within a Growth Area
e Chandler Airpark Area Plan (CAAP) designates the site as High Density Residential
(HDR)
e 12.1-18 units per acre (du/ac)
e Project consist of 162 units totaling 12.59 du/ac
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 2
Surrounding Land Use Data
North Santan 202 Freeway, South Single-family; 6.7 du/acres
then single family
residential
East Multi-family; 17.94 West McQueen Road, then vacant
du/ac agricultural
General Plan and Area Plan Designations
12.1-18 du/ac
Plan Recommended Land Use Proposed Amendment
General Plan Neighborhoods & Growth Area No Change
Chandler Airpark Area Plan High Density Residential (HDR) No Change
Proposed Project Data
¢ Multi-family dwelling units
Proposed * 162 Units
Land Use © 12.59 dwelling units per acre (du/ac)
« 17'6” single-story buildings
Height e 27'6" two-story buildings; max 30 feet
¢ As measured to top of highest point of roof
Roof Design | e Gable roofs and flat parapets
and Material | « Concrete roof tiles
Facade e Modern architectural style
Building Materials ° Stucco :
; e Tile cladding
Design
« Four different sizes of tempered glazed
Building windows .
Accents ¢ Metal trim/fascia
e Tile cladding
¢ Canopy at front-door and rear patios
Building e Direct ground-floor walk-up
Access access to each unit
Site Design & Open
Space
« Detached and attached single-family like rental units
¢ 108 1-story units
« 54 2-story units
« Private gated yards for each unit, 192-248 sq. ft. typ.
e Pool, ramadas, pickle ball court, indoor community gym, dog
park, and 1-story club house
¢ 2.88 acres of shared open space
¢ Full signalized access along McQueen Road with secondary
access from Senate Street to the east; the development will
Planning & Zoning Commission Study Session Minutes
january 6, 2021 - Page 3
be gated
e 300 parking spaces required
Parking ¢ 327 parking spaces provided including private garages,
covered and uncovered spaces, and guest parking
Review and Recommendation
Planning staff finds the proposal is consistent with the General Plan and more
specifically consistent with the 1998 Chandler Airpark Area Plan (CAAP) designation of
High Density Residential. Densities up to 18 dwelling units per acre can be considered
for properties adjacent to arterial streets, freeways, and/or employment corridors. The
subject site abuts the Santan 202 freeway and existing multi-family to the east. The
proposed single unit detached and attached units offer a transition between low-
medium density residential single-family to the south and the freeway to the north
while still aligning with the vision of the CAAP. Although the proposal is for multi-family
residential, its design and function are similar to single-family residential.
Staff finds the proposal to be consistent with the goals of the General Plan and the
CAAP, and recommends approval subject to conditions.
Public / Neighborhood Notification
« This request was noticed in accordance with the requirements of the Chandler
Zoning Code.
e A neighborhood notice letter was mailed out in lieu of a meeting due to no
residential development in the notification area.
e As of the writing of this memo, Planning staff is not aware of opposition to the
request.
Public/Neighborhood Outreach
e This request was noticed in accordance with the requirements of the Chandler Land
Use and Zoning Code.
e To comply with CDC social distancing guidelines, the applicant hosted a digital
neighborhood meeting via zoom on September 30, 2020. Five (5) households
attended the virtual meeting and had general questions about the proposal and
buffer between the multi-family and the existing subdivision to the south. No
opposition was expressed.
e Planning staff has received one phone call from a Horizon resident, whose home
fronts Senate Street, with traffic concerns from the proposed development. Staff
stated Senate Street was built for access to the subject site and a majority of
proposed traffic from the new development will use the McQueen Road entry.
e As of writing this memo, Planning staff has not received any opposition regarding
the request.
Airport Commission Conflict Evaluation
Airport Commission meeting November 18, 2020.
Motion to find a conflict with existing or planned airport operations.
In Favor:5 Opposed: 0 Absent: 2 (Siegel, Kruse)
Planning & Zoning Commission Study Session Minutes
january 6, 2021 - Page 4
The Airport Commission reviewed the request in accordance with the Airport Conflicts
Evaluation Process. The Airport Manager has issued a conflicts evaluation report
indicating that the Airport Commission determined that the proposed development
does constitute a conflict with existing or planned airport uses. A copy of the Airport
Manager's report detailing the Airport Commission's findings is attached to this memo.
Recommended Actions
Rezoning
Planning staff recommend Planning and Zoning Commission move to recommend
approval of rezoning from AG-1 to PAD for multi-family residential, subject to the
following conditions:
1.
Development shall be in substantial conformance with the Development Booklet,
entitled, “Elux at McQueen” and kept on file in the City of Chandler Planning
Division, in File No. PLH19-0063, modified by such conditions included at the time
the Booklet was approved by the Chandler City Council and/or as thereafter
amended, modified or supplemented by Chandler City Council.
