July 21, 2021 Study Session Minutes

City of Chandler — Regular Meeting (2021-08-26)

Extracted text (via ocr_local) 44927 characters

STUDY SESSION MINUTES OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
CHANDLER, ARIZONA July 21, 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 3:04 p.m.
The following Commissioners answered Roll Call:
Chairman Rick Heumann
Vice Chairman David Rose
Commissioner George Kimble
Commissioner Matt Eberle
Commissioner Michael Flanders

Absent:

Also, present:

Mr. Kevin Mayo, Planning Administrator

Mr. David de la Torre, Planning Manager

Mr. Thomas Allen, Assistant City Attorney

Ms. Lauren Schumann, Senior City Planner

Ms. Kristine Gay, Senior City Planner

Mr. Ben Cereceres, City Planner

Mr. Zachary Werdean, City Planner

Mr. Harley Mehlhorn, Junior Planner

Mr. Ben Bravenec, Planning Intern

Ms. Julie San Miguel, Clerk

Ms. Leslie Dornfeld, Plan*Et Communities

Mr. Danny Court, Elliot D. Pollack and Company, appearing by Webex
Mr. Kurt Nagel, Callisonrtkl, appearing by Webex

CHAIRMAN HEUMANN announced the briefing of the Airpark Area Plan Update will be
presented before the Items on the Agenda Items.

2. AGENDA ITEMS:

*a. PLH21-0030/PLH21-0015/PLT21-0011 OLD STONE RANCH PHASE 4

Request Area Plan Amendment to the Brooks Ranch Area Plan by adding Single-Family
Medium Density (0-6 du/ac), Rezoning from Agricultural District (AG-1) to Planned Area
Development (PAD) for single-family residential, Preliminary Development Plan for
subdivision layout and housing product, and preliminary plat approval for a single-
family subdivision on approximately 8 acres located west of the northwest corner of
Chandler Heights and Lindsay roads.

Background
e Subject site is approximately 8 net acres; annexed in 2019

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Subject site is located adjacent to Old Stone Ranch master planned community
which includes 585 single-family lots, a school, a park with trails throughout the
subdivisions, and landscaped entries with water features within 234 gross acres;
2003

Southeast Chandler Area Plan (SECAP) approved and adopted, encouraging
maximizing density at 3.5 du/ac; 1999

Brooks Ranch Area Plan approved and adopted, encouraging development of
farms to single-family residential; 2000

Old Stone Ranch contains three residential subdivisions with typical lots sizes
ranging from 7,200 to 10,000 square feet and a mix of one- and two-story single-
family homes

The aggregate overall density for the existing three phases of Old Stone Ranch is
2.5 du/ac

The proposal would change the aggregate overall density for Old Stone Ranch to
2.69 du/ac

Surrounding Land Use Data

North | Avian Meadows- 200 single- South | Chandler Heights Road
family lots
East | Assisted living memory care West | Old Stone Ranch- Phase 3- 176 single-
facility family lots
General Plan and Area Plan Designations
Existing Proposed
General Plan Neighborhoods No Change
Southeast Chandler Area Traditional Suburban Character | No Change
Plan (SECAP)
Brooks Ranch Area Plan Rural Residential (0- 1.5 du/ac) Single-family Medium
Density (0-6 du/ac)

Proposed Development

Single family subdivision

# of Lots 44 single family lots

Density Aggregate density (including Old Stone Ranch

Phases 1-3 and the proposed development):
2.69 dwelling units per acre

Isolated density: 5.47 dwelling units per acre

Building Setbacks (min.) Front -20 ft. to garage from back of sidewalk,

4 ft. to livable
Sides - 4 ft. & 1 ft.
Rear - 5 ft., lots along north property line rear

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yard shall be 10 ft.

Minimum Lot Size

55x 81’ (4,455 sq. ft.)

