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Prepared for: Porter-Kyle Submitted by: Sean B. Lake Vanessa MacDonald Pew & Lake, PLC 1744 S. Val Vista Drive, Suite 217 Mesa, AZ 85204 Submitted to: The City of Chandler May 25, 2023 The Wayne Dobson Road at Rockwell Alignment Chandler, Arizona Rezoning, Preliminary Development Plan and Preliminary Plat PLH22-0034 and PLT-22-0024 The Wayne Development Team Applicant Sean B. Lake Vanessa MacDonald Pew & Lake, PLC 1744 South Val Vista Drive Suite 217 Mesa, AZ 85204 Sean.lake@pewandlake.com Property Owner Hidden Acres, Inc. 1535 N. Dobson Road Chandler, AZ 85224 Developer Michael Stephan Porter Kyle Builders 8149 East Evans Road, Suite 8 Scottsdale, AZ 85260 mstephan@porterkyle.com Architect Andrew Hesse Porter Kyle Builders 8149 East Evans Road, Suite 8 Scottsdale, AZ 85260 ahesse@porterkyle.com Engineer Daniel “Ox” Auxier EPS Group 1130 North Alma School Road Suite 120 Mesa, AZ 85201 dan.auxier@epsgroupinc.com Landscape Architecture Jesse Westad WERK Urban Design 455 N. 3rd Street, Suite 1010 Phoenix, AZ 85004 jesse@werkurbandesign.com Table of Contents Project Overview ........................................................................................................................................................2 About Porter Kyle Builders .........................................................................................................................................2 Relationship to Surrounding Properties .....................................................................................................................3 Existing General Plan Designation and Zoning Classification .....................................................................................3 Our Requests ..............................................................................................................................................................4 General Plan Analysis .................................................................................................................................................4 The Development Plan ...............................................................................................................................................5 Design Intent ..........................................................................................................................................................5 Zoning Analysis ...........................................................................................................................................................6 Development Standards .........................................................................................................................................7 Requested Deviations and Justification .................................................................................................................8 Landscaping and Open Spaces ...............................................................................................................................9 Parking ................................................................................................................................................................. 10 Neighborhood Outreach.......................................................................................................................................... 11 Conclusion ............................................................................................................................................................... 11 Table of Exhibits A Site Plan B Perspective Renderings C Elevations D Unit Floor Plans E Clubhouse Floorplans F Wall Plan G Material and Color Palette H Preliminary Landscape Plan I Signage J Site Details and Amenities K Preliminary Grading and Drainage L Preliminary Plat M Pedestrian and Open Space Diagram N Preliminary Utility Plan [2] Project Overview On behalf of Porter Kyle, Pew & Lake, PLC is pleased to submit this project narrative and related exhibits for The Wayne, a proposed multifamily development on 6.32 acres located on the east side of Dobson Road, just south of Warner Road, in the City of Chandler (the “City”). The small, infill site is known as Maricopa County Parcel Number 302-83-965 (the “Property”) and the approximate boundaries of the proposed development site are shown below. About Porter Kyle Based in Scottsdale, Arizona, Porter Kyle is a vertically integrated, multifamily developer that specializes in the design and build of modern and sustainable townhome communities. The Porter Kyle team has been involved in the development and construction of over 5,000 multi- family units with construction values in excess of $500 million. Porter Kyle is currently developing The Ashley, a 78-Unit multi-family development located at the southeast corner of Arizona Avenue and Appleby Road in the City of Chandler. Porter Kyle has identified Chandler as one of the most dynamic cities in the East Valley and is excited to bring a new housing option to this part of the City. [3] Relationship to Surrounding Properties The site is currently in use as a single residential home and dog rescue facility. It is an “L-shaped”, infill parcel that wraps around an SRP substation. To the east and south it is surrounded by an alleyway and the Knoell East Unit 7 subdivision. Across Dobson Road, to the west, is the Silvergate residential subdivision. General Plan Designation Zoning Classification Existing Use North Neighborhoods PAD SRP Substation and multifamily residential South Neighborhoods SF-8.5 Single family residential East Neighborhoods SF-8.5 Single family residential West Neighborhoods SF-8.5 Single family residential Project Site Neighborhoods PAD (dog rescue facility) Single Family residence and dog rescue facility. Existing General Plan Designation and Zoning Classification As shown above and in the graphic below, the site is currently designated in the General Plan as a “Neighborhood”. It is currently zoned PAD. There is no Area Plan applicable to this part of the City. City of Chandler General Plan Map [4] Our Requests Our requests to the City of Chandler are: 1. Rezoning of the property from Planned Area Development (PAD) in support of a dog rescue facility to a Planned Area Development (PAD) in support of multi-family residential. 