The multi-family apartment manager shall display, in a conspicuous place within the
rental office, a map illustrating the location of the development Elux at McQueen in
the context of the Chandler Airpark Area Plan. The map shall identify the Airport
Impact Overlay District, the noise contours and over flight patterns as depicted in
Exhibit 6A in the FAR Part 150 Noise Compatibility Study document as adopted by
Chandler City Council (Resolution No. 2590, 11-5-98), and the noise contours as
identified in the Chandler Airpark Area Plan. Such map or aerial photo shall be a
minimum size of 24” x 36". Compliance with this condition shall be demonstrated by
the property owner or multifamily apartment manager submitting to the Zoning
Administrator of a signed affidavit and photograph that acknowledges such map is
on display prior to beginning any rental activity.
Prior to execution of any lease, prospective apartment tenants shall be given
written disclosure in their lease and in a separately signed disclosure statement
acknowledging that this apartment community is located proximate to the Chandler
Municipal Airport that includes a heliport, aircraft engine testing facility, and an
aircraft storage facility, that an avigational easement exists on the property, the
property lies within the Chandler Municipal Airport Impact Overlay District, and that
the property is subject to aircraft noise and over flight activity. The requirement for
such disclosure shall be confirmed in an avigation notice covenant that runs with
the land and is recorded with the Maricopa County Recorder prior to issuance of
the first building permit for this development.
The developer shall provide the city with an avigational easement over the subject
property in accordance with Section 3004 of the City of Chandler Zoning Code.
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 5
5.
Prior to building permit issuance for any structures the developer shall provide a
DETERMINATION OF NO HAZARD TO AVIATION approval as issued by the FAA after
filing an FAA Form 7460, Notice of Proposed Construction or Alteration.
The Final Plat shall contain the following statement on the cover sheet in a
prominent location and in large text: ‘This property is located within the Chandler
Municipal Airport Impact Overlay District and is subject to aircraft noise and
frequent over flight activity, and is encumbered by an avigational easement to the
City of Chandler.”
All leases at Elux at McQueen shall provide that all questions, concerns, or
complaints any tenant may have about the Chandler Municipal Airport or the
operation of aircraft landing at, taking off from, or operating at or on Chandler
Municipal Airport shall be directed solely to the manager of Elux at McQueen
development and not to the Chandler Municipal Airport, the City of Chandler, the
FAA, any aircraft owner, or any pilot. All leases shall also provide that it shail be
within the sole and absolute discretion of the manager of Elux at McQueen (and not
the tenant) to determine (after the manager's due consideration of all airport
related acknowledgments and disclosures that are required by the Zoning
Stipulations and consideration of all information known to Elux at McQueen's
Manager) whether or not, when, and how to communicate any tenants question,
concern, or complain to the manager of the Chandler Municipal Airport.
All apartment buildings shall be designed and built to achieve an interior noise level
not to exceed 45 decibels (Ldn) from aircraft noise. A professional acoustical
consultant, architect or engineer shall certify that the project’s construction plans
are in conformance with this condition.
In the event the multi-family residential is platted to allow unit ownership, prior to
the time of making any lot reservations or subsequent sales agreements, the
subdivider/homebuilder/developer shall provide a written disclosure statement, for
the signature of each buyer, acknowledging that this subdivision lies within the
Chandler Municipal Airport Impact Overlay District, as specified in the Chandler
Zoning Code. The disclosure statement shall acknowledge the proximity of this
subdivision to the Chandler Airport and that an avigational easement exists and/or
is required on the property, and further, shall acknowledge that the property is
subject to aircraft noise and overflight activity and other externalities. This
document signed by the homebuyer shall be recorded with Maricopa County
Recorder's Office upon sale of the property. The “Public Subdivision Report”,
"Purchase Contracts", CC&R’s, and the individual lot/unit property deeds shall
include a disclosure statement outlining that the site is adjacent to or nearby an
existing municipal airport, and the disclosure shal! state that such uses are legal
and should be expected to continue indefinitely. This responsibility for notice rests
with the subdivider/homebuilder/developer and shall not be construed as an
absolute guarantee by the City of Chandler for receiving such notice.
10. Multi-family dwelling units shall be permitted up to a maximum density of 12.59
dwelling units per acre.
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 6
11. The developer shall be responsible for the design and installation of a traffic
signal at the intersection of McQueen Road and Armstrong Way during the initial
phase of construction.
12. Completion of the construction of all required off-site street improvements
including but not limited to paving, landscaping, curb, gutter and sidewalks, median
improvements and street lighting to achieve conformance with City codes, standard
details, and design manuals.
13. The developer shall be required to install landscaping in the arterial street
median(s) adjoining this project. In the event that the landscaping already exists within
such median(s) the developer shall be required to upgrade such landscaping to meet
current City Standards.
14. Right-of-way dedications to achieve full half-widths, including turn lanes and
deceleration lanes, per the standards of the Chandler Transportation Plan.
15, Minimum setbacks shall be as provided below and further detailed in the
development booklet:
Property Line Location Minimum Building Setback
McQueen Road 50’
North Property Line 10°
East Property Line 10’
South Property Line 35’
Preliminary Development Plan
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Preliminary Development Plan, subject to the following conditions:
1. Development shall be in substantial conformance with the Development Booklet,
entitled, “Elux at McQueen” and kept on file in the City of Chandler Planning
Division, in File No. PLH19-0063, modified by such conditions included at the time
the Booklet was approved by the Chandler City Council and/or as thereafter
amended, modified or supplemented by Chandler City Council.
