May 5, 2021 Regular Meeting Minutes

REGULAR MEETING 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 5:38 p.m.
The following Commissioners answered Roll Call:
Chairman Rick Heumann
Vice Chairman David Rose
Commissioner George Kimble
Commissioner Matt Eberle
Commissioner Gregg Pekau
Commissioner Michael Flanders

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. PLEDGE OF ALLEGIANCE:
Pledge of Allegiance led by COMMISSIONER FLANDERS.

3. APPROVAL OF MINUTES
a. Study Session Minutes of The Planning and Zoning Commission held on

Wednesday, April 21, 2021. Approved

MOVED BY VICE CHAIRMAN ROSE, second by COMMISSIONER FLANDERS to
approve Study Session Minutes of The Planning and Zoning Commission of the City
of Chandler held on Wednesday, April 21, 2021.

The motion passed unanimously 6-0.
Chairman Rick Heumann - In Favor Commissioner George Kimble - In Favor

Vice Chair David Rose - In Favor Commissioner Gregg Pekau - In Favor
Commissioner Matt Eberle- In Favor Commissioner Michael Flanders- In Favor

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 2

b. Regular Meeting Minutes of The Planning and Zoning Commission held on
Wednesday, April 21, 2021. Approved

MOVED BY VICE CHAIRMAN ROSE, second by COMMISSIONER FLANDERS to
approve Regular Meeting Minutes of The Planning and Zoning Commission of the
City of Chandler held on Wednesday, April 21, 2021.

AGENDA ITEMS:

CHAIRMAN HEUMANN informed the audience before the regular meeting
Commission and Staff met in open study session to discuss the items on the
agenda, Items a, b, c, and d are on consent.

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

Approved with stipulation

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

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)

Planning and Zoning Commission Regular Meeting Minutes”~*"
May 5, 2021 - Page 3

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
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.

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 4

Public/Neighborhood Outreach

This request was noticed in accordance with the requirements of the Chandler
Land Use and Zoning Code.

To comply with CDC social distancing guidelines, the applicant hosted digital
neighborhood meetings via Zoom on September 8, 2020

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.
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.

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

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 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.

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 5

3.

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.

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.

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

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 6

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.

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.

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 7

Surrounding Land Use Data

CHAIRMAN HEUMANN advised that an additional stipulation was added prior to
the regular meeting. He requested staff present the additional stipulation to the
commission and audience.

DAVID DE LA TORRE, PLANNING MANAGER presented the additional stipulation
reflected under #9 of Preliminary Development Plan.

*b. PLH21-0006 INFANT SWIMMING RESOURCE Approved

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
e Subject site zoned PAD for single-family; constructed 2003

e 10,800 square foot lot with one-single family home with pool in rear yard

e 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

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

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

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

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

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

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 8

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 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 As of the 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.

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 9

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.

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

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.

*c, PLH21-0011 NORTH PRICE STABLES Approved with Stipulation

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.

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 10

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.

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.

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 11

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 a new Use Permit.

CHAIRMAN HEUMANN advised that an additional stipulation was added during the
study session prior to the regular meeting. He requested staff present the additional
stipulation to the commission and audience.

DAVID DE LA TORRE, PLANNING MANAGER presented the additional stipulation
reflected under condition #9.

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 Approved

CHAIRMAN HEUMANN opened the floor to discuss any items and informs the
audience that he had received one speaker card in favor of Item c. PLH21-0011

North Price Stables.

DUANE LIDMAN, 2315 WEST PALOMINO DRIVE, advised that he is in favor of Item
c. PLH21-0011 North Price Stables, but he did not wish to speak before the board |
regarding this item.

MOVED BY COMMISSIONER PEKAU seconded by COMMISSIONER EBERLE to
approve the consent agenda.

The motion passed unanimously 6-0.
Chairman Rick Heumann - In Favor Commissioner George Kimble - In Favor

Vice Chair David Rose -In Favor Commissioner Gregg Pekau - In Favor
Commissioner Matt Eberle- In Favor Commissioner Michael Flanders- In Favor

Planning and Zoning Commission Regular Meeting Minutes
May 5, 2021 - Page 12

5.

BRIEFING ITEMS:
None

MEMBERS COMMENTS/ANNOUNCEMENTS
None

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

ADJOURNMENT

The regular meeting was adjourned at 5:43 p.m.

hi le

Rick Heumann, Chairman

+. KO.
Kevin Mayo, Secretary