Study Session Minutes January 20, 2021

City of Chandler — Regular Meeting (2021-03-22)

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STUDY SESSION MINUTES OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
CHANDLER, ARIZONA January 20, 2021, held in the City Council Chambers, 88 E. Chicago
Street,

1. CALL TO ORDER / ROLL CALL
CHAIRMAN HEUMANN called the study session to order at 5:01pm

The following Commissioners answered Roll Call:
Chairman Rick Heumann

Vice Chairman David Rose

Commissioner Robert Klob

Commissioner Michael Flanders

Commissioner George Kimble

Commissioner Gregg Pekau

Commissioner Matt Eberle

Absent:

Also, present:

Mr. Kevin Mayo, Planning Administrator
Mr. David de la Torre, Planning Manager
Ms. Susan Fiala, Senior City Planner

Mr. Thomas Allen, Assistant City Attorney
Ms. Catherine Flores, Clerk

2. AGENDA ITEMS:
A. PLH20-0033, PLH20-0034 CHANDLER LA PAGLIA HIGH SCHOOL SEMINARY AND
PROFESSIONAL OFFICES
Request area plan amendment to the Southeast Chandler Area Plan from Envisioned
Community/Regional Open Space and Recreational Opportunities to Traditional
Suburban Character, Rezoning from Agricultural District (AG-1) to Planned Area
Development (PAD), and Preliminary Development Plan approval for professional offices
and institutional/educational uses on approximately 1.7 acres located south of the
southwest corner of Gilbert and Ocotillo Roads.

Background
e Site is approximately 1.7 net acres.

e Annexation request is scheduled for the February 11, 2021 City Council meeting to
request Initial City zoning of Agricultural District (AG-1). Annexation public hearing held
on October 15, 2020.

e Site is currently vacant.

Surrounding Land Use Data

North Commercial (Unincorporated - South | Commercial (Dollar Self Storage)
Arizona Olympian Gymnastics)

East Gilbert Rd. then new Chandler Unified West RWCD Canal
School District high school

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January 20, 2021 - Page 2

General Plan and Southeast Chandler Area Plan

Existing Proposed

General Plan Neighborhoods No change

Southeast Chandler Area Plan

Envisioned Community/Regional | Traditional Suburban Character
Open Space and Recreational

Opportunities

(SECAP)

Proposed Development

Seminary

Building Area B,681 sq. ft. (+ 1,329 sq. ft. future expansion) Total of 5,010 sq. ft.

Building Height (max.) 22 ft.

Parking Required 25 spaces total (includes future expansion)

Parking Provided 27 spaces total

Future commercial
offices/medical offices

Building Area 6,336 sq. ft.

Building Height (max.) 30 ft.

Parking Required 43 additional spaces (1 space per 150 sq. ft.)

Parking Provided 70 total shared spaces

Review and Recommendation

Planning staff finds the proposal is consistent with the General Plan designation of
Neighborhoods and the amendment to the Southeast Chandler Area Plan (SECAP). The
Envisioned Community/Regional Open Space and Recreational Opportunities land use
designation was identified at a time when the City owned property along the RWCD
canal; however, the City property was sold and a regional open space and recreational
area is no longer planned. A Traditional Suburban Character land use allows single story
buildings along arterial streets, including for commercial and institutional/educational
developments.

The request for rezoning to PAD provides for a limited list of permitted land uses which
include the seminary (institutional/educational), general office, professional office,
medical office, which generate low-traffic including but not limited to dental, insurance,
counseling, assisted living, real estate and title companies. Prohibited uses include retail
of any kind, call centers, cleaners, barbers, personal services, animal boarding and
similar businesses.

The site layout and building architecture is in conformance with the SECAP design
guidelines for commercial/non-residential land uses. Architectural design of the future

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January 20, 2021 - Page 3

professional office building requires a new PDP application to evaluate building
architecture. Signage for the future phase may require a PDP if the future development
prefers to modify the requirements of the Sign Code for PAD zoned properties. The
seminary proposes one wall mounted sign.

Staff finds the proposal to be consistent with the goals of the General Plan and the
SECAP, as amended, and recommends approval subject to conditions.

Public / Neighborhood Outreach

e This request was noticed in accordance with the requirements of the Chandler Zoning
Code.

e ANeighborhood Meeting sign was posted on the property.

e A virtual neighborhood meeting was held on December 3, 2020. Three residents
attended virtually to obtain project information. No questions were asked. No opposition
to request was stated. An attendee commented the project is a nice fit.