Lot Coverage (max.) 70 percent

Building Height (max.) All homes one-story; 22 ft.
Architecture Theme Spanish

Number of Elevations 12

House Size 2,220 - 3,495 square feet
Number of Floor Plans 3

Parking Spaces

Each lot provides a two-vehicle garage with

driveways for two vehicles

On-street parking provided on one side of
street; approximately 40 on-street guest
parking spaces

Subdivision is not gated

Review and Recommendation

Planning staff has reviewed the request finding consistency with the General Plan and
the intent of the SECAP. Planning staff supports the request citing the property is
considered an infill property since all adjacent properties have developed. The General
Plan allows medium-density residential (3.5-12) to be considered as a transitional land
use on infill parcels when located adjacent to an arterial street.

New Village Homes has met with the Old Stone Ranch Homeowner's Association (HOA)
to incorporate the proposed development into the HOA as Phase 4 of Old Stone Ranch.
In return, the proposed development will provide monument signage for the existing
Old Stone Ranch community and continue the theme of the existing subdivision
through landscaping and varying fences along Chandler Heights Road.

Aggregate density can be considered if the proposed development is a part of a larger
master planned development; through aggregate density, the proposal may be
considered if designed appropriately and compatible with surrounding lots. Although
the proposed lots are smaller, all of the homes are one-story and expand the diversity
of housing in the area. Lots along the north property line have increased rear yard
setback to further ensure compatibility with existing homes to the north. The
development provides substantial landscape setbacks along the north side of Chandler
Heights Road and at the entrance on the west side, thus creating a compatible
development design that completes the southern entrance to Old Stone Ranch.

Since the site is within the SECAP, design elements are required in order to achieve a
density greater than 2.5 du/ac. The request is for a density of 5.47 du/ac with overall
proposed aggregate density of Old Stone Ranch totaling 2.69 du/ac. When the SECAP
was adopted the design requirements provided options, such as common area lakes

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that were intended for larger residential developments. The proposed development will
include a common pool with ramada seating area and a dog park for residents meeting
the intent of the SECAP.

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, residential design guidelines,
and the SECAP. Planning staff recommends the Planning and Zoning Commission
recommend approval of Old Stone Ranch Phase 4 single-family subdivision subject to
conditions.

Public/Neighborhood Outreach

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

¢ A virtual neighborhood meeting was held on May 12, 2021. The applicant's team,
Planning staff, and approximately three neighbors attended the virtual meeting.
Questions were asked about the home builder, other subdivisions they built, and
general timelines for the project were asked. One Avian Meadow’s resident whom
abuts the subject site had concerns about the proposed rear yard setback adjacent
to their property.

¢ As of the writing of this memo, Planning staff has been contacted by two residents
stating single-family is the most appropriate at this site and would oppose any type
of multi-family or attached condos. Planning staff is unaware of any 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 Brooks Ranch Area Plan by adding Single-
Family Medium Density (0-6 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 single-family residential, subject to the
following conditions:

1. Development shall be in substantial conformance with the Development Booklet,
entitled “Old Stone Ranch Phase 4” and kept on file in the City of Chandler Planning
Division, in File No. PLH21-0015, 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.

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2. 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.

3. 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.

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

5. Minimum setbacks shall be as follows:

Front yard setback 20 ft. to garage from back of sidewalk, 4 ft.
to livable |

Side yard setbacks Aft. &1 ft.

Rear yard setbacks 5 ft., lots along north property line rear
yard shall be 10 ft.

6. Maximum lot coverage shall be seventy (70) percent.

7. 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.

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

9. 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
days from the date of occupancy with the homeowners' association responsible for
monitoring and enforcement of this requirement.

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 “Old Stone Ranch Phase 4” and kept on file in the City of Chandler Planning
Division, in File No. PLH21-0015, modified by such conditions included at the time

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July 21, 2021 - Page 6

the Booklet was approved by the Chandler City Council and/or as thereafter
amended, modified or supplemented by the Chandler City Council.

2. All lots shall be constructed with single-story homes only.
3. The site shall be maintained in a clean and orderly manner.