2. Preliminary Development Plan for the community layout and housing product; 3. Preliminary Plat approval. If approved, these requests will allow for the development of a 100-unit townhome development. General Plan Analysis The site is designated on the City of Chandler’s General Plan as Neighborhood. The Neighborhood land use designation allows a range of residential densities including medium and high-density residential and covers most of the City land use map. High-density residential (12-18 dwelling units per acre) may be considered adjacent to arterial roads and freeways, downtown, regional commercial areas, along high-capacity transit corridors, and adjacent to employment areas. The Wayne development is accessed off Dobson Road, which is designated as an arterial roadway and is proposed at a density of 15.8 DU/AC. The General Plan also allows Transit Oriented Development (TOD) along high-capacity transportation corridors. TOD may also be considered along fixed-route bus corridors, at a density of up to 18 DU/AC. There is a bus shelter immediately adjacent to the site on Dobson Road, and there are also approximately five bus stops within ½ mile of the project site. These bus stops are part of a regional bus route that spans the length of Dobson Road in Chandler. While not a true TOD development, this project shares many of the characteristics found in typical TOD projects—a small building envelope with site constraints, existing transit/bus stops and a slightly higher density than the surrounding area. Accordingly, this project is appropriate at this location. The proposed residential use is also compatible with the existing uses of the surrounding properties, as much of the surrounding area has been developed as residential. While the proposed density for the Wayne is higher than the nearby residential subdivisions, it is worth noting that the unique parcel shape and configuration still allows this density to be achieved at a building height of only 28-feet, which is less than the 45-feet allowed in the MF-2 zoning district. The density proposed for The Wayne, at 15.8 DU/AC, is necessary for the viability of the project, given the offsite improvements that must be installed with the development of this [5] property. This proposed density falls within the middle of the allowable density range in the Neighborhood designation. The Development Plan Porter Kyle is excited to develop The Wayne in Chandler. This infill parcel in an established part of the City presents the perfect opportunity for a unique multi-family development that will provide a fresh and modern residential opportunity to current and future residents of Chandler. The Wayne will feature 100 townhomes in a gated community. As shown on the Site Plan, The Wayne has been designed with consideration to the existing and permanent SRP substation to the north and the alignment of Rockwell Avenue to the west. These two site conditions established the perfect entry area into the site, which has been designed to provide a grand entry along Dobson Road, behind which site the clubhouse, pool and main amenity area. The 25-foot drive aisles meander through the site and provides access to nineteen different residential buildings. Each of the townhome buildings contain four to six units apiece. The units at The Wayne range in size from 812 sf to 1,438 sf livable square feet and each home features a two-car direct-access garage, a private backyard and upper-level balcony. Design Intent Porter Kyle designs and builds modern, energy efficient townhome communities that exude style. Designed by award winning architects, the luxury townhomes live more like a single-family home than a traditional garden-style building. Porter Kyle is known for authentic and innovative design and quality construction. Some of the features found in Porter Kyle communities include: • Swimming Pools in every Community • Outdoor living in private backyards • Thoughtful landscape designs • Interiors that include 10-foot ceilings, elegant hardwood style flooring, stainless steel appliances and attached garages • Sustainable and environmentally friendly building materials • Energy efficient LED fixtures throughout the property. • 220v power in each garage for convenient at-home electric car charging. Shown on the next page are examples of the overall design aesthetic and quality finishes proposed for The Wayne: [6] Zoning Analysis [7] As proposed, The Wayne will feature 100 dwelling units at a resulting density of 15.8 DU/AC. This density falls squarely within the density range of the multi-family (MF-2) zoning district, which provides the base development standards for this PAD request. As expressed in Section 35-901 of the Chandler Municipal Code, the MF-2 zoning district is “intended to provide a diversity of dwelling units at an appropriate density which will enable Chandler to offer a balanced housing market.” As previously noted, this oddly configured infill parcel presents the perfect opportunity for a unique multi-family development that will provide a transitional use between the existing single-family residential development south and east of the parcel, and the SRP substation and apartments north of the development site. The Wayne will bring a modern, unique housing product to the City of Chandler that is not currently available in this part of the City. The proposed development meets or exceeds many of the development standards required in the requested zoning district. The community has been designed to capitalize on the shape of the site, without coming close to the 45-foot allowed height in the underlying zoning district. The two-story, 28-foot height proposed at The Wayne is consistent with some of the homes to the south and east of the proposed development and is also less than the height that would be allowed in a commercial district. Development