May 5, 2021 Study Session Minutes

STUDY SESSION MINUTES OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
CHANDLER, ARIZONA May 5, 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 5:00 p.m.
The following Commissioners answered Roll Call:
Chairman Rick Heumann
Vice Chairman David Rose
Commissioner George Kimble
Commissioner Matt Eberle
Commissioner Michael Flanders
Commissioner Gregg Pekau

Absent:

Also, present:

Mr. Kevin Mayo, Planning Administrator
Mr. David de la Torre, Planning Manager
Ms. Lauren Schumann, Senior City Planner
Ms. Kristine Gay, Senior City Planner

Mr. Harley Mehlhorn, Junior Planner

Mr. Thomas Allen, Assistant City Attorney
Ms. Julie San Miguel, Clerk

2. AGENDA ITEMS:

*a. PLH20-0019/PLH20-0008/PLT20-0009 COMMONWEALTH LOFTS

Request Area Plan Amendment to the Downtown South Arizona Avenue Corridor
Area Plan from Low Density Residential (0-6 du/acre) to Townhome Medium Density
Residential (12-14 du/acre), Rezoning from Agricultural District (AG-1) to Planned Area
Development (PAD), Preliminary Development Plan for site layout and building
architecture, and preliminary plat approval for townhouse dwellings on
approximately 3.0 net acres located at 699 E. Commonwealth Avenue approximately
% of a mile south and west of Chandler Boulevard and McQueen Road

Background
e Site is currently undeveloped and zoned for agricultural land uses.

e 3.0 net-acre site fronting on unimproved portion of Commonwealth Avenue

Surrounding Land Use Data

North | Commonwealth Avenue then South | Single-family dwellings
Single-family dwellings
East | Vacant land then church West | Single-family dwelling then
multifamily dwellings

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General Plan and Area Plan Designations

Plan Recommended Land Use Proposed Amendment
Growth Area 1:

General Plan Downtown Chandler No Change
Downtown South Townhome Medium
Arizona Avenue Low Density Residential (0-6 du/acre) Density Residential

Corridor Area Plan (12-14 du/acre)
Proposal
Units e 39 Townhome lots
e 12.8 du/ac
Parking e 2 garage spaces per unit
e 18.on-site guest parking spaces
e +/- 14 New on-street public parking spaces
Open Space e 6.5’ private patio space per unit
e Turfed retention court yards
e Bocce Ball court and cabana grill area
Building Height e 2-stories
e 27.5 feet tall to top of parapet
Building Design e Primary materials include stucco and stone
e Roof design includes concrete tile accent roofs,
metal canopies, and flat parapet roofline
e Patio wall to be aesthetically vented stucco with
welded mesh doors.

Review and Recommendation
Staff finds the proposed area plan amendment, rezoning, and preliminary
development plan proposed for the site align with the goals of the General Plan.

The General Plan identifies the site as being located with Growth Area 1, Downtown
Chandler which calls for the revitalization of vacant parcels and higher densities. Staff
believes that this guidance supports the proposal to amend the Downtown South
Arizona Avenue Corridor Area Plan to recommend Townhomes at a density 12-14
du/ac vs. single-family units up to 6 du/ac.

To accommodate garage parking but be sensitive to nearby single-family homes, the
applicant has proposed two-story units instead of three. To further consider privacy,
instead of providing living room space on the second floor, two non-master
bedrooms without balconies are proposed in the rear of the units. The units are
organized in an easily navigated layout that results in the majority of the frontage
being occupied by patio spaces and front doors that are visible from the public

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May 5, 2021 - Page 3

sidewalk, instead of garages. This will help “activate” and provide a pleasant and safe
feeling environment for this portion of Commonwealth Avenue by creating
opportunities for neighbors to interact, and by increasing visibility of the street by
residents.

Staff finds that this proposal balances the General Plan’s guidance to increase density,
providing a transition between old and new development, promoting a compatible
mix of housing types, and promoting civic engagement.

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 digital
neighborhood meetings via Zoom on September 8, 2020

e Four households attended the meeting where a variety of questions were asked
regarding wall height, irrigation, building height, unit cost, and landscaping. The
applicant answered each question after which there was no opposition shared.

e One resident preferred that the open space of the Commonwealth Avenue right-
of-way remain. The applicant explained that a portion of the unimproved land
includes right-of-way that has been reserved for the proposed roadway.

e A question was asked about irrigation to adjoining properties. The applicant
confirmed that irrigation will be preserved and underground as desired to
adjoining properties.

e As of writing this memo, Planning staff has not received opposition from residents
regarding the proposal.

