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veneto Luxury Residential Community PDP DEVELOPMENT BOOK Case No. PLH21-0073 TABLE OF CONTENTS - AERIAL MAP - PROJECT NARRATIVE - ARCHITECTURAL SITE PLAN - ENLARGED DRIVEWAY PLANS - PRELIMINARY GRADING & DRAINAGE PLAN - LANDSCAPE PLANS, SIGN, & POOL AREA LAYOUT - BUILDING FLOOR PLANS - BUILDING MATERIALS & PAINT COLOR EXHIBIT - BUILDING EXTERIOR ELEVATIONS - POOL AREA AMENITIES EXTERIOR ELEVATIONS - PERSPECTIVE VIEWS * * PERSPECTIVE VIEWS WILL BE PROVIDED AFTER THE CITY OF CHANDLER’S REVIEW & COMMENTS ARE COMPLETE. PAGE 3 PAGE 4 PAGE 5 PAGE 6 PAGE 7 PAGES 8-10 PAGES 11-17 PAGE 18 PAGES 19-31 PAGE 32 PAGE 33 2 AERIAL MAP SITE 3 PROJECT NARRATIVE 4 4a PRINCIPALS & DEVELOPMENT TEAM DEVELOPER/OWNER: Trinity Development Partners 14802 N. Coral Gables Drive Phoenix, AZ 85023 Contact: Massimo Sommacampagna Email: ms@trinitydevelopmentpartners.com Phone: 623.556.7706 LAND USE COUNSEL: Earl & Curley 3101 N Central Ave, Ste 1000 Phoenix, AZ 85012 Attorney: Taylor Earl Planner: Michelle Santoro Email: tearl@earlcurley.com Email: msantoro@earlcurley.com P: 602.265.0094 ARCHITECTS & DESIGN TEAM: Phoenix Design Group 8222 S 48th Street, Ste 236 Phoenix, AZ 85044 Contact: David Arambula Contact: Hugo Castorena Email: davida@pdgoffice.com Email: hugoc@pdgoffice.com Phone: 480.451.9246 4b INTRODUCTION & PURPOSE OF REQUEST The purpose of this request is to rezone a vacant, underutilized +/‐ 2‐acre site at the northeast corner of Pecos Road and Pleasant Drive from AG‐1 (Agricultural) to PAD (Planned Area Development) to allow for the development of 24‐home luxury residential community known as Veneto.1 The name “Veneto” comes the region of Veneto in Italy. This region is home to the region’s capital, Venice, where millions of people travel every year to experience beautiful Italian architecture, ambience, and people. As we met with the neighbors on this proposal, the neighbor adjacent to the site on the east felt that our prior name, Pleasant Gardens, did not accurately capture the community’s high‐quality and architectural sophistication. As we considered her critique, we agreed wholeheartedly. We took a step back as a development team and thought about our community name. The community will be small and intimate with sophisticated design. We thought about the proud Italian heritage of one of our team’s partners, Massimo Sommcampagna. As we considered these factors, we happily decided upon Veneto because of the rich architectural and cultural heritage of that region of Italy. We want our residents to feel like they would if they visited the Veneto region in Italy, experiencing the quality of architectural design and the warmness of its citizens. We feel this new name is unique and will send a message to neighbors and future residents of the project that this will be a high‐quality community that will be small and intimate and give its residents a residential enclave experience. The property consists of one (1) parcel (APN: 303‐21‐001D). The site is currently vacant and undeveloped and well‐suited for a rezone that enables appropriate development as a transition between the arterial and apartments to the south and the single‐family homes to the north and east. The proposal would be consistent with the site’s General Plan land use designation of “Neighborhoods,” which “allows a range of residential densities.” At 12 du/ac, this proposal would assist in providing the City with housing diversity and variety. Chandler has a great deal of single‐family neighborhood in the 2‐5 du/ac range and apartments in the 18‐30 du/ac range. This community would provide a housing type that is currently under‐provided for in the Chandler residential market. 1 Pronounced: Veh-neh-tow, with the emphasis on the first “eh” sound. 4c COMPATIBILITY TO SURROUNDING PROPERTIES The site is located just outside of the Downtown Chandler growth area. It is centrally located to multiple growth areas within the City. See exhibit to the right. It is important to provide high‐quality residential development within close proximity to these employment and growth districts because it provides the degree and variety of housing that creates a strong employee pool. That employee pool both in turn attracts and retains quality employers for the City. Even closer, just across Pecos Road, is the new ALMA 202 development, which provides a mixed‐use atmosphere along with an expansion of medical offices for Banner Health. The Banner Ocotillo hospital campus is just across the Loop 202 Santan Freeway, less than half a mile to the south (see exhibit to the right). The subject proposal will provide the density needed to support doctors, nurses, and medical staff in a luxury residential community. The site is within close proximity to the 202 freeway. When most of this area was originally developed, this freeway had not yet been developed. With the introduction of this freeway, it is appropriate and, based on historical land use patterns across the Valley, expected that appropriate increases in density would follow within close proximity to the freeway. Additionally, the subject proposal is located within the San Macros neighborhood, which features a mix of single‐ family residential and medium density residential as well as large open park spaces and amenities, including the San Macros golf course. The table below outlines the immediate adjacent uses to the subject property. 