June 16, 2021 Study Session Minutes

STUDY SESSION MINUTES OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
CHANDLER, ARIZONA June 16, 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 5:01 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:

Ms. Debra Stapleton, Assistant City Manager
Mr. David de la Torre, Planning Manager
Ms. Kristine Gay, Senior City Planner

Mr. Ben Cereceres, City Planner

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

2. AGENDA ITEMS: :
*a, PLH20-0030, PLT20-0020 SCHRADER FARMS BUSINESS PARK
Request Rezoning from Agricultural District (AG-1) to Planned Area Development
(PAD) with a Mid-Rise Overlay, Preliminary Development Plan for site layout and
building architecture and preliminary plat approval for a light industrial and office
business park, and a commercial corner on approximately 71.1 net acres located at
the northwest corner of McQueen and Queen Creek roads.

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

e 71.1 net-acre site

Surrounding Land Use Data

North Agriculture South Queen Creek Road then City of
Chandler Solid Waste Services

East McQueen Road then dairy farm | West | Faith Family Church and agriculture

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June 16, 2021 - Page 2

General Plan and Area Plan Designations

Plan

Recommended Land Use

Proposed Amendment

Growth Area 3:

General Plan Chandler Airpark - Employment No Change
Chandler Airpark Light Industrial and Neighborhood No Change
Area Plan Commercial
Proposal

Industrial Business Park

e Phase 1 consists of:

site

e Phase 2 consists of:

Size e 67.65 net-acres in area
Land Use | e Light industrial and business park land uses
Buildings e Six single-story buildings
e 91,900 sq. ft. - 277,700 sq.ft. in size
e 46 feet in height to the top of parapet (50 ft max.
building height allowed with proposed with Mid-
Rise)
Site Design e Truck loading courts located on the interior of the
site
e Berming and screen walls used along perimeter
e Angled parking and landscaping to support campus
aesthetic along street frontages
e Stained concrete thematic entrances
e Architecturally coordinated monument signage
Phasing e Two phases are proposed

e 3 eastern business park buildings
e Street improvements along perimeter of entire

e Street frontage landscaping along perimeter of
Phase 1 and commercial lot

e Three western business park buildings and
remaining street frontage landscaping.

Commercial Corner

Size

e 3.46 net-acres

Land Use

Land Use Code.

etc.) will not be permitted

e (C-2 Commercial land uses per the City of Chandler

e Auto-related uses, (fuel stations, oil change services,

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e Up to one drive through establishment may be
developed on-site

Building & Site Design e No specific building design or site layout is proposed
and Future PDP at this time.

e A future PDP will be reviewed by Council prior to
development of the corner

e The design of the buildings and site layout of the
commercial corner will coordinate with the business
park site.

Phasing e The corner parcel will be developed at a separate

time and is not included in Phase 1or 2 of the
business park.

Review and Recommendation

Staff finds the proposed rezoning, mid-rise overlay, preliminary development plan,
and preliminary plat to align with the goals of the 2016 General Plan and Chandler
Airpark Area Plan.

The 2016 General Plan identifies the site as being located within Growth Area 3,
Chandler Airpark, where the future land use of “Employment” is guided for. The
Chandler Airpark Area Plan more specifically calls for light industrial land uses and
neighborhood commercial land uses at the corner.

To align with both the Chandler Airpark Area Plan and the Employment guidance of
the 2016 Chandler General Plan, the applicant revised the site plan to avoid
proposing buildings that appeared to support distribution as a primary land use.
Staff believes the resulting building footprints will better accommodate land uses
that will generate employment opportunities and therefor align with the goals of the
General Plan.

To ensure the proposed corner site is sized and dimensioned appropriately, the
applicant has shown staff how the corner could successfully accommodate vehicular
access, retention, landscaping, and commercial land uses that are coordinated with
the adjacent business park. Since the applicant will not be the developer of the
commercial corner site, it is left empty in the proposed site exhibits. A future
preliminary development plan will need to be approved by Council prior to it being
developed.

Public/Neighborhood Outreach
e This request was noticed in accordance with the requirements of the Chandler

Land Use and Zoning Code.