2. Landscaping plans (including for open spaces, retention, rights-of-way, and street
medians) shall be approved by the Planning Administrator.
3. All mechanical equipment, including HVAC, utility meters, etc. shall be screened
from view by material(s) that are architecturally integrated and consistent with the
proposed buildings.
4. Signage shall substantially be as shown within the submitted Development Booklet
and shall follow all applicable criteria of the City of Chandler Sign Code.
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 7
5.
Preliminary Development Plan approval does not constitute Final Development Plan
approval; compliance with the details required by all applicable codes and
conditions of the City of Chandler and this Preliminary Development Plan shall
apply.
The site shall be maintained in a clean and orderly manner.
The landscaping in all open-spaces shall be maintained by the property owner or
property owners' association, and shall be maintained at a level consistent with or
better than at the time of planting.
The landscaping in all rights-of-way shall be maintained by the adjacent property
owner or property owners’ association.
Roadway-style signs shall be instailed at multiple locations as depicted in the
development booklet that identify the presence of low flying aircraft.
Preliminary Plat
Upon finding consistency with the General Plan and the approved rezoning, Planning
staff recommends the Planning and Zoning Commission recommend approval of the
Preliminary Plat.
1.
Approval by the City Engineer and Planning Administrator with regard to the details
of all submittals required by code or condition.
VICE CHAIR ROSE commented that he was always curious what this parcel would end up
being and felt this was a really good use.
COMMISSIONER KLOB said it was a funky site with the residential frontage site along
the freeway can always be a challenge. He said that they had done a good job in creating
some buffers and doing something unique. He said regarding the drive going on the
southeast side of the property asked if it was going to connect. He said it was hard to tell
in the diagram.
LAUREN SCHUMANN responded that it would be connecting to Senate as part of the Cul
de Sac. She also added that it would be a gated community so the gate would be just
past that entrance.
COMMISSIONER KLOB asked if it would be in and out or if it would be out only.
LAUREN SCHUMANN responded that it would be the full movement for both entry
points.
COMMISSIONER KLOB directed staff's attention to page 2 of the packet of the artist
rendering of the two-story. He said that when he compared it to the flat elevations that
are colored; the colors are off. He said on the renderings they look more like beige where
is in the color group elevations they look more like charcoal.
Planning & Zoning Commission Study Session Minutes
January 6, 2021 ~ Page 8
LAUREN SCHUMANN responded that they are calling out for a grey tone. She said that it
was rendered incorrectly.
COMMISSIONER KLOB said it would just need to be cleaned up before it went to council.
He added that he likes the darker charcoal. He flipped to slide 64 which is the two-story
with the garages. He said that they had another project come up recently and felt the
repetitive garages are very monotonous and wondered if there was a way to break it up.
He said he would have the applicant work with staff to find a solution for that. He said
that the reason he is on the fence and unable to give more direction on it is due to the
flat elevations shown on page 62. He continued that there is a vertical element on the
upstairs but is off-center from the garages and he doesn't know if they did something on
the lower portion of the garage if they brought in a texture, stone, or a different color if it
would make the tower element look more out of place. He said he would like the
applicant to work with staff to break that up a little bit. He said he just felt it was a long
element with the same textures and colors and did not know if there was something they
could add to break this up. He said that other than that he felt it was a good looking
project that fit the area and site.
COMMISSIONER PEKAU asked that he couldn’ tell from the packet if there was going to
be a fence that backs up into the property between buildings and the freeway itself and if
so how high it would be.
LAUREN SCHUMANN responded that there would be a wall similar to other walls
adjacent to the 202 and would be an 8-foot wall. She added that they would be using the
slump blocks instead of the standard CMU for better sound observance.
COMMISSIONER PEKAU asked if they were not concerned about the noise for the
residents above the 8 feet as that is where the second story would be.
LAUREN SCHUMANN responded that it would be something to take into consideration.
COMMISSIONER PEKAU said he was happy to see the stipulation there for Armstrong to
have a light. He said that they already know that on Willis on Alma School and Arizona
there is a similar design within 150 yards of where that would be and the freeway
entrance is. He said that from the recent survey he saw that is one of the highest accident
occurrence sites. He said because people are speeding through trying to get to the
freeway. He asked if they had similar concerns here where they are creating a potential
traffic issue by having a light that is so close to the freeway entrance.
LAUREN SCHUMANN responded that was a question they had had before her leaving on
maternity leave and it has been a long conversation. She said they have talked to their
city traffic engineer, many city staff, liaisons, as well as ADOT and they do not believe
that there will be any issues with the placement of that traffic signal.
b. PLH20-0066/PLH20-0028/PLT20-0032 HUDSON CROSSINGS,
Request Area Plan Amendment to the Chandler Airpark Area Plan from High-Density
Residential to Low-Medium Density Residential, Rezoning from Planned Area
Development (PAD) for multi-family residential to PAD for single-family residential,
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 9
Preliminary Development Plan for subdivision layout and building architecture and
Preliminary Plat approval on approximately 6.39 acres located east of the northeast
corner of McQueen Road and the Santan 202 Freeway.