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 Southeast Chandler Area Plan from
Envisioned Community/Regional Open Space and Recreational Opportunities to
Traditional Suburban Character.

Rezoning

Planning staff recommends Planning and Zoning Commission move to recommend
approval of rezoning from Agricultural District (AG-1) to PAD for professional offices
and institutional/educational uses, subject to the following conditions:

1. Development shall be in substantial conformance with the Development Booklet,
entitled “Chandler La Paglia High School Seminary and Professional Offices” and
kept on file in the City of Chandler Planning Division, in File No. PLH20-0034,
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.

2. The following uses shall be permitted:
Institutional uses including church, seminary, nursing home, and educational
entity.

Commercial Office uses including general office, professional office, medical
office, dental, insurance, counseling, real estate and title companies.

Other similar institutional and/or office uses not listed here may be permitted

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upon determination by the Planning Administrator that it will not generate a
greater or more intense traffic impact on the area.

The following uses shall be prohibited: retail, call centers, dry cleaners, personal
services (e.g., barber, nail and beauty salons, tattoo, day spa), animal daycare and
boarding, bakery, bars, drive-through and restaurants.

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.

Prior to the time of making any lot reservations or subsequent sales agreements,
the subdivider/nomebuilder/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 water facility/recharge ponds 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.

Preliminary Development Plan
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Preliminary Development Plan, subject to the following conditions:

Development shall be in substantial conformance with the Development Booklet,
entitled “Chandler La Paglia High School Seminary and Professional Offices” and
kept on file in the City of Chandler Planning Division, in File No. PLH20-0034,
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.

A separate Preliminary Development Plan approval shall be required for the
future building (Phase 2).

The site shall be maintained in a clean and orderly manner.

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4. 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.

5. The landscaping in all rights-of-way shall be maintained by the adjacent property
owner or property owners' association.

6. Landscaping plans (including for open spaces, rights-of-way, and street medians)
and perimeter walls shall be approved by the Planning Administrator.

7. Sign packages, including freestanding 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.

8. 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.

Proposed Motions
Area Plan Amendment

Move Planning and Zoning Commission recommend approval of PLH20-0033, Area Plan
Amendment to the Southeast Chandler Area Plan from Envisioned Community/Regional
Open Space and Recreational Opportunities to Traditional Suburban Character as
recommended by Planning staff.

Rezoning

Move Planning and Zoning Commission recommend approval of PLH20-0034 Chandler
La Paglia High School Seminary and Professional Offices rezoning from Agricultural
District (AG-1) to Planned Area Development (PAD) for professional offices and
institutional/educational uses, subject to conditions as recommended by Planning staff.

Preliminary Development Plan

Move Planning and Zoning Commission recommend approval of Preliminary
Development Plan, PLH20-0034 Chandler La Paglia High School Seminary and
Professional Offices, subject to conditions as recommended by Planning staff.

COMMISSIONER KLOB asked if the project will require additional approval.

SUSAN FIALA states yes. It will require a new PDP because there were no elevations
provided including signage if it is not coding to our sign codes.

COMMISSIONER KLOB mentioned he has a concern with the driveway and how to
alleviate potential traffic issues. Is the median going to go away to widen the drive?

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SUSAN FIALA responded stating that the medians will be narrowed down but was not
aware if that extends further to the north and mentioned, she did not have the full
configuration of Gilbert Road.

COMMISSIONER KLOB mentioned that it should be investigated.

CHARIMAN HEUMANN mentioned he is concerned about the right-in and right-out with
the north/south traffic stating this could limit access to the facility and potential traffic
concerns.

SUSAN FIALA responded by stating staff will look into modifying it.
COMMISSIONER EBERLE asked if there is a traffic study that can be reviewed.

SUSAN FIALA responded by stating that a traffic study was not required given the small
size of the project. As far as a traffic study from CIP, she would look into it.

CHAIRMAN HEAUMANN and COMMISIONER EBERLE mentioned potentially getting
historical data and not a full traffic study.

B. PLH20-0023, PLT20-0037 PECOS AND MCQUEEN RETAIL

Request to Rezone from Agricultural District (AG-1) to Planned Area Development (PAD)
for Neighborhood Commercial (C-1) uses, Preliminary Development Plan and
Preliminary Plat approval for a neighborhood commercial center on approximately 3.5
acres located at the southwest corner of Pecos and McQueen Roads.

Following the writing of the staff memo, Planning staff Planning staff received
correspondence from residents in the area stating concerns related to the
proposed Starbucks.