Recommended Actions

Area Plan Amendment

Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Area Plan Amendment to the Downtown South Arizona Avenue
Corridor Area Plan by changing Low Density Residential (0-6 dwelling units per acre,
du/ac) to Townhome Medium Density Residential (12-14 du/ac) as shown on the
Area Plan Amendment Exhibit.

Rezoning
Planning staff recommends Planning and Zoning Commission move to recommend
approval of rezoning from AG-1 to PAD for Townhomes subject to the following

conditions:

1. Development of the overall site shall be in substantial conformance with the
Development Booklet, entitled, “Commonwealth Lofts” and kept on file in the City
of Chandler Planning Division, in File No. PLH20-0008, modified by such conditions
included at the time the Booklet was approved by the Chandler City Council

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and/or as thereafter amended, modified or supplemented by 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.

Residential dwelling units shall be permitted with a maximum density of 13
dwelling units per acre.

No building fagade shall be closer than 15’ from the right-of-way line of
Commonwealth Avenue.

‘No building fagade shall be closer than 25’ from the common shared property

lines located on the east, west, and south of the overall site.

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 “Commonwealth Lofts” and kept on file in the City of Chandler Planning
Division, in File No. PLH20-0008, 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 and all other improvements 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.

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6. Signage shall be designed in coordination with landscape plans, planting
materials, storm water basins, site contours, utility pedestals, and other site
appurtenances or features so as not to create problems with sign visibility or
prompt the removal of required or proposed landscaping.

7. All mechanical equipment shall be fully screened on all sides. Said screening shall
be architecturally integrated with the building.

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.

Note: Stipulation #9 was added as a result of the Planning and Zoning’s discussion
during the study session:

9. The applicant shall work with staff to revise the design of the left elevation to
provide larger windows, popouts, and materials similar to the design of the right
elevation in order to break up the proposed span of stucco.

Preliminary Plat

Upon finding consistency with the General Plan and the proposed rezoning and
preliminary development plan, 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.

COMMISSIONER FLANDERS asked what is the anticipated use for the property to the
east.

KRISTINE GAY, SENIOR CITY PLANNER responded the property is currently zoned
for Agriculture, AG-1. She mentioned in the plan it is recommended that it be zero to
sixty units per acer.

CHAIRMAN HEUMANN stated that he likes the project and that the units face out
instead of looking at the back of other buildings. He presented concerns regarding
the left side elevation appearing monotonous and asked staff to work with the
applicant to improve the elevation. He asked Commissioner Flanders for his
suggestions to enhance the elevation.

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COMMISSIONER FLANDERS reviewed the floor plan and advised windows could be
added or made larger to allow more light and improve the elevation.

CHAIRMAN HEUMANN asked staff to work with the applicant to create a stipulation.

VICE CHAIRMAN ROSE asked if the proposed town homes for sale or rent.

KRISTINE GAY, SENIOR CITY PLANNER confirmed that applicant's intent is to sell the
townhomes.

DAVID DE LA TORRE, PLANNING MANAGER asked for further clarification regarding
the stipulation request to improve the left elevation, and asked if it included similar
pop-out design as the right elevation, if that would address their concerns.

CHAIRMAN HEUMANN presented his concerns with the left elevation and requested
more details be added.

COMMISSIONER FLANDERS advised that pop-outs could be used to provide more
visual interest.

Proposed Motions
Area Plan Amendment

Move Planning and Zoning Commission recommend approval of PLH20-0019, Area
Plan Amendment to the Downtown South Arizona Avenue Corridor Area Plan by
changing Low Density Residential (0-6 dwelling units per acre, du/ac) to Townhome
Medium Density Residential (12-14 du/ac) as shown on the Area Plan Amendment
Exhibit, as recommended by Planning staff.

Rezoning

Move Planning and Zoning Commission recommend approval of PLH20-0008
Commonwealth Lofts, rezoning from AG-1 to PAD for “Townhomes,” as recommended
by Planning Staff.

Preliminary Development Plan
Move Planning and Zoning Commission recommend approval of Preliminary
Development Plan, PLH20-0008 Commonwealth Lofts, subject to conditions as
recommended by Planning staff.

Preliminary Plat
Move Planning and Zoning Commission recommend approval of Preliminary Plat,
PLT20-0009, as recommended by Planning staff.