Background
e Site is approximately 6.39 net acres
e Site was zoned in 2007 as Planned Area Development (PAD) for multi-family (MF-3
standards) along with Area Plan Amendment on two acres of the 6.39 acre site,
from Special Use Commercial to High Density Residential
« 2007 approval included a stipulation requiring Preliminary Development Plan
approval that was never submitted
Surrounding Land Use Data
North Willis Rd. then City Water South Santan 202 Freeway
Treatment Facility
East Consolidated Canal West Single family residential (under
construction)
General Plan and Chandler Airpark Area Plan
Existing Proposed
General Plan Neighborhoods No change.
Chandler Airpark Area Plan High Density Residential (12.1- Low-Medium Density
(CAAP) 18.du/ac) Residential (3.6-8
du/ac)
Proposed Development
Gated single family subdivision
# of Lots 3 single family lots
Density 6.73 dwelling units per acre
Building Setbacks (min.) Front - 10 ft. to livable, 20 ft. to garage
| Sides - 5 ft.
| Rear - 20 ft. to livable, 10 ft. to patio (plans 3 and 4)
Lot Size Min. 3,200 sq, ft., 40 ft. by 80 ft.
Lot Coverage (max.) 55 percent
Building Height (max.) 30 ft. to midpoint of peak
Building Architecture Desert Contemporary, Modern Spanish, Mid-Century,
Modern Prairie
Parking Spaces Two car garages per home
11 Visitor parking spaces
Amenities Airport themed tot lot and ramada
Review and Recommendation
Planning staff finds the proposal is consistent with the General Plan designation of
Neighborhoods and the amendment to the Chandler Airpark Area Plan. The proposed
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 10
density of 6.73 du/acre is lower than the existing site’s multi-family zoning which
permits a density up to 18 du/acre. The proposed density is also compatible with the 35
lot single-family subdivision, located to the west, which is developed at a density of 5.83
du/acre.
The subdivision is proposed as a gated community with unique site constraints
including single vehicular access to an arterial road (McQueen) and located at a dead-
end street (Willis). Due to the infill nature of the site, the Residential Development
Standards (RDS) for subdivision layout are not applicable. However, the RDS guidelines
remain applicable to the architectural design of the homes. The proposed single family
residential subdivision meets the intent of development standards and residential
design guidelines.
Staff finds the proposal to be consistent with the goals of the General Plan and the
CAAP, as amended, and recommends approval subject to conditions.
Airport Commission Conflict Evaluation
Airport Commission meeting November 18, 2020
Motion to find a conflict with existing or planned airport operations.
In Favor:5 Opposed: 0 Absent: 2 (Siegel, Kruse)
The Airport Commission reviewed the request in accordance with the Airport Conflicts
Evaluation Process. The Airport Manager has issued a conflicts evaluation report
indicating that the Airport Commission determined that the proposed development
does constitute a conflict with existing or planned airport uses. A copy of the report
detailing the Airport Commission's findings is attached to this memo.
Public / Neighborhood Outreach
* This request was noticed in accordance with the requirements of the Chandler
Zoning Code.
e A virtual neighborhood meeting was held on October 28, 2020. Two residents
attended virtually and asked questions referencing construction of a sound wall
and vehicular turns from Willis Rd. onto McQueen Rd. and heading west on the
Santan Freeway. No opposition to request was stated.
e As of writing this memo, Planning staff is not aware of opposition to the request.
Recommended Actions
Area Plan Amendment
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Area Plan Amendment to the Chandler Airpark Area Plan from High
Density Residential to Low-Medium Residential Density.
Rezoning
Planning staff recommends Planning and Zoning Commission move to recommend
approval of rezoning from PAD multi-family to PAD single family, subject to the
following conditions:
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 11
1.
Development shall be in substantial conformance with the Development
Booklet, entitled “Hudson Crossings” and kept on file in the City of Chandler
Planning Division, in File No. PLH20-0028, modified by such conditions included
at the time the Booklet was approved by the Chandler City Council and/or as
thereafter amended, modified or supplemented by the Chandler City Council.
Completion of the construction of all required off-site street improvements
including but not limited to paving, landscaping, curb, gutter and sidewalks,
median improvements and street lighting to achieve conformance with City
codes, standard details, and design manuals.
Right-of-way dedications to achieve full half-widths, including turn lanes and
deceleration lanes, per the standards of the Chandler Transportation Plan.
Minimum setbacks shall be as provided below and further detailed in the
Development Booklet:
Building setbacks (min.)
Front 10 ft. to livable, 20 ft. to garage
Sides 5 ft.