Background
e Site is approximately 3.5 acres

e Site is currently vacant

Surrounding Lan Data
North Commercial South Single-family residential
East McQueen Rd., then vacant and West Single-family residential
single-family residential

General Plan and Chandler Airpark Area Plan

Existing Proposed
General Plan Neighborhoods No change
Chandler Airpark Area Plan | Neighborhood Commercial No change

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Proposed Development —__ oo
Site area 3.5 acres

Building Area
Pad A: 2,306 sq. ft. (restaurant)

Pad B: 2,800 sq. ft. (restaurant)
Pad C: 13,000 sq. ft. (daycare
Total : 18,106 sq. ft. total

Building Height (max.) 22 ft.
Building Setbacks Required: Arterial landscaped intersection 50 ft. by 250 ft.
Proposed: 44 ft. by 223 ft. along Pecos Rd.
50 ft. by 226 ft. along McQueen Rd.

West: 20ft. Accessory structure

50 ft. Main building

South: 50 ft.

Parking Required 101 spaces total
Parking Provided 103 spaces total
Building Architecture Contemporary with stucco, brick veneer, metal railings
and steel

Comprehensive Sign One development sign, two monument signs, wall
Program mounted signs

Review and Recommendation

Planning staff finds the proposal is consistent with the General Plan designation of
Neighborhoods and the Chandler Airpark Area Plan designation of Neighborhood
Commercial. The General Plan land use designation allows Neighborhood Commercial
uses within developments located at arterial intersections to serve commercial needs of
low-density residential communities.

The site layout provides three pad sites including two proposed restaurants and a
daycare. Pad site A is proposed as a Starbucks drive-through as clustered with a future
restaurant/drive-through. Future phasing also includes a daycare. Building architecture
is contemporary. Building and site layout comply with the intent of the Commercial
Design Standards.

Late hour business policy defines any restaurant that opens its doors to the public one
or more hours between midnight and 6 a.m., one or more days a week. Also, the policy
is applicable when commercial is within 300 ft. of existing residential zoning. The
proposed Starbucks anticipates business hours from 4:30 a.m. to 10 p.m., daily. These
hours and building distance of approximately 206 ft. to the west, residentially zoned
parcels require approval of the proposed businesses hours from 4:30 a.m. to 6 a.m.,

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Mitigation proposed includes an 8 ft. tall solid wall along the entire site perimeter and
several landscaped areas. Staff recommends as a stipulation that a 42-inch tall solid
screen wall be constructed along the west and south edges of the Starbucks’ drive
through lane since this is the only building to be constructed in Phase 1. At the time Pad
Bis constructed, additional screen walls may be required to provide additional screening.

The applicant requests relief from the Zoning Code requirement that initial construction
include a minimum of 12,000 sq. ft. of building area in Phase One. The request is to have
the ability to leave Pads B and C be constructed in future phases. Perimeter landscaping
along the entire site is to be included with Phase One. The required 50 ft. by 250 ft.
landscape intersection is requested to be minimally reduced along both Pecos and
McQueen roads. Staff supports the requested waivers due to the infill nature of the site
and driveway location constraints.

Staff finds the proposal to be consistent with the goals of the General Plan and
recommends approval subject to conditions.

Traffic Analysis
A Traffic Impact Analysis was prepared to analyze existing conditions and traffic with the

proposed development. Based on the analysis, traffic impacts of the proposed
development could be mitigated by making adjustments to the existing traffic signal
timing at the McQueen Road/Pecos Road intersection to maintain acceptable levels of
service. Additionally, the Transportation Engineering Division will continue to work with
the applicant to establish a circulation plan for the Day Care/Pre-K. This is being done in
an effort to document pick-up/drop-off procedures and minimize potential implications
to the adjacent public roadways that have occurred with similar land uses.

Publi ic / Neighborhood Outreach
This request was noticed in accordance with the requirements of the Chandler
Zoning Code.

e Avirtual neighborhood meeting was held on July 21, 2020. Ten residents attended

virtually to obtain project information. Questions and concerns voiced relate to
traffic, construction timing, existing irrigation ditch, drive through locations,
vehicle exhaust, land uses, and children’s safety (daycare). No opposition to
request was stated.

° As of writing this memo, Planning staff is not aware of opposition to the request.