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

5. 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.

6. The same elevation shall not be built side-by-side or directly across the street from
one another.

7. 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: Stipulations #8 through #11 were added on the Addendum Memo presented to
Planning and Zoning Commission this date.

8. The applicant shall replace all Chilean Mesquite trees with a different tree from the
low-water-use plant list.

9. The applicant shall work with staff to provide another primary base color for the
housing product.

10. The applicant shall work with staff to provide more stone/brick veneer on front
elevations.

11. Fifty percent of the trees planted along the arterial streets shall be a minimum of
36-inch box and 12-feet in height at the time of planting.

Note: Stipulation #12 was added as a result of the Planning and Zoning’s discussion
during the study session.

12. The applicant shall work with staff to provide enhanced side elevations.

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Preliminary Plat

Upon finding consistency with the General Plan and the approved rezoning, Planning
staff recommends the 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.

An Addendum Memo was presented to the Commission adding Preliminary
Development Plan Stipulations reflected under #8 through #11 and as a result of the
Planning and Zoning's discussion during the Study Session Stipulation #12 was added.

COMMISSIONER FLANDERS advised he mentioned the use of additional colors and
stones to the applicant. He liked the design of the homes and suggested the choice of
another color and additional stone material as the neighborhood appeared to be the
same color. He presented statements regarding the benefits of using stone to enhance
the design. He is concerned the buildings are tight because of the seventy percent lot
coverage, but understands other cities are doing these. He liked the design and believes
this is a step in the right direction.

CHAIRMAN HEUMANN asked to present the site lay out and pointed out Veteran's
Oasis Park. He noted there was fire access and asked about resident access to the park.
He asked if there was access on the east side or if residents would have to walk around?

LAUREN SCHUMANN, SENIOR CITY PLANNER responded there is no access to the |
park. She stated there were discussions with the Applicant to use the southeast corner,
however, there was concern the area could be used by undesirables. She further stated
she could work with the applicant to make a path.

CHAIRMAN HEUMANN stated that would be great and he is not worried about
undesirables since this area is not in the inner city. He presented concerns with the left
elevation of the properties, and he would like to see these blank elevations improved.

LAUREN SCHUMANN, SENIOR CITY PLANNER is more than happy to work with the
applicant during the Study Session. She pointed out the enhanced left elevations are for

corner houses.

CHAIRMAN HEUMANN advised people sitting on their patio will be looking at a blank
elevation and asked they incorporate the enhanced elevations throughout. He pointed
out the ten-foot set back on the north side will have two trees and asked what species
of tree will be used that will not engulf the yard. He liked the idea of landscaping but is
concerned with pools and trees overwhelming the proposed ten-foot yards.

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LAUREN SCHUMANN, SENIOR CITY PLANNER will find out the species of tree during
Study Session and report back.

*b. PLH20-0059 PRICE & QUEEN CREEK CAMPUS

Request Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD)
for office, manufacturing, and ancillary commercial uses, with a Mid-Rise Overlay, and
Preliminary Development Plan for conceptual site layout and building architecture on
approximately 37 acres located at the northeast corner of Price and Queen Creek roads.

Background
e Site is currently zoned and used for agricultural land uses

e 37-acre site

Surrounding Land Use Data

General Plan and Area Plan Designations

Plan Recommended Land Use Proposed Amendment
Growth Area 4:
General Plan South Price Road Corridor, and No Change
Employment

Proposal

Employment Campus

Proposed Approximately 585,000 square feet of:

Primary Land Uses High technology; Semi-Conductor; Biomedical;
Biotechnology; Bioscience; Pharmaceuticals;

Nanotechnology related land uses
Telecommunications;

Aerospace;

Renewable and cogeneration energy.

Educational facilities

Research laboratories

High-technology-related assembly of finished products
Advanced Business Services

Non-offensive manufacturing, and/or

Office, high-tech and non-high-tech related.