Rear 20 ft. to livable, 10 ft. to patio (plans 3 and 4)
The following stipulations shall be the responsibilities of the sub-
divider/nomebuilder/developer and shall not be construed as a guarantee of
disclosure by the City of Chandler:
a) Prior to any lot reservation or purchase agreement, any and all
prospective homebuyers shall be given a separate disclosure statement,
for their signature, fully acknowledging that this subdivision lies within
the Chandler Municipal Airport tmpact Overlay District, as specified in the
Chandler Zoning Code. The disclosure statement shall acknowledge the
proximity of this subdivision to the Chandler Airport and that an
avigational easement exists and/or is required on the property, and
further, shall acknowledge that the property is subject to aircraft noise
and overflight activity. This document signed by the homebuyer shall be
recorded with Maricopa County Recorder's Office upon sale of the
property.
b) The subdivider/homebuilder/developer shall also display, in a
conspicuous place within the sales office, a map illustrating the location
of the subdivision within the Airport Impact Overlay District, as well as
the noise contours and overflight patterns, as identified and depicted in
the document entitled Chandler Municipal Airport, F. A. R. Part 150, Noise
Compatibility Study, Noise Compatibility Program, Exhibit 6A (Potential
Airport Influence Area), as adopted by the Chandler City Council
(Resolution No. 2950, 11-5-98). Such map shall be a minimum size of 24”
x 36",
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 12
c) Compliance with this condition shall be demonstrated by the
subdivider/homebuilder/developer by submittal of a signed affidavit and
photograph that acknowledges this disclosure and map display prior to
beginning any sales activity. Failure to comply with this condition will
result in revocation of the Administrative Use Permit for the temporary
sales office. All requirements as set forth in this condition are the
obligation of the subdivider/homebuilder/developer and shall not be
construed as a guarantee of disclosure by the City of Chandler.
d) The above referenced information shall also be included within the
Subdivision Public Report to be filed with the State of Arizona
Department of Real Estate, as required by Arizona Revised Statute 28-
8486 and Arizona Revised Statute 28-8464.
e) The subdivider/nomebuilder/developer shall provide the City with an
avigational easement over the subject property in accordance with
Section 3004 of the City of Chandler Zoning Code.
f) All homes and buildings shall be designed and built to achieve an interior
noise level not to exceed 45 decibels (Ldn) from aircraft noise. A
professional acoustical consultant, architect or engineer shail certify that
the project's construction plans are in conformance with this condition.
g) The Final Plat shall contain the following statement on the cover sheet in
a prominent location and in large text:
“This property is located within the Chandler Municipal Airport
Impact Overlay District and is subject to aircraft noise and
overflight activity, and is encumbered by an avigational easement
to the City of Chandler.”
6. Prior to the time of making any lot reservations or subsequent sales
agreements, the subdivider/homebuilder/lot developer shall provide a written
disclosure statement, for the signature of each buyer, acknowledging that the
subdivision is located adjacent to or nearby a heliport at the Chandler Municipal
Airport that may cause adverse noise, odors, and other externalities. The “Public
Subdivision Report”, “Purchase Contracts”, CC&R’s, and the individual lot
property deeds shall include a disclosure statement outlining that the site is
adjacent to or nearby a heliport, and the disclosure shall state that such uses
are legal and should be expected to continue indefinitely. The disclosure shall
be presented to prospective homebuyers on a separate, single form for them to
read and sign prior to or simultaneously with executing a purchase agreement.
This responsibility for notice rests with the subdivider/nomebuilder/lot
developer and shall not be construed as an absolute guarantee by the City of
Chandler for receiving such notice.
7. The development shall provide sound attenuation measures in accordance with
ADOT standard details and requirements excepting any decibel reductions or
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 13
sound attenuation credits for the use of a rubberized asphalt paving surface.
Any noise mitigation, if required, is the responsibility of the development.
Prior to the time of making any lot reservations or subsequent sales
agreements, the subdivider/homebuilder/lot developer shall provide a written
disclosure statement, for the signature of each buyer, acknowledging that the
subdivision is located adjacent to or nearby a City of Chandler wastewater
treatment facility that may cause adverse noise, odors, and other externalities.
The “Public Subdivision Report”, “Purchase Contracts”, CC&R’s, and the individual
lot property deeds shall include a disclosure statement outlining that the site is
adjacent to or nearby a wastewater treatment facility, and the disclosure shall
state that such uses are legal and should be expected to continue indefinitely.
The disclosure shall be presented to prospective homebuyers on a separate,
single form for them to read and sign prior to or simultaneously with executing
a purchase agreement. This responsibility for notice rests with the
homebuilder/lot developer and shall not be construed as an absolute guarantee
by the City of Chandler for receiving such notice.
Homebuilder will advise all prospective homebuyers of the information on
future City facilities contained in the City Facilities map found at
www.chandieraz.gov/infomap, or available from the City's Communication and
Public Affairs Department. The homebuilder shall post a copy of the City
Facilities map in the sales office showing the location of future and existing City
facilities.
Preliminary Development Plan
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Preliminary Development Plan, subject to the following conditions:
1.
Development shall be in substantial conformance with the Development Booklet,
entitled “Hudson Crossings” and kept on file in the City of Chandler Planning
Division, in File No, PLH20-0028, modified by such conditions included at the time
the Booklet was approved by the Chandler City Council and/or as thereafter
amended, modified or supplemented by the Chandler City Council.
The site shall be maintained in a clean and orderly manner.
The landscaping in all open-spaces shall be maintained by the property owner or
property owners' association, and shall be maintained at a level consistent with or
better than at the time of pianting.
The landscaping in all rights-of-way shall be maintained by the adjacent property
owner or property owners’ association,
Landscaping plans {including for open spaces, rights-of-way, and street medians)
and perimeter walls shall be approved by the Planning Administrator.