4d Table 1 – Existing Conditions Direction General Plan Designation Zoning Current Use Site Neighborhoods AG‐1 Vacant North Neighborhoods PAD Single Family Residential South Neighborhoods PAD Multi‐Family Residential East Neighborhoods PAD Single Family Residential West Neighborhoods PAD Multi‐Family Residential GENERAL PLAN LAND USE CONFORMANCE The site is designated on the City’s General Plan Land Use Map as Neighborhoods. That designation allows for a “range of densities.” Veneto is the type of community that is both in demand and underrepresented in Chandler. It provides a luxury rental experience in a community that is neither apartment living nor traditional single‐family. Our proposed density of 12 du/ac, our proposed height of two stories, and our exceptional design hits a sweet spot for providing density while developing a compatible and complementary neighbor to single‐family residential. The General Plan seeks to promote comprehensive direction for the growth, conservation and development of all physical aspects of the City. The proposed rezone meets or exceed the following goals outlined in the General Plan, as detailed below. Conservation, Rehabilitation, and Redevelopment Policy: Facilitate adaptive reuse of vacant or underutilized buildings/properties to create opportunities for new housing and business development. The subject property has been a vacant, dirt lot since approximately 1996. The proposed development will provide a new opportunity for high‐quality residential density near many of Chandler’s growth centers. Although just west of the Southern Arizona Avenue Entry Corridor Study area, the proposal meets the Plan’s goals of bringing more density to the area to support businesses. 4e Land Use and Development Policy: Encourage compatible infill projects. Again, the proposed development is redeveloping a vacant lot within an already established neighborhood. The proposed density is compatible with the mix of densities surrounding the parcel, including single‐family residential (north and east) and medium density multifamily (south). Infill projects are always difficult because of two reoccurring factors in such development. First, infill is, by definition, surrounded by existing development. We must be concerned with compatibility to that existing development. Second, infill development usually comes with higher densities. This is often due to the small size of the property and the fact that other development (such as employment, retail, roadway infrastructures, schools, etc.) has already come to the area, raising the price of the land. These two factors, when combined, can create challenges for infill development. In our opinion, the proposal here balances those interests extremely well. The maximum height will be two stories, which is consistent with a single‐family neighborhood. And, after working with the community, we have agreed to restrict the height of the homes closest to the northern property line to single‐story (which is shown in the elevations to the right). This was an accommodation very well received by those neighbors. This means the second story has been pushed back +/‐ 40’ from the northern property line. The first 15’‐17’ of that northern setback will be a landscape buffer with a row of trees that will be commonly maintained by the community—thus their growth and grooming will not rely on individual property owners watering and grooming the trees, as would be the case in typical subdivision. The balconies have also been inset into the building to further reduce views to the north (this can be seen in the elevations below; a resident on the balcony would have to lean out and around the wall on the right side of the balcony to look due north). Windows on the northern elevation have been raised up above normal site‐lines to eliminate any on‐site resident having a view out those windows down to the neighbors to the north (shown in the elevation to the right). 