Proposed Approximately 11,400 square feet of:
Ancillary Land Uses Retail

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Service
Proposed to be located only in the northwest portion of
the site

Conceptual Building Design

Minimum building height of 40 feet

Maximum height of 150 feet

Unique application of concrete, glazing, architectural
panels, natural stone, high-quality composite materials,
and/or tile

Unique concrete finishes and forms

Variety of window dimensions and fenestration

A common design theme will be used across all buildings

Conceptual Site Design

Large landscaped setbacks along Price & Queen Creek
roads

Two main drive aisles provide primary onsite circulation
Four primary Class-A office-style buildings centered on the
site and oriented around the main drive aisles create a
campus

One single-story commercial building located near the
northwest corner of the site

Two parking structures on the north

Surface parking is screened along main drive-aisles via
landscaping

Drive aisles are enhanced with unique paving, sculptures,
and street landscaping.

Outdoor amenity spaces for employees and guests will be
coordinated with each building

Area reserved for electric vehicle parking, ride share pick-
up/drop-off, bike parking, and direct pedestrian
connections

Conceptual Landscaping

Date Palms proposed at the main entrance on Price Road
and Queen Creek Road

Enhanced landscaped perimeter

(as measured from back of sidewalk):

Price Road: +/- 70’ - 100’

Queen Creek Road: +/- 23’ - 40’

Ellis Road: +/- 20'

Mockingbird Road: +/- 20’

Artistic corner campus identification signage and blue glass
proposed as alternative to water feature

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Review and Recommendation
Staff finds the proposed rezoning, mid-rise overlay, and preliminary development plan,
to align with the goals of the 2016 General Plan.

The 2016 General Plan identifies the site as being located within Growth Area 4, the
South Price Road Corridor where the following guidance is provided:

e Preserve high-value employment reputation

e Maintain and expand the campus environment

e Develop the corridor with mid-rise developments
e Use acommon design theme

e Preserve corridor aesthetics

e Accommodate multiple modes of transportation
e Provide flexibility for remnant parcels

To maintain flexibility while attracting potential tenant(s), the applicant has included
very conceptual renderings and exhibits to establish the required level of quality and
design. Upon identifying the tenant and respective building needs, the applicant will
submit for an Administrative Design Review for site and building design. Staff will
review the administrative submittal for consistency with the renderings, conceptual
imagery, narrative, stipulations, and City Code.

Staff is confident that the conceptual Development Booklet and stipulations will result
in a high-quality campus development commensurate with existing Price Road sites.

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 January 27", and January 28", 2021.

e Minor questions and discontentment for any change to the site was initially
received from one resident. After the applicant shared the General Plan’s guidance
for the South Price Road Corridor, the resident had no further concerns. Residents
had concerns regarding the building height, the land uses and associated traffic
concerns.

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

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Recommended Actions
Note: The Planning and Zoning Commission was presented with an Addendum Memo

as Staff proposed a revised set of Rezoning and Preliminary Development Plan (PDP)
Stipulations, revisions address the following:

e Rezoning Stipulation #8

Stipulated the minimum building height of 45 feet.
e Rezoning Stipulations #11 & 12

Moved landscaping stipulations from PDP to rezoning.
e PDP Stipulation #7

Corrected the referenced landscaped corner

Rezoning

Planning staff recommends Planning and Zoning Commission move to recommend
approval of the rezoning from Agricultural District (AG-1) to Planned Area Development
(PAD) for office, manufacturing, and ancillary commercial, with a Mid-Rise Overlay,
subject to the following conditions: |

1. Primary land uses shall be limited to knowledge-intensive uses including but not
limited to:

a. Manufacturing, research and development, and/or office for high technology,
biomedical, biotechnology, bioscience, pharmaceuticals, nanotechnology,
telecommunications, aerospace, renewable and/or cogeneration energy, and
other industries involved in emerging technologies except no use shall be
permitted which is likely to be detrimental to the health and safety of the
surrounding area or the general community;

b. Higher education facilities such as universities and professional institutes of
learning;

c. Assembly of finished products or subassemblies, so long as the primary use of
the property is technology related and not basic processing and compounding
of raw materials or food products;

d. Supporting advanced business services or office uses such as financial services,
information technology, software design, professional design or engineering
firms, accounting, or human resources; and |

e. Other uses determined by the Zoning Administrator to be similar to the
aforementioned knowledge-intensive uses. |

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10.