The covenants, conditions and restrictions (CC & R's) to be filed and recorded with
the subdivision shall mandate the installation of front yard landscaping within 180
Planning & Zoning Commission Study Session Minutes
January 6,
7.
10.
11.
2021 - Page 14
days from the date of occupancy with the homeowners' association responsible for
monitoring and enforcement of this requirement.
The same elevation style and color scheme combination shall not be built adjacent
to or directly across the street from one another.
Sign packages, including free-standing signs as well as wall-mounted signs, shall be
designed in coordination with landscape plans, planting materials, storm water
retention requirements, and utility pedestals, so as not to create problems with sign
visibility or prompt the removal of required landscape materials.
Preliminary Development Plan approval does not constitute Final Development Plan
approval; compliance with the details required by all applicable codes and
conditions of the City of Chandler and this Preliminary Development Plan shall
apply.
At least one roadway-style sign shall be installed in a prominent location identifying
the presence of low flying aircraft.
The roadway easement located north of Lots 34-43 shall be improved with a
decomposed granite drive, a paved sidewalk and landscaping.
Preliminary Plat
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Preliminary Plat, subject to the following condition:
1.
Approval by the City Engineer and Planning Administrator with regard to the details
of all submittals required by code or condition.
COMMISSIONER FLANDERS asked if there were any conversations with the applicant
regarding it being all two-stories with no single-story plans on this project.
SUSAN FIALA responded that they had brought that up to the applicant way at the
beginning of the project. She said that they thought a single story would not be sufficient
because of the market that they are targeting in this area.
COMMISSIONER FLANDERS asked if it was a result of the total square footage on the
single-story.
SUSAN FIALA responded that she did not have an answer if it was the square footage.
COMMISSIONER FLANDERS said his concern was that it was 5 feet from the property
line to property line or property line to the house on both sides. He asked if that was
typical for development or if there were some exceptions based on the floor plan or
model that is being proposed.
SUSAN FIALA responded that it was pretty standard because of the floor plans so there
are just 5 feet on each side of the homes, She there are a couple of larger lots against the
Planning & Zoning Commission Study Session Minutes
january 6, 2021 - Page 15
canal that may be slightly wider. She said those few properties will have a greater depth
so they will make a few moderations of the building width.
COMMISSIONER FLANDERS said his concern was with driving down the street with all
these two-stories with just 10 feet with no variation between single and two-stories. He
said he had a conversation with the applicant earlier this week and had not thought
about it until he started looking at the elevations again and it came up and wanted to fet
them know.
COMMISSIONER KLOB said he had met with the applicant a couple of times and he
knew that this project had gone through several deviations. He said that he thought they
had done a pretty good job and liked the styling that they have done and have done a
decent job of keeping the four-sided architecture. He thought of the mid-century modern
and bringing back the modern prairie which he felt they had seen in a while in other
developments. He said he liked the general direction but felt the left side of the elevations
was a little weak but he said that was his normal comment on every house that has
come through. He said but overall they had carried the four-sided architecture pretty
well, He said the concern he had earlier was the lack of overhang and was glad to see
that the applicant had made that change. He said that similar to the other site it was
funky and in a weird location. He said that there are only so many things that can be
done and agreed to COMMISSIONER FLANDERS'’s comment on the 7 and 2 story
combination but because this is only 40 lots it was hard to do a single story of any size or
use on that small of a lot. He continued that overall he is pleased and thought it was a
good looking project and is excited to see it built.
COMMISSIONER PEKAU agreed with COMMISSIONER KLOB's comments about breaking
up the wall because there are so many of them but felt it was not worth holding a project
back over it. He said it was a great project for infill and difficult piece of land. He said the
path along the canal was a great amenity for this development and wanted to know if
there would be a gate in the development on track d. He asked if there would be a gate
to the canal or would they need to walk along the sidewalk to get to the canal.
SUSAN FIALA responded that they did not offer direct access to the canal due to safety
and such. She said it is not much of a distance to get to the sidewalk to connect to the
canal.
c. PLH20-0047/PLH20-0048 VALERIO AT OCOTILLO AND RESIDENCE INN
EXPANSION,
Request Area Plan Amendment to the Downtown Ocotillo Area Plan from Multi-Family
Residential to Commercial, Rezoning from Planned Area Development for Medium
Density Residential (PAD/MF-1) to PAD for Commercial and Preliminary Development
Plan for site layout and building architecture on approximately 0.61 acres located east
of the southeast corner of Queen Creek and Price roads.
Background
¢ The proposed modifications cover an area of approximately 0.61 acres
¢ Downtown Ocotillo approved by Council on February 22, 2007
¢ Residence Inn zoned as part of the larger Downtown Ocotillo development
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 16
e Valerio at Ocotillo rezoned to PAD/MF-1 in 2018
*« Downtown Ocotillo includes a mix of uses including retail, restaurant, a four-story
residential condominium, and a four-story hotel
Surrounding Land Use Data
North Agriculture (proposed office) South Lake then Multi-family and office
East | Commercial retail and multi-family West Lake then office
General Plan and Downtown Ocotillo Area Plan
Existing Proposed
General Plan Employment No change.