Recommended Actions
Rezoning

Planning staff recommends Planning and Zoning Commission move to recommend
approval of rezoning from Agricultural District (AG-1) to PAD for Neighborhood
Commercial (C-1) uses, subject to the following conditions:

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Development shall be in substantial conformance with the Development Booklet,
entitled “Pecos and McQueen Retail” and kept on file in the City of Chandler
Planning Division, in File No. PLH20-0023, 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.

Right-of-way dedications to achieve full half-widths, including turn lanes and
deceleration lanes, per the standards of the Chandler Transportation Plan.

Late hour businesses shall not be open to the public from 10 p.m. to 4:30 a.m.,
seven days a week.

Preliminary Development Plan
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Preliminary Development Plan, subject to the following conditions:

Solid screen walls of 42 inches in height shall be constructed along the outer
edges of drive-through lanes.

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.

Landscaping plans (including for open spaces, rights-of-way, and street medians)
and perimeter walls shall be approved by the Planning Administrator.

Sign packages, including freestanding 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.

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January 20, 2021 - Page 10

apply.

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.

Proposed Motions
Rezoning

Move Planning and Zoning Commission recommend approval of PLH20-0023 Pecos and
McQueen Retail rezoning from Agricultural District (AG-1) to Planned Area Development
(PAD) for Neighborhood Commercial (C-1) uses, subject to conditions as recommended
by Planning staff.

Preliminary Development Plan
Move Planning and Zoning Commission recommend approval of Preliminary
Development Plan, PLH20-0023 Pecos and McQueen Retail, subject to conditions as
recommended by Planning staff.

Preliminary Plat
Move Planning and Zoning Commission recommend approval of Preliminary Plat, PLT20-
0037 Pecos and McQueen Retail, as recommended by Planning staff.

COMMISSIONER KLOB asked about the uses by right (retail, etc.) in this location.

SUSAN FIALA responded by stating that the usage is zoned for C-1 Neighborhood
Commercial. There could be some smaller type businesses. The site is for low-key type
uses and mentioned she had examples. She also mentioned that gas stations and car
washes are not permitted.

COMMISSONER KLOB mentioned he really like the architecture, however the challenge
appears to be the two drive through areas for Starbucks and the other restaurant at the
same location. This could potentially block traffic and cause parking issues. | really thing
that really needs to be re-evaluated.

COMMISSIONER KLOB mentioned we need to take closer look at the site layout and
recommends going to Design Review.

COMMISSION FLANDERS mentioned he agreed with the issues of the Starbucks location
and felt the site layout was a little clumsy and asked if the Starbucks could be moved to

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the corner and concurred to go to Design Review.

COMMISSIONER KIMBLE mentioned the location of the coffee shop may cause issues
with the traffic flow and entrance to the businesses. He also asked if he were coming
from Chandler heading north on McQueen, would he need to enter at Pecos Road?

SUSAN FIALA responded saying there will be a new left turn only heading north on
McQueen Road to the businesses. It is ‘consistent with the other businesses nearby.

COMMISSIONER KIMBLE mentioned that he had concerns on two components.
Starbucks is big business and they could put other businesses out of business. Is there
any other type of restaurant or is Starbuck confirmed for that location?

SUSAN FIALA responded by stating that Starbucks is confirmed for that location and is
the driving business for this project.

COMMISSIONER EBERLE mentioned that he concurred with the redesign and to modify
the site to be more cohesive and expressed concern with the day care in reference to
families getting in and out of the car with the Starbucks traffic coming in and out.

VICE CHAIR ROSE agreed to go to DRC and asked about the landscaping on whether or
not it can be completed all at once or does it have to be in phases.

CHAIRMAN HEUMANN mentioned that the comments from the Commissioners are
valid and stated the site has its challenges. In addition, as much as | want to protect local
businesses, he does support going to the DRC on this project.

C. Motion to Cancel the February Planning Commission Hearings
Recommendation:

Due to management of cases, Planning staff is recommending cancellation of the
February 3, 2021, and February 17, 2021, Planning and Zoning Commission hearings.

Proposed Motion:
Move to cancel the February 3, 2021, and February 17, 2021, Planning and Zoning

Commission hearings as recommended by Planning staff.

3. BRIEF ITEMS:
None

4. MEMBERS COMMENTS/ANNOUNCEMENTS
None

5. ALENDAR
The next study session will be held before the regular meeting on Wednesday, February

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17, 2021, in the Chandler City Council Chambers, 88 East Chicago Street, Chandler,

Arizona.

6. ADJOURNMENT
The study session was adjourned at 5:41 p.m.

Rick Heumann, Chairman

Kevin Mayo, Secretary