Notwithstanding any provision of the Development Booklet or of any other
conditions of the Rezoning, no data center use of any type, unless ancillary and
secondary to a primary use, shall be a use permitted for the property that is the
subject of this Rezoning.

Call centers, warehousing, storage, distribution, and other similar land uses that do
not employ a workforce composed of a substantial number of predominantly highly
skilled workers engaging in knowledge-intensive employment shall not be permitted
as a primary use on the subject site.

Commercial land uses including retail, restaurant, and personal services shall be
permitted as an ancillary land use and shall not occupy more than a total of 12,000
square feet on the 37-acre site.

The stand-alone commercial building shall not be constructed first.

Development shall be in substantial conformance with the conceptual plans
included in the Development Booklet, entitled, “Price & Queen Creek Campus” and
kept on file in the City of Chandler Planning Division, in File No. PLH20-0059,
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.

Building heights shall not exceed 150 (one hundred and fifty) feet in height as
measured to the top of parapet of the building facade.

Building heights shall not be less than 45 (forty-five) feet, except for the proposed
parking structures and “Incidental Service Retail Pad,” which shall not be required to
adhere to this minimum building height.

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.

11. 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.

Plan

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July 21, 2021 - Page 13

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

Note: Stipulation #13 and #14 were revised as result of the Planning and Zoning’s
discussion during the study session.

13. As part of the Administrative Design Review process, where staff determines that
the proposed site improvements do not achieve a high-quality campus design
commensurate with existing similar developments within the Price Road Corridor
the request may be reverted to Council for approval of a revised Preliminary
Development Plan.

14. As part of the Administrative Design Review process, where staff determines that
the proposed building design does not achieve a high-quality architectural design
commensurate with existing similar developments within the Price Road Corridor
the request may be reverted to Council for approval of a revised Preliminary
Development Plan.

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

2. Landscaping plans (including for open spaces, rights-of-way, and street medians)

and perimeter walls shall be approved by the Planning Administrator.

3. Fifty percent of the trees planted along the arterial streets shall be a minimum of

36-inch box and 12-feet in height at the time of planting.

4. As shown in the conceptual exhibits a landscaped setback no less than

approximately 100 feet in depth on average shall be provided along Price Road. To
ensure adequate plantings are provided, the quantity of trees and plants typically
required by the City Code to be provided in this landscaped setback shall be
multiplied respective to the depth of the landscape setback that is ultimately
provided.

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5. The northeast corner of the site shall be designed and landscaped such that all four
corners of the intersection of Mockingbird Drive and Ellis Road have a coordinated
appearance.

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. Building signage shall be architecturally
coordinated with the respective facade.

7. All signs shall comply with Chapter 39, Sign Code, of the Chandler City Code.

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

9. 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 Planning and Zoning Commission was presented with an Addendum Memo as Staff
proposed a revised set of Rezoning and Preliminary Development Plan (PDP)
Stipulations and as result of the Planning and Zoning's discussion during the Study
Session, Rezoning Stipulations #13 and #14 were revised.

COMMISSIONER FLANDERS asked if staff has done an administrative review of
architecture and landscaping of something this large before.

KEVIN MAYO, PLANNING ADMINISTRATOR responded yes and presented examples
campuses of the same scale that were administratively approved.