4f All the balconies on the eastern side of the project have been removed as an accommodation to the neighbors to the east. This was a major change to the project, but we felt it was the right decision. This too was very well received by neighbors due east of us. The quality of the elevations is exceptional and will complement the surrounding neighborhood. We have provided different elevation tones and colors to ensure the community has variety of architecture. Infill development is unavoidable in this chapter of Chandler’s history. But when done with the sensitivity to the surrounding uses, it can result in positive additions to communities and to the City. We believe we have met that standard here. We also know that parking can be a concern in infill development. The City’s ordinance establishes a threshold that is held to be adequate to accommodate such developments. We have met that standard. Parking reductions can often be sought for infill developments. We have not sought such a reduction here. We have provided private two‐car garages for all two‐story units and a one‐car garage for the 1,000 square‐foot single‐story units. We have also provided full driveways for all the homes on the south side of the main drive. This provides additional parking opportunities for those residents who may, for whatever reason, need additional parking. On top of that, we have provided additional parking at the pool area. Housing and Neighborhoods Policy: Promote a compatible mix of housing types in infill areas. For any city to maintain a stable and sustainable housing supply, it needs to provide a mix of densities and housing products. Doing so enables the city to respond to market demands and shifting trends and preferences. A city that concentrates too heavily on only traditional single‐family‐detached communities will quickly find itself missing out on large employers looking for higher densities of housing and retailers looking for more rooftops. And cities that leverage themselves too much on apartments may find themselves lacking the longevity of single‐family ownership. A mix of housing is healthy and needed, as the General Plan states. We believe this product type if ideal for this site and this time. The site needs a hybrid product that bridges the single‐family to the north and east and the arterial and multifamily to the south. The proposed product provides that. The heights are limited to one and two stories, each two‐story unit has a two‐car garage and each one‐story unit has a one car garage. Each home will have a private backyard in addition to a pool and ramada area for common open space. The community looks and feels like a blend between traditional single‐family and traditional multifamily. It is an elegant solution for this small parcel, and it will bring a luxury product to this passed‐over corner. ZONING COMPATIBILITY & DESCRIPTION OF PROPOSAL Proposed Zoning We are seeking PAD zoning at a density level Chandler identifies as “Medium‐density Residential 3.5‐12du/ac.” The Chandler General Plan states the following regarding the typical characteristics of sites where this density is appropriate, which our site meets: 4g Medium‐density residential (3.5‐12 dwelling units per acre) can be considered for infill parcels in areas located between land uses of different intensities where a transitional use or density gradation is advisable, or as a component of a mixed‐use development. Medium‐density residential may be located along arterial roads, freeway corridors, adjacent to employment and commercial areas, regional parks or major recreation facilities, or as part of an approved neighborhood or area plan where compatibility, transition, or other justifications warrant approval. (Emphasis added) The elements we have emphasized in this excerpt above are true of our development, meaning the City and the voters have established that the proposed medium density project is appropriate for this site. Site Amenities Under the proposed PAD, Veneto will be an innovative and well‐designed residential community that incorporates open space and recreational areas to provide an exceptional quality of life for all the future residents. Large landscape tracts along the street frontages, as well as building forward design, with front doors and patios facing the street will create an interactive streetscape. Centralized amenities will include a 40’ pool with bench seating. Pool hours will be regulated as an accommodation to on‐site and off‐site residents. A large ramada and BBQ will provide seating and shade and opportunities for outdoor gatherings. There is also a common area fireplace area near the ramada area for guests to enjoy. Adjacent to the ramada will be a restroom facility, shower, and storage closet for pool games that tenants will have access to. Other outdoor games will also be provided and will include large Jenga, tic tac toe, and bean bag toss. Additionally, in the centralized guest parking an EV car charging station will be provided. Generous landscape buffers will be located along the north and east property lines to provide a buffer to the existing single‐family homes. Proposed Building Design As depicted on the Conceptual Architectural Elevations (excerpted below and attached), our design team has gone to great lengths to develop an exceptional housing product. All two‐story homes in Veneto will consist of a single three‐bedroom