Downtown Ocotillo Area Plan Multi-family Residential (61 Commercial (.61 acres)
acres)
Proposed Development
Valerio at Ocotillo Existing/Approved Proposed
Site Area 5.2 acres 4.59 acres
# of Units 32 26
Density 6.15 du/acre 5.66 du/acre
Visitor parking 8 spaces 9 spaces
Residence Inn Existing Proposed
Site Area 4.27 acres 4.88 acres
Building Area 107,025 sq. ft. 147,780 sq. ft.
Units/rooms 142 201
Height 59 ft. 6” top of parapet 60' 2" top of parapet
Parking Required 142 spaces 201 spaces
Parking Provided 152 spaces 186 spaces
Setback to residential 85 ft. required 30 ft.
Review and Recommendation
Planning staff finds the proposal is consistent with the General Plan and the Downtown
Ocotillo Area Plan, The proposed modifications to .61 acres of each site and the hotel
expansion are compatible with the overall Downtown Ocotillo Master Planned
development. The proposal complies with applicable residential and commercial
development standards,
The proposal essentially involves two parts; replacing six lots at Valerio at Ocotillo
development (approved as “Ocotillo Patio Villas” in 2018) with parking, and allowing a
reduced setback from a new Residence Inn building.
Six residential lots that were located on the southern end of Valerio at Ocotillo will be
removed and replaced with additional parking for the new Residence Inn building. The
revised property line between the Valerio and Residence Inn developments will be
closer to the remaining residential lots. A portion of the site where the six lots are
removed will be landscaped and effectively increase common open space for the
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 17
residential development. A pedestrian gate and pathway from this development to the
hotel site is to be maintained per the original approval. To insure the installation of the
gate and pathway, staff recommends this as a stipulation.
The second component of the request is construction of one additional four story hotel
building adjacent to the Valerio at Ocotillo development. The new Residence Inn
building continues the Santa Barbara architecture style utilizing same color and
materials as the existing hotel. Several waivers are requested to reduce parking, reduce
the width of the dissimilar land use buffer along the north property line and remove
the parking lot diamond requirement.
The parking reduction is supported as cross-parking/access easements exist
throughout Downtown Ocotillo and allow hotel customers to park in the commercial
retail lots. The diamonds in the lot are supported. However, staff recommends that the
landscape buffer be increased from five feet to ten feet to allow for sufficient space for
plant growth and survival. The date palms existing in the parking lot should either
remain or be replaced with date palms to continue the Downtown Ocotillo landscape
theme. Staff recommends these revisions as stipulations.
Staff finds the proposal to be consistent with the goals of the General Plan and the
Downtown Ocotillo Area Plan, as amended, and recommends approval subject to
conditions.
Public / Neighborhood Outreach
« This request was noticed in accordance with the requirements of the Chandler
Zoning Code.
e ANeighborhood Meeting sign was posted on the site.
e A virtual neighborhood meeting was held on November 19, 2020. Two residents
registered for the virtually and asked questions referencing traffic, parking, hotel
amenities and construction timing. No opposition to request was voiced. Positive
feedback to the applicant was given by the attendees.
e Planning staff received one phone call asking about the number of total rooms and
parking proposed for the hotel expansion. There is no known opposition to the
request.
Recommended Actions
Area Plan Amendment
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Area Plan Amendment to the Downtown Ocotillo Area Plan from Multi-
family residential to Commercial on 0.61 acres.
Rezoning
Planning staff recommends Planning and Zoning Commission move to recommend
approval of rezoning from Planned Area Development for Medium Density Residential
(PAD/MF-1) to PAD for Commercial, subject to the following conditions:
1. Development shall be in substantial conformance with the Development Booklet,
entitled “Valerio at Ocotillo and Residence inn Expansion” and kept on file in the City
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 18
of Chandler Planning Division, in File No. PLH20-0048, modified by such conditions
included at the time the Booklet was approved by the Chandler City Council and/or
as thereafter amended, modified or supplemented by the Chandler City Council.
The minimum building setback for the hotel building shall be no less than 30 ft.
from the north property line.
Preliminary Development Plan
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Preliminary Development Plan, subject to the following conditions:
1.
Development shall be in substantial conformance with the Development Booklet,
entitled “Valerio at Ocotillo and Residence Inn Expansion” and kept on file in the City
of Chandler Planning Division, in File No. PLH20-0048, modified by such conditions
included at the time the Booklet was approved by the Chandler City Council and/or
as thereafter amended, modified or supplemented by the Chandler City Council.
The site shall be maintained in a clean and orderly manner,
. The landscaping in all open-spaces shall be maintained by the property owner or
property owners' association, and shail be maintained at a level consistent with or
better than at the time of planting.
Landscaping plans (including for open spaces, rights-of-way, and street medians)
and perimeter walls shall be approved by the Planning Administrator.
A pedestrian pathway and pedestrian gate shall be installed along the common
property line to connect the multi-family development and hotel development
allowing for shared parking and pedestrian access for multi-family guests.
The landscape strip along the north property line of the hotel shall be no less than
ten feet in width.
Existing date palms located within the parking lot shall be maintained or replaced
with new date palms.