COMMISSIONER FLANDERS notated the intensity of the development which includes
four office buildings and two parking garages. He stated there is a lot of components in
this location and it is extremely important for the architecture to be visually appealing
from the street. He advised that he has driven by the campuses mentioned by the
Planning Administrator, and they are great. He is concerned with the amount of square
footage and wished there was more in the conceptual package. He stated staff has
performed well on other projects, but is concerned from an architectural stand point of
knowing how buildings go together. He asked if there is a way the Commission can help
staff with the buildings if the proposed is approved today. He asked if it could be set for
Design Review Committed if necessary. He presented concerns regarding Applicants
not wanting to spend the money or do certain things and would like a way for the

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Commission to assist staff through any problems. He asked if a stipulation can be
added in the event Staff is having issues with the Applicant.

THOMAS ALLEN, ASSISTANT CITY ATTORNEY stated once approved, it would be up to
staff to interpret the design guidelines in the Preliminary Development Plan
themselves. He further stated it could be handled through staff in consultation with
each other or communications with the Commission for input, but once this has been
approved, it is unknown if there is a mechanism to bring it back to Planning and Zoning
Commission for a Design Review Committee.

CHAIRMAN HEUMANN advised if language is added to the Ordinance stating if the
architecture is not in substantial performance than what was presented to the
Commission and Council than it must come back through Planning and Zoning
Commission and City Council for a full Hearing. He further advised the Applicant is great
but would like a stipulation in the event the property is sold, and the new owner does
not like what was agreed upon. He stated a stipulation is necessary in the event the
Applicant is not meeting the intent, therefore, staff has the option to send the case to
Planning and Zoning and City Council for approval.

KEVIN MAYO, PLANNING ADMINISTRATOR explained in our code when we have
Planning and Zoning Commission meeting as Design Review Committee (DRC), Staff can
refer cases to the DRC when there is a filed application, and we are not quite there yet
with the Applicant. He stated he understands the apprehension and Staff wrestled with
how far we could go with a conceptual plan approval, while going through this process.
He advised at this time we want to get individual users taking in whole buildings and
whole campuses. He stated we need to figure out how we get to a point where the
Commission is comfortable, and we do have the tools necessary to do that. He further
stated that sometimes tools can become a shield when you're getting hit with
something that just isn’t there and we think need language in the narrative, language in
the stipulation, or exhibits. He asked if Planning Commission clearly sees a quality bar
that sets a standard in terms of site design, building architecture, landscaping, and
signage, in what was presented today. He stated it does not, it be made clear through
additional stipulations, additional refinements of the narrative, and additional exhibits.
He explained we have been stipulations to consider not only Design Review Committee
but also a dusting of who has authority and what that is. He further explained, we have
a stipulation if staff does not consider it within everything that is in this packet and
exhibits, then Staff can refer this back through the process for a preliminary
development plan. He stated Staff has versions of stipulations that can be used but the
graphic examples used should clearly speak to the quality expected if there is a single
user taking over this campus and they want their own architectural style and building
needs, but we could hold them to that bar.

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CHAIRMAN HEUMANN presented concerns as some areas are zoned, then they sit for
five to ten years before being developed. He explained they are approved with a
booklet, and it does not get built that way because it should have been stipulated
differently. He advised he is not doubting this group and hears what staff is saying, but
he would like Staff to work with the Applicant on a stipulation.

COMMISSIONER FLANDERS explained he is confident in the abilities of staff, and he
would like the Commission to have the ability jump in and collaborate if necessary.

COMMISSIONER EBERLE agreed with Commissioner Flanders, he stated our confidence
level with City Staff is very high and he is comfortable with this project. He does not
wish to throw out ninety-nine percent good for a one percent difference.

KEVIN MAYO, PLANNING ADMINISTRATOR explained when it is set up this way the
final say is with Staff, not with the Applicant. He stated, the Applicant is not able to
come in with something ninety percent and the final say is with us. He further stated, in
his eyes, the risk lies with the future developer of that property as it is not clear what
they are going to do, and the final measurement lies with Staff.

CHAIRMAN HEUMANN presented concerns regarding the development timeline. He
asked for the building images to be presented and noted some buildings were of poor
quality and do not relate back to the site plan. He is concerned with some of the
examples as they do not show the quality and appeared institutional, while others had
a lot more glass and features. He stated this is one entrance to our city coming from the
west and hopes there is a single user with elevated architecture because.