floor plan that ranges in square feet from 1887sf – 1942sf, depending on middle or end unit. The single‐story product that we have introduced in accommodation to the neighbors to the north will be 1000 sf. This product has been designed for residents who desire the features of a single‐family home and want to live on smaller lots that require less maintenance. Each home has a generous patio/courtyard and a traditional two‐car garage. Exterior features such as patios and courtyards extend the interior living spaces to the exterior, providing inviting architecturally scaled elements to the streetscape. These elements encourage interaction between residents and the community. Square footages can be broken down as follows: Middle Unit: • Livable = 1,887 SF • Garage = 442 SF • Storage = 42 SF • Covered Patio = 101 SF • Uncovered Patio = 126 SF • Deck = 98 SF End Unit: • Livable = 1,942 SF • Garage = 517 SF • Storage = 51 SF • Covered Patio = 96 SF • Uncovered Patio = 112 SF • Deck = 93 SF Single‐story Unit: • Livable = 1000 SF • Garage = 200 SF • Storage = 51 SF • Covered Patio = 96 SF • Uncovered Patio = 112 SF • Deck = 93 SF 4h Conceptual elevations are shown below (with all views attached herein). As these demonstrate, we have provided high‐end architecture and a variety of elevations to provide visual interest to our neighbors and to passerby along Pecos Road: 4i The building design applies 4‐sided architecture with thoughtful massing manipulation. A contemporary architectural style has been selected that incorporates uncomplicated building lines with mono and couple roof designs. Exterior finishes will include 5‐6 materials with 2‐3‐stucco color variations. The development includes 3‐building elevation variations with distinct finish materials, stucco color tones, and roof lines. Deeply recessed patios and second story decks that integrate building privacy wall screening and minimal second story side elevation window sizes with diffused glazing. Proposed Landscaping The landscape design for Veneto is a Mediterranean style with a lush, low‐water‐use plant palette. The shrub and groundcover plant material is a mix of seasonal flowering plants with red, purple, and yellow color. Integrated into the design are medium to large canopy trees to shade sidewalks and driveways and a combination of evergreen vertical and canopy trees to buffer the existing residential properties to the north and east of this site. The main trees used along the north and east property lines is the Southern Live Oak, and the Acacia Mulga. The two driveway entrances to the property are flanked by 20 ‐foot Date Palms for accent. The Pecos Road landscape buffer consists of a continuous soldier row of a hybrid, thornless Mesquite tree variety that will maintain a “vase‐shape” symmetrical stature that will shade the street‐side sidewalk. The ground level plant palette along Pecos Road consists of a mixture of medium to large flowering plants in the background with low‐flowering groundcovers in the foreground near the sidewalk. Deviations By necessity, this project incorporates various deviations from the otherwise applicable standards. These will be accommodated under PAD zoning. The main reason for these deviations is the incredibly small size of the lot. At only 2 acres, we had to be creative to fit a development on this site that provided enough density to make the project developable while still buffering the neighbors to the north and east as much as possible. 4j Another major constraint is the requirement to accommodate drainage from Pecos Road. This existing condition is shown below. We had originally tried to place open space and drainage on the east side of the site, to create a buffer to the neighbors. But we were informed we had to continue to accept this drainage. So, we had to move one of our buildings to that side and place our drainage on this corner. On a 2‐acre site, this type of site‐planning constraint was a significant challenge and one that compelled us to make additional accommodations to the neighbors east of us (such as losing our balconies on those buildings). The site is also an infill site. Infill development is challenging because it comes after an area has already developed and the price of land, as a consequence, has increased significantly. This typically places constraints on the viability of development projects unless there is some degree of flexibility to the development standards. The long vacancy of this lot is evidence to its development challenges. Additionally, with this site’s proximity to employment and to the freeway, this is an area where the City will benefit from having residential density. Such density requires flexibility on development standards on a lot this small. Moreover, in terms of deviations from the zoning ordinance, we must consider that the zoning districts and their standards were effectively created in a vacuum, without the ability to