Preliminary Development Plan approval does not constitute Final Development Plan
approval; compliance with the details required by all applicable codes and
conditions of the City of Chandler and this Preliminary Development Plan shall
apply.
VICE CHAIR ROSE said he had seen the new neighborhood notifications while he has
been out and about. He said it was nice to see them rolled out. He thought it was a nice
product.
COMMISSIONER KLOB said the diagram that was presented did not show the
connections between the parking lots and sidewalk. He asked if the gate by the hotel
would be the only gate or if there would be another by the circle.
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 19
SUSAN FIALA responded that the illustration did not show the gate and a lot of the
simulated drawings did not show the gate and there is only one proposed. She said the
landscape illustration shows the gate area going to the pedestrian walkway and there
was no other connection proposed further north where the cul de sac/circle is at. She
said any other connections would be coming from the gated community further up in
their development.
COMMISSIONER KLOB said the concern he had with the gate being down there in the
end unit is the only benefit would be with the two end units having any guest parking in
that lot. He said that if there was a gate closer to the circle it might get a little better use.
He didn’t know if the applicant would be open to that idea or not.
SUSAN FIALA responded that the applicant was there and was nodding their heads that
they were willing to work with that idea of adding another pedestrian gate closer to the
traffic circle as suggested.
COMMISSIONER KLOB said he was good with that. He said it would be interesting to see
residential go away so soon after they approved it but thought it would be of good use
and the architecture looked good.
d. PLH20-0049 1ST PET VETERINARY CENTERS,
Request to amend the Planned Area Development (PAD) zoning by adding a veterinary
clinic as a permitted use to the Planned Commercial Office (PCO} uses currently
allowed. The subject site is located at 1257 W. Warner Road, west of the southwest
corner of Alma School and Warner roads.
Background Data
Site was rezoned from Neighborhood Commercial (C-1) to Planned Commercial
Office (PCO) in 1980.
Site rezoned again from Planned Commercial Office (PCO) to Planned Area
Development (PAD) for PCO uses along with a PDP for signage in 2016 to allow
more flexibility with signage.
The applicant seeks to operate a veterinary clinic on the site.
Surrounding Land Use Data
North Warner Rad., Single-family South Single-family residential- Comanche
Residential- College Park Court
East Veterinary Clinic - 1% Pet West Single-family residential- Brooks
Veterinary Centers Crossing
Proposed Project Data
Unit and Lot Size -Lot size: 1.23 acres
-Building A: 5,349.5 square feet.
-Building B: 5,359.5 square feet.
Total: 10,699 square feet.
Parking Required 72
Planning & Zoning Commission Study Session Minutes
January 6, 2021 - Page 20
Parking Provided 75
General Plan and Area Plan Designations
| 2016 General Plan | Neighborhoods
Planning staff finds the proposal to be consistent with policies of the General Plan that
call for a variety of non-residential uses such as commercial, institutional, public
facilities, and commercial offices.
Review and Recommendation
in 1980, The Warner Professional Center (subject site) was originally envisioned as a 6-
acre office center. The site did not fully develop, leaving only The Warner Professional
-Center to develop the 1.23 acres it occupies today. In 1994, the adjacent 1.3 acre
property to the east that was originally envisioned as an extension to the office center
was rezoned from PCO to PAD for an Animal Hospital. Due to no construction after the
approvai, the property reverted back to PCO in 1995, The applicant came back in 1999
to rezone the adjacent 1.3 acre property to a PAD for an Animal Hospital and was again
successful in doing so, thus developing a 7,500 square foot building on the site. The
remainder of the undeveloped office center to the south was rezoned for 12 single
family residential lots in June of 1997, which is now known as Comanche Court.
Today the adjacent business on the 1.3 acre property with the 7,500 square foot animal
hospital is looking to expand their veterinary clinic. The subject property is currently
zoned PAD for PCO uses, which does not allow a veterinary clinic by right. Staff finds a
veterinary clinic to be compatible with the PCO uses and the veterinary clinic it is
adjacent to. The site meets the parking standards for a veterinary clinic. Although the
veterinary clinic currently only plans on using building “A”, the full site would be able to
support a veterinary clinic if they chose to use building “B” in the future. The site is able
to do so by providing 75 parking spots while both buildings together parked at 150
square feet per parking space will require 72 parking spaces. For this reason, Planning
staff is recommending adding a stipulation to the PAD zoning on the subject property
to allow the veterinary clinic use on the property. All equipment, storage of animals and
services are wholly contained within the principle building. Any outdoor animal uses
will require an additional use permit.
Planning staff finds the proposal to be consistent with the goals of the General Plan
and recommend approval subject to conditions.
Public/Neighborhood Outreach
e This request was noticed in accordance with the requirements of the Chandler Land
Use and Zoning Code. ;
« Due to COVID-19, the applicant hosted the required neighborhood meeting online
as a video/phone conference on November 23, 2020 at 6:00pm.
« There were two participants at the neighborhood meeting. Both participants who
live adjacent to the site indicated concerns regarding traffic noise, security lights
being visible from the house, and the landscaping that was no longer there which
led to the noise being more noticeable. The doctor in relation to the veterinary clinic