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e To comply with CDC social distancing guidelines, the applicant hosted digital
neighborhood meetings via Zoom on February 18", and April 12", 2021. The
applicant also created a website to share further information with residents.

e Residents had concerns regarding the building height, the land uses and
associated traffic concerns. The applicant explained the how the site has been
planned for employment and commercial land uses by the Chandler Airpark
Area Plan and 2016 General Plan. At the time of the meetings, the traffic study
had not been reviewed by The City’s Traffic Engineer. The applicant explained
that a traffic impact analysis would need to be approved prior to moving
forward. After sharing perspectives of the buildings, no further concerns for
building design were received.

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

Airport Commission Conflict Evaluation
Airport Commission meeting April 14, 2021
Motion to find no conflict with existing or planned airport operations.

In Favor: 7 Opposed: 0 Absent: 0

Recommended Actions

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 a light industrial and office business park with a Mid-Rise
Overlay, and a commercial corner subject to the following conditions:

1. For the parcel legally described in Exhibit “A,” permitted land uses shall be
limited to office uses and land uses permitted by-right in the I-1 Planned Industrial
District per the Land Use and Zoning Code of the City of Chandler. Showrooms shall
also be permitted where they are provided as an ancillary component of a primary
use,

2. For the parcel legally described in Exhibit “B,” permitted land uses shall be
limited to land uses permitted by-right in the C-2 Community Commercial District
per the Land Use and Zoning Code of the City of Chandler. Auto-related uses
including but not limited to the sale, rental, repair, fueling or washing of
automobiles, motorcycles, trucks, boats, or related accessories shall not be
permitted.

3. Development of the overall site shall be in substantial conformance with the
Development Booklet, entitled, “Schrader Farms Business Park” and kept on file in
the City of Chandler Planning Division, in File No. PLH20-0030, modified by such

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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.

4. Prior to development of the corner parcel, as described in Exhibit “B,” a
preliminary development plan for site layout and building design shall be approved
by City Council. The architectural design, landscaping, and pedestrian and vehicular
access shall be coordinated with the business park to create an integrated campus
appearance.

5. Building heights shall not exceed 50 (fifty) feet in height as measured to the top
of parapet.

6. 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, as shown in the Phasing Exhibit to achieve
conformance with City codes, standard details, and design manuals.

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

8. When office is proposed to occupy more than ten percent of a tenant space, a
parking analysis shall be submitted for review by the Zoning Administrator. Said
analysis shall clearly show the amount of area occupied by all existing and proposed
land uses and the amount of parking spaces required by the City of Chandler Zoning
Code, and the amount of parking spaces provided.

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 “Schrader Farms Business Park” and kept on file in the City of Chandler
Planning Division, in File No. PLH20-0030, 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 enhanced pavement design shown at the main Queen Creek Road entrance
shall be duplicated at the main entrances proposed on McQueen Road and Canary
Way.

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

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4. 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.

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. 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.

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.

10. 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: Stipulations #11 and #12 of the Preliminary Development Plan were added in
the addendum memo presented to the Planning and Zoning Commission this date.

11. The applicant shall work with staff to provide an accent material under the metal
Awnings.

12. The applicant shall work with staff to create a different paint color scheme for
phase two.

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 subject to the following
condition:

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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 with revised exhibits which
show enhanced building elevations, building entrances, and landscaping. The
proposed development standards have also been revised to clarify setback
information. The memo also included Preliminary Development Plan stipulations
#11 and #12.

COMMISSIONER FLANDERS asked staff to read aloud the added stipulations
contained in the addendum memo.

KRISTINE GAY, SENIOR CITY PLANNER read aloud the added Preliminary
Development Plan stipulations #11 and #12.

CHAIRMAN HEUMANN asked if the future development on the corner would come
back through Planning and Zoning as a Preliminary Development Plan.

KRISTINE GAY, SENIOR CITY PLANNER responded yes, as stipulated a Preliminary
Development Plan would need to be approved by council.

CHAIRMAN HEUMANN asked if automotive use would be allowed under the
requested PAD and ask what height of the proposed acacia trees will be upon
planting. He presented concerns regarding the size of landscaping and advised he
appreciated the addition of Stipulation #10 of the Preliminary Development Plan. He
presented further concerns regarding massing along Queen Creek and McQueen
roads and the need for trees to break it up.