look at each site specifically. The constraints mentioned above were not on the radar of the drafters when the multifamily district standards were created. Surely, it was envisioned that multifamily sites would be much larger. The deviations we are seeking are reasonable and justified given the constraints and the location of the site, and they are one of the key reasons the PAD district was created. One of the deviations we have sought is to reduce the setback along Pecos Road from the typical 50’. Such a deep setback, on a site that is only 187’, and with the other site constraints, would have been completely unworkable. On a normal‐sized multifamily site, 50’ is a relatively minor amount of the overall lot depth. But a fixed distance like 50’ (as opposed to a percentage) does not automatically adjust with the reduction in lot size. A 50’ setback on this lot would result in a setback requirement that is 26% of the overall depth of the lot. That is extremely burdensome for a site like this. We further had to reduce the setback on the south to provide increased setbacks to the neighbors on the north, based on our conversations with those neighbors and with the City. Another option was to reduce or eliminate the driveways on the units on the south side of our drive. But the City was not supportive of this design alteration—it being a welcomed feature to provide driveways to those units for extra parking opportunities. 4k We also need to highlight that the perimeter wall of the community due east of the subject site is right up against Pecos Road as well, with homes located a short distance behind the wall. Accordingly, the aesthetic we are providing is not out of character with our surroundings. Additionally, building‐forward design is no longer a foreign design aesthetic in the City given the introduction of urban, pedestrian‐oriented design. The subject design style is in keeping with that walkable aesthetic, especially given the location of the rear patios along Pecos Road. As another example, we have also sought a minor deviation in the requirement to provide even more open space on the southwest corner of out site, stemming from the intersection of two roadways. Here again, that type of requirement on a site this small is simply unworkable. The standard does not take into account the small size of this lot and meeting that requirement would create a significant development burden. We believe that all of the deviations on this site are justified under the circumstances and that we have mitigated these impacts as much as reasonably possible. CONCLUSION We believe the subject request for a new luxury residential community is consistent with the surrounding land use and zoning and provides a quality land use solution for this vacant infill site. Vacant infill parcels, especially in residential areas, can destabilize and degrade the adjacent area. The type of quality design we are proposing on this vacant parcel will enhance the surrounding developments and buffer the existing residential development from the noise from Pecos Road. Additionally, the proposal provides much needed housing for the expanding employment growth areas throughout the City, especially the new expanded Banner campus just across Pecos Road. The proposed residential community meets the City’s standards of quality and diversity, while meeting the General Plan goals. We believe Veneto will be a quality addition to the existing residential neighborhood by providing an exceptionally designed house product within an enclave community that will provide a transition between the single‐family developments to the north and east and the roadway and apartments to the south. $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& $& 5 $& 6 W 7 8 10 11 12 13 14 15 16 17 BUILDING MATERIALS & PAINT COLOR EXHIBIT A-COOL PALETTE (reference elevation studies for locations) B-WARM PALETTE (reference elevation studies for locations) Lightweight Concrete Roof Tile ‘Boral Roofing’ Saxony Series Masonry Veneer ‘Cultured Stone’ Faux Wood Fiber Board or Alt. Lap/ Composite Siding ‘Nichiha” Vintagewood Wood Series Steel Railing Painted Black Painted Stucco ‘Dunn-Edwards’ Sand finish texture Simulated Stone Veneer Cobblefield “Gray” Simulated Brick Veneer Cultured Brick “Carbon” Droplets DEW381 Lighthouse DEW385 Gray Wolf DE6354 (garage door) December Sky DE6352 Bison Beige DEC750 (garage door) Birchwood DEC752 “Cedar” “Ash” Vertical railing Horizontal railing Vertical railing Horizontal railing Vertical railing Horizontal railing 6x8x16 CMU Block Stack Bond Natural gray color 6x8x16 CMU Block Stack Bond Natural gray color 6x8x16 CMU Block Stack Bond Natural gray color C-OLIVE PALETTE (reference elevation studies for locations) Simulated Stone Veneer Sculpted Ashlar “Silver Shore” “Redwood” Abstract White DE6232 Wilderness DE6236 (garage door) Serene Thought DE6234 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32