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*b. PLH21-0006 INFANT SWIMMING RESOURCE

Request Use Permit approval to allow for swim lessons within a property zoned
Planned Area Development (PAD) for single-family. The property is located at 2720
East Coconino Drive, in the Fonte Al Solé subdivision, which is located west of the
southwest corner of Gilbert and Ocotillo roads.

Background

Subject site zoned PAD for single-family; constructed 2003

10,800 square foot lot with one-single family home with pool in rear yard
Homeowner has been operating swim lessons from subject site for over 12 years
City staff received compliant about the homeowner operating a business from the
home

Per the Zoning Code, businesses can occur within a single-family if no employees
or customers come to the property

The Zoning Code can permit additional uses within a single-family home through
Use Permit approval

Infant Swimming Resource is a certified training program to teach infant/children
how to survive in bodies of water

The homeowner is a certified master instructor and trains instructors across the
county during the off-season

Surrounding Land Use Data

North

Single-family residence South | Single-family residence

East

Single-family residence West | Single-family residence

Proposed Development

Proposed Time/Day Monday-Friday, typically 7 a.m. to 1 p.m.

Lesson length Lessons are 15 minutes long, 5 days a week,
for 3-6 weeks

Swim Season Typically April- August

Parking 3 spaces in driveway for guest & 3 car garage

for residents; Lessons are staggered to
avoid overlapping of more than two guest
vehicles

Access to Pool Lessons limited to one guardian, access rear

yard by side gate along eastern property

Review and Recommendation

Planning staff has reviewed the request and compatibility with the surrounding
single-family residences. The route to access the property from Ocotillo Road, utilizes

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Normal Way, a collector street that doesn’t have any homes fronting the street. Closer
to the property, customer traffic on Kimberlee and Coconino Drives, traffic is
mitigated by staggered lesson times and requiring all guardians to park on-site on
one of the three provided parking spaces. Additionally, lessons are only conducted
five months of the year and during the morning hours thus lessening the impact on
the surrounding neighborhood. Infant Swimming Resource has only one employee,
the homeowner, which further reduces the impacts of a business within a single-
family home.

Public/Neighborhood Outreach

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

e Aneighborhood meeting was held on April 15, 2021. The applicant and Planning
staff held an in-person meeting at the subdivision’s common ramada area. Seven
residents attended, all had high recommendations for the service the applicant
provides to Chandler residents. Many of the attendees have or had at one point
had children attend the applicant's lessons and praised the applicant for the
confidence their children have around water. Furthermore, expressing the relief
they have as a parent/guardian knowing if their child fell into a body of water, the
child could maneuver to safety if an adult was not around.

The other attendees never utilized lessons from the applicant but lived on the same
street including a neighbor from across the street: all stating support for the service
being provided by the applicant.

e Asofthe writing of this memo, Planning staff is not aware of any formal opposition
to the request. The resident who called in the complaint has been given multiple
opportunities to contact the assigned planner and has not as of writing this
memo. Furthermore, letters of support from surrounding neighbors are attached
praising the service offer by the applicant to the community.

Recommended Action
Planning staff recommends Planning and Zoning Commission move to recommend
approval of Use Permit, subject to the following conditions:

1. Expansion or modification beyond the approved exhibits (Site Plan, Floor Plan and
Narrative) shall void the Use Permit and require new Use Permit application and
approval.

2. Use Permit 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 Use Permit shall apply.

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

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4. All customers must park on-site within the subject site’s driveway.

COMMISSIONER PEKAU advised that he was a former Red Cross Certified Life Guard
and Water Safety Instructor and applauds the applicant for their work in safety for
the young and vulnerable around water. He further advised of his support and
clarified lessons are typically one on one basis for these types of lessons.

COMMISSIONER FLANDERS asked if there are other places around town that provide
this service. He also asked if there are facilities with pools who do this for toddlers.

LAUREN SCHUMANN, SENIOR CITY PLANNER responded that a search was
conducted on the infant swimming resources website and there were no others
within this area. She mentioned that some operate out of single family residences but
there were none in this area.

COMMISSIONER PEKAU stated swimming lessons do not always provide an
opportunity for students this young. He further stated it very difficult for parents to
find a one on one student to instructor ratio.

COMMISSIONER EBERLE asked why the business was stopped.

LAUREN SCHUMANN, SENIOR CITY PLANNER responded per the current code
homebased business cannot have employees or customers who come to the home
and because the swim lessons are onsite, a use permit was needed in order to come
into compliance with the code.