KRISTINE GAY, SENIOR CITY PLANNER responded, automotive use is not allowed
under the PAD and it is unknown how large the trees will be upon planting. She will
confirm the height with the Applicant and provide this information at the Planning
and Zoning Regular Meeting.

CHAIRMAN HEUMANN presented concerns regarding the dock doors and heavy
distribution warehousing. He asked staff what are the allowed uses for the building
and the potential of it being a heavy distribution warehouse similar to the FedEx,
Amazon, and UPS,

KRISTINE GAY, SENIOR CITY PLANNER stated as proposed the permitted uses
would be |-1 industrial district, which allows warehouse and distribution. She further
stated staff worked the applicant and the redesign does not speak towards
distribution land use; however, distribution is permitted under the I-1 industrial
district they are proposing.

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CHAIRMAN HEUMANN presented concerns regarding the amount of land left in
the City of Chandler and asked what the economic impact of the proposed.

KRISTINE GAY, SENIOR CITY PLANNER stated the Applicant can share more
information regarding the type of uses they will be pursuing. She further stated staff
tried to work with the Applicant to create a stipulation limiting distributional
warehouse use; however, staff did not want to preclude a great user from coming to
Chandler if they required more warehouse and distribution than what was
stipulated.

CHAIRMAN HEUMANN asked the commission if they would like the hear from the
Applicant regarding use during the Regular Meeting.

COMMISSIONER FLANDERS advised he is curious about the uses and would like to
hear more from the Applicant.

CHAIRMAN HEUMANN advised the Applicant will give a full presentation during the
Regular Meeting and answer questions.

*b, PLH21-0009 PHOENICIAN MEDICAL CENTER AT 1345

Request Preliminary Development Plan (PDP) approval for site layout and building
architecture for a one-story medical office building on approximately 0.4 acres. The
subject property is located approximately one quarter of a mile north of the
northeast corner of Ray and Alma School roads. (STAFF REQUESTS CONTINUANCE
TO THE JULY 21, 2021 PLANNING AND ZONING COMMISSION MEETING.)

The applicant requests a continuance to allow additional time for adjustments to be
made to the site layout. As such, Planning staff recommends a continuance to the
July 21, 2021, Planning and Zoning Commission meeting.

*c. PLH20-0057 THE OASIS/EL OASIS

Request Use Permit approval for a one-story community center and community
gardens on approximately 1.9 acres on a property zoned Multiple-Family Residential
District (MF-2). The subject property is located at 482 E. Erie Street, approximately
one quarter of a mile north of the northwest corner of Chandler Boulevard and
Hamilton Street.

Background

e Approximately 1.9 acres

e Subject site zoned MF-2 (Multi-Family Residential District)

e Use is permitted with Use Permit if compatible and in the best interest of the
community

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Surrounding Land Use Data

North | Existing Single-Family residential | South | Across E. Erie Street: Existing mobile
zoned SF-8.5 (Single-Family home park, single family and multi-
District) family developments zoned MF-1
(Medium-Density Residential
District)
East Existing Single-Family residential | West Existing mobile home park zoned
zoned SF-8.5 (Single-Family MF-1 (Medium-Density Residential
District) District)
Proposed Development
Building Square Footage 5,000 Square-feet
Building Height 20 feet (Maximum 35 feet permitted)
Parking Spaces Required 25 spaces
Parking Spaces Provided 25 spaces

(2 of the spaces are within the garage)

Days of Operation

Community Garden/Grass Field: Monday -
Sunday
Community Education Center: Monday Thru
Friday
Evening Activities: Monday - Saturday
Weddings/Quinceaneras: Thursday - Saturday

Hours of Operation

Community Garden/Grass Field: Dusk to Dawn
Community Center
Community Education Center: 8 AM - 5 PM
Evening Activities: 5 PM - 10 PM
Weddings/Quinceaneras: 4PM -10PM

Review and Recommendation

The MF-2 District permits compatible land uses that are in the best interest of the
community to be developed with Council approval of a Use Permit. The proposed
community center and community garden will result in a land use that is compatible
with the surrounding land uses, much like a church is compatible with surrounding
residential properties in any given neighborhood. Planning staff has reviewed the
request finding consistency with the General Plan.