KRISTINE GAY, SENIOR CITY PLANNER stated she will work with the applicant during
the break.

COMMISSIONER KIMBLE is concerned as Price Road is high quality, but he is confident
the product is going to be good, and we can rely on the Applicant.

VICE CHAIR ROSE stated he is not sure if it is compatible with today’s office, but he
would like to see something with height, something taller to grab attention and be
something people can brag about. He advised he is unfamiliar with retail in the Price
Road corridor and asked if this campus will have some retail or restaurants.

CHAIRMAN HEUMANN advised there is some incidental retail. He explained the Price
Road Corridor in general is not designed to have commercial centers because it is for
employment. He further advised there are some restaurants and stuff so people would
not have to drive so far and pointed out the northwest corner of this project is intended
for retail, restaurant, or a coffee shop.

Planning and Zoning Commission Study Session Minutes
July 21, 2021 - Page 17

COMMISSIONER FLANDERS stated every building along the Price Road corridor should
have an architecture statement.

CHAIRMAN HEUMANN requested that it not turn into Alma School Road and Southern
Avenue with the neon lights and asked Staff to work on a stipulation.

*c, PLH20-0072/PLT21-0016 CHANDLER AIRPARK TECHNOLOGY CENTER

Request Preliminary Development Plan (PDP) approval for site layout and building
architecture for flex industrial buildings with office. The approximate 26.2-acre subject
site is located at the southwest corner of Gilbert Road and Insight Way.

Update
This item was continued from the June 2, 2021, Planning and Zoning Commission

meeting for a Design Review Committee (DRC) meeting, which occurred on June 16,
2021. The applicant updated the front elevations for the DRC meeting. Commissioners
had concerns citing additional work needed to occur to further break-up the large
planes. Since that meeting, the applicant has made the following revisions:

e Increased the size of trees proposed along the street to thirty-six (36) inch boxes

e Added dates palms at the street entries

¢ Incorporated additional material of metal including a metal pop-out, awnings, and
panels

e Increased glazing and transparency with introduction of more storefront facing
Gilbert Road

e Added more “Human scale” and pedestrian friendly design amenities including
landscape planters, shade canopies and seating areas

e Added richer material/ color palette that complements the design and accentuate
the architectural language

e New materials include added paint colors, metal canopies, translucent metal mesh
panels and warm natural stone planters for landscape

e Highlighted the building mass with more pronounced push and pull setbacks along
the eastern facade to break the long mass and introduce a more appropriate
architectural scale

e Added reveals and form-liner panels at previous blank areas per the city's comment
about breaking the monotonous facade, creating elevations with more movement
and animation

e Updated the southern elevation to complement the eastern elevation redesign and
create a more 3-dimensional architecture while driving up Gilbert Rd.

Planning and Zoning Commission Study Session Minutes
July 21, 2021 - Page 18

Background
e Approximately 26.2 acres

e Subject site zoned Planned Area Development (PAD) for light industrial (I-1 uses),
office, and showroom within the 80-acre Chandler Airport Business Park (CABP)
Phase 2 in 2006

e Separate PDP’s are required for properties located along Gilbert Road

e Project consist of two phases consisting of flex buildings allowing for a mix of light
industrial uses and office

e Phase 1, the south portion, will consist of two flex industrial buildings

e Phase 2 will consist of either two additional flex industrial buildings or an office
building with consistent architectural design; Phase 2 will be reviewed
administratively by staff

Surrounding Land Use Data

North | Insight Way then Watermark | South | Rockefeller- Chandler Crossroads

development (retail & office)

(flex industrial & commercial)

East ‘Gilbert Road

West _ | Insight (office)