COMMISSIONER EBERLE advised he was a former life guard and that this is an
excellent service. He further advised that he understands that this is an ordinance
issue but seems like this is micromanaging citizens.

LAUREN SCHUMANN, SENIOR CITY PLANNER stated the site has been operating for
twelve years without complaints and therefore staff is making a recommendation for

no time condition.

Proposed Motion
Move Planning and Zoning Commission recommend approval of Use Permit case

PLH21-0006 Infant Swimming Resource, subject to conditions as recommended by
Planning staff.

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*c, PLH21-0011 NORTH PRICE STABLES

Request Use Permit extension approval to continue to allow for the boarding of
horses within a residential property zoned Agricultural (AG-1). The property is located
at 2885 N. Price Road, located on the east side of Price Road south of Elliot Road.

Background
e Zoned Agricultural (AG-1)

e Approximately 4 acres in size

e The AG-1 zoning district allows up to two horses to be kept by right per 35,000
square feet of lot area (equivalent to 9 horses on the subject site). Additionally,
the AG-1 district permits riding stables on properties containing a minimum of 10
acres. A Use Permit is required to both exceed the maximum number of horses
and to allow riding stables on less than 10-acre sites.

e Four previous Use Permits and Use Permit extensions have been granted: original
approval in 2009 for 1 year, extensions in 2010 and 2013 for 3 years and in 2016
for 5 years.

e Site contains a single-family home, a yard, stables, and a lit riding arena east of
the stables.

e The horses are used for psychotherapy, this does not generate large amount of
traffic as the sessions are by appointment only and are short in duration.

Surrounding Land Uses

North | Single family subdivision zoned South | A currently vacated lot planned and
PAD zoned for a medium density
apartment complex
East Large lot single family within West _ | Price Road then Arizona Loop 101

Maricopa County

Review and Recommendation

Planning staff finds the boarding of up to 22 horses and ridings stables to be
appropriate at this location provided that it continues to be managed well and follows
the stipulations previously applied and again proposed herein. Over the past decade,
the ownership has, to staff's knowledge, followed these stipulations and no incidents
have occurred. No complaints have been filed against the property since the subject
site began operations; given this, staff is supportive of no further time stipulation.
Finding compatibility with surrounding land uses, self-contained operations, and
consistency with the General Plan, Planning staff recommends approval subject to
conditions.

Public / Neighborhood Notification
e This request was noticed in accordance with the requirements of the Chandler
Zoning Code. -

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e A Virtual neighborhood meeting was held on April 26", 2021, at which four
residents attended to express their support for the project.

e Four residents have reached out to express their support for this Use Permit
extension, letters of support are attached.

Recommended Action
Planning staff recommends Planning and Zoning Commission move to recommend
approval of the Use Permit extension, subject to the following conditions:

1. Expansion or modification beyond the approved exhibits (Site Plan and Narrative)
shall void the Use Permit and require new Use Permit application and approval.

2. The Use Permit is non-transferable to any other location.

3. The number of horses shall be limited to 22.

4. Riding activities shall be limited to a maximum of three days per week.
5. Riding activities shall cease by 9:00 p.m. each night.

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

7. The riding area shall be watered down prior to riding activities.

8. The property shall remain in compliance with any applicable Maricopa County Air
Quality Department regulations.

Note: Stipulation #9 was added as a result of the Planning and Zoning’s discussion

during the study session:
9. Any change of ownership or management of horse stable operations shall require
anew Use Permit.

CHAIRMAN HEUMANN stated this is great use and the applicant does a great job. He
asked if a condition could be added in the event the property is sold or there is a

change in ownership.

HARLEY MEHLHORN, JUNIOR PLANNER asked for clarification regarding the
requested condition.

CHAIRMAN HEUMANN advised staff to work on a stipulation in the event the use is
changed.

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May 5, 2021 - Page 12

Proposed Motion
Move Planning and Zoning Commission recommend approval of Use Permit

extension case, PLH21-0011 North Price Stables, subject to the conditions as
recommended by Planning staff.

*d. CANCELLATION OF THE MAY 19, 2021 PLANNING AND ZONING COMMISSION
MEETING.

3. BRIEFING ITEMS:
None

4. MEMBERS COMMENTS/ANNOUNCEMENTS
None

5. CALENDAR
The next study session will be held before the regular meeting on Wednesday, June
2, 2021, in the Chandler City Council Chambers, 88 E. Chicago Street.

hele

Rick Heumann, Chairman

Kevi nMayo, Secretary

6. ADJOURNMENT
The study session was adjourned at 5:30 p.m.