The building includes a large community room than can be broken down into
smaller co-working/tutoring/training spaces or a single meeting space serving up to
90 people. It will also include an open workroom, public restrooms a generous

teaching kitchen and gardens.

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In an effort to prevent parking and noise from negatively impacting adjacent
neighborhoods when events are held (i.e., wedding, quinceanera), the applicant has
agreed to stipulations number 8 -10 restricting parking to on-site only, restricting
noise levels and requiring a contact phone number be provided to neighbors to
resolve complaints quickly and directly.

Staff finds the proposal to be consistent with the goals of the General Plan, 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 A neighborhood meeting was held on June 1, 2021; 20 neighbors were in
attendance, they had general questions and were in support of the proposal.

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

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

1. Development shall be in substantial conformance with the Development Booklet,
entitled “The Oasis/El Oasis” and kept on file in the City of Chandler Planning
Division, in File No. PLH20-0057 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 landscaping shall be maintained at a level consistent with or better than at
the time of planting.

3. 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

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

5. 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

6. Sign packages, including free-standing signs as well as wall-mounted signs, shall

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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.

7. The Use Permit is non-transferable to other locations.

8. Parking for any event held on the subject property shall be limited to on-site
parking only.

9. Music shall be controlled so as to not unreasonably disturb area residents and
shall not exceed the ambient noise level as measured from the subject site's
property line.

10. The organization/operator shall provide a contact phone number of a
responsible person to interested neighbors to resolve parking and/or noise
complaints quickly and directly.

11. The Use Permit shall remain in effect for two (2) years from the date of City
Council approval. Continuation of the Use Permit beyond the expiration date shall
require re-application to and approval by the City of Chandler.

COMMISSIONER PEKAU asked if there are twenty-five parking spaces.

BEN CERECERES, CITY PLANNER confirmed there are twenty-five parking spaces
proposed.

COMMISSIONER PEKAU is concerned with parking, as the proposed facility can hold
up to ninety people in their great room. He advised twenty-five is a low amount of
parking spaces for that type of use.

BEN CERECERES, CITY PLANNER stated a stipulation was added for parking to
remain in site. He also stated there is a two-year time condition stipulation for the
use permit and if spilling of parking onto the adjacent neighborhood becomes an
issue it can be reviewed.

COMMISSIONER PEKAU advised he is highly in support of this project and believes
it will do tremendous things; however, he wanted to make sure they are not set for
failure and there is enough space without parking in the street.

BEN CERECERES, CITY PLANNER stated the use of the room for special events is
only a small component of the actual facility itself. He further stated staff want the
commission to be aware of it, but it is a small component of the proposal.

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COMMISSIONER FLANDERS presented statements regarding the large garage area.
He asked what is planned to happen in that area and if there will be training with
automobiles in the garage.

BEN CERECERES, CITY PLANNER responded they intend on teaching basic
maintenance on vehicles and based on what the Applicant has said there will be no
oil changes or anything similar.

CHAIRMAN HEUMANN advised he believes this is a great project for the
community and a great addition to the area. He presented concerns regarding
parking on the occasion the room is rented for weddings every weekend. He further
advised he agreed with the other commissioner regarding parking and wanted to
make sure the Applicant understands the use permit is for two years it could go
away if there are issues or complaints about parking. He asked for clarification
regarding a line in the narrative.

BEN CERECERES, CITY PLANNER responded that said line in the narrative appears
to be oversight of a typographical error and he will confirm this with the applicant.
He stated that the proposed gives the maximum lot coverage.

VICE CHAIRMAN ROSE advised the proposed is a great addition to the
neighborhood and he is excited to see what it brings.

*d. CANCELLATION OF THE JULY 7, 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, July
21, 2021, in the Chandler City Council Chambers, 88 E. Chicago Street.

6. ADJOURNMENT

The study session was adjourned at 5:26 p.m.

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Rick Heumann, Chairman

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Kevin Mayo, Secreta ry