Proposed Development Phase 1

Building Square Footage

220,718 total square feet

Building A (west) 126,049 square feet
Building B (east) 94,319 square feet

Building Height Maximum 45 feet; Provided 43 feet

Number of Dock Doors Building A- 28 doors (6 at grade & 23 dock)
Building B- 29 dock doors (4 at grade & 25 dock)

Parking Spaces Required 252 spaces

Parking Spaces Provided 305 spaces; allowing for approximately 20% office

Review and Recommendation

The two proposed flex industrial buildings allow for a mix of uses including
manufacturing, research and development, and office. Generally ancillary uses such as
office and retail showroom are limited to occupy ten percent of a building within
industrial development unless noted; the proposal requests up to 20 percent office
and/or retail showroom accordingly to comply with available parking.

The request was reviewed for compliance with the design standards established within
the CABP guidelines including landscaping and signage. The alignment of the two
buildings internalize the dock doors and screening of the rear facades. An eight (8) foot
wall will be provided between buildings to further screen the rear courts. The
development doubled the amount of landscaping and building setback required along
Gilbert Road to further buffer from Gilbert Road and residential east of Gilbert Road. A

Planning and Zoning Commission Study Session Minutes
July 21, 2021 - Page 19

mix of material including glazed glass, metal panels, awnings, steel columns, and form
liners are used to enhance the tilt-up walls. The color scheme of earth tones is |
proposed to be consistent with the CABP guidelines established in 2006. Under Phase 1,
all landscaping will be installed along all property lines and at the intersection of Gilbert |
Road and Insight Way a center identification sign will be constructed. Phase 2 will
consist of either two additional flex industrial buildings or an office building depending
on market demand and will be reviewed administratively by staff for consistency with
the approved architectural design.

Staff finds the proposal to be consistent with the goals of the General Plan, CAAP, and
CABP thus recommending Planning and Zoning Commission recommend approval.

Public/Neighborhood Outreach

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

e To comply with CDC social distancing guidelines, the applicant hosted a digital
neighborhood meeting on May 4, 2021. The applicant's team, city staff, and five (5)
households attended the virtual meeting. General questions about construction
timelines and traffic patterns were asked from residents. No opposition was
expressed.

e As of the writing of this memo, Planning staff is not aware of any concerns or
opposition to the request.

Recommended Actions

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 “Chandler Airpark Technology Center” and kept on file in the City of
Chandler Planning Division, in File No. PLH20-0072, 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. Compliance with original conditions adopted by the City Council as Ordinance No.
3814 in case DVRO6-0038 Chandler Airport Business Park Phase 2, except as
modified by condition herein.

3. The landscaping shall be maintained at a level consistent with or better than at the
time of planting.

4, Sign packages, including free-standing signs as well as wall-mounted signs, shall be
designed in coordination with landscape plans, planting materials, storm water |

Planning and Zoning Commission Study Session Minutes
July 21, 2021 - Page 20

retention requirements, and utility pedestals, so as not to create problems with
sign visibility or prompt the removal of required landscape materials.

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.

6. Phase 2 will be reviewed administratively by staff for consistency with the
approved architectural design.

7. Landscaping improvements along the perimeter of the property and the center
identification sign to be installed during the first phase of development.

8. 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

Preliminary Plat

Upon finding consistency with the General Plan and the approved rezoning, Planning
staff recommends the 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 complimented the Applicant on a job well done.

CHAIRMAN HEUMANN thanked Staff and the Commission for working with the
Applicant. He stated, he hopes the development community recognizes this city’s
standards as it was discussed during the Airpark Area Plan Update and during the last
case. He further stated if we set the bar higher and the development community
understands, it will save everyone a lot of time and money. He pointed out the added
enhancements were not difficult and made a tremendous difference in what was
presented tonight.

*d. PLH20-0069 CHANDLER CORPORATE CENTER LOTS 8 & 10

Request Preliminary Development Plan (PDP) approval for site layout and building
architecture for one flex industrial building with office on approximately 6.05 acres.
The subject property is located north of the northwest corner of Chandler Boulevard
and McClintock Drive.