Standards The Wayne community has been thoughtfully designed with the following development standards. Shown below are the required MF-2 standards, and the manner in which The Wayne meets or exceeds those standards. Shown in red are the standards from which we are requesting a waiver or deviation. The design of this subdivision will enhance the living experience for residents of The Wayne, and also mitigate impacts to the surrounding neighborhoods. Standard Required- MF-2 Proposed- PAD/MF-2 Front Building Setback (Dobson Road) 50’ 46-2” Rear Setback (Eastern boundary) 10’ 15’ Side Setback (SRP Substation) 10’ 15’ Side Setback (Southern boundary) 10’ 15’ Building Height 45’ 28’ Density (maximum) 18 du/ac 15.8 net du/ac Common Open Space 31,500 s.f. (150 s.f. per bedroom) 25,950 s.f. (123 s.f. per bedroom) Private Open Space 11,300 s.f. (113 s.f. per unit) 37,840 s.f. (180 s.f. per unit) Balconies and [8] backyards Combined Open Space 42,800 s.f. 63,790 s.f. Lot Coverage (maximum) 45% 35% Requested Deviations and Justification With this PAD request, we are requesting deviations from the following development standards/requirements. 1. A reduction in the building setback along Dobson Road from 50-feet to 46’-2”. Justification: The property line from which the setback is measured is approximately 20- feet from the required deceleration lane and new back-of-sidewalk. On paper, the building setback will be 46’-2”, but in reality the building closest to Dobson Road will range from approximately 50-feet to 60-feet from the existing back-of-sidewalk. This distance is greater than the 30-foot distance from the sidewalk to the residential home south of the site, and will not be discernible from the front of the property. 2. A reduction in the amount of common open space from 150 s.f. per bedroom to 123 s.f. per bedroom. Justification: This reduction of common open space has been requested to allow each of the units to be provided with a private backyard. Porter Kyle’s development experience has provided the marketing insight that residents of its communities, while they enjoy the common amenities, still prefer having a private backyard space. The backyards range from 240 to 300 square feet. The combined open space (private and public) is nearly 50 percent more than what is required. 3. A request to allow refuse containers within the landscape setback. Justification: This request to allow the refuse containers within the landscape setback since they will be located on the side of a boundary wall that is shared with a 16-foot wide public alleyway in which the City of Chandler collects refuse. Typically, a prohibition against refuse containers in a landscape buffer is to protect nearby property owners from the noise of a refuse collection vehicle and the unsightly aesthetic of the refuse enclosures. The wall separating The Wayne from the adjacent alleyway is 8-feet in height, obscuring the view into The Wayne community from the nearby properties. Additionally, the refuse trucks currently pick up trash closer to the nearest homeowners, than those that will be servicing The Wayne. This deviation has been previously discussed with City staff, who agree that this deviation will not create an intrusion on nearby property owners. Trees in the landscape setback will be planted at 20-feet on center around the proposed enclosures [9] 4. A reduction in the amount of perimeter landscape buffer outside of the 6-foot wall along Dobson Road from 20-feet to 16’-6”. Justification: This deviation is requested to accommodate the plethora of site constraints along Dobson Road. As shown on the Site Plan, the small amount of frontage along Dobson Road is encumbered by proposed SRP transmission poles (along with associated restrictions on what may be placed near them), a bus pull out and shelter, a required deceleration lane and an 8-foot wide public utility easement. Moreover, the Property line from which the landscape buffer is measured is approximately 20-feet from the back of the existing sidewalk. While on paper this would appear that the landscape setback is only 16’-6”, the project will be built with a landscaped buffer along Dobson Road that will be 40-feet at the widest point, and taper to 31-feet at the narrowest point, as measured from the back of the sidewalk. There will be no discernible difference in the modified landscape setback. Landscaping and Open Spaces As shown in the graphic on the previous page, The Wayne provides an abundance of private and common open space. The Wayne will have 197 trees and 948 groundcovers and shrubs. The caliper and container sizes for the chosen plants and trees are in compliance with the zoning code. Also, as provided by the zoning code, special attention has been paid to the perimeter of the site. A densely planted boundary is proposed for the northern, eastern, and southern boundaries, adjacent to the residential properties that lie across the alleyway. The site design of The Wayne provides a lot coverage of 35%, which is well below the 45% coverage allowed in the MF-2 zoning district. Finally, the amenities provided in The Wayne include a fitness center, co- working space, pool, outdoor barbecues, play area and a dog park creating a modern, livable multifamily community. [10] Parking As shown below, parking at The Wayne meets the Code requirements for multifamily developments in the City of Chandler. Each home has a two-car garage, and there is plenty of surface parking. Parking Analysis Resident Parking Required # of Units Required Spaces The Wayne PAD- Provided 1 Bedroom (1.5 spaces per unit) 25 38 50 garage spaces 2 Bedroom (2 per unit) 40 80 80 garage spaces 3 Bedroom (2.25 Spaces per unit) 35 79 70 garage spaces Sub Total 197 200 Spaces Visitor/Guest Parking Required .25 Spaces per Unit 25 25 spaces Clubhouse 3,400 s.f./200 17 17 spaces Total Required Parking 239 242 Spaces Garage Parking 200 spaces Surface Parking 42 spaces Total Parking Provided 242 spaces [11] Neighborhood Outreach As required by the City’s Municipal Code, two neighborhood meetings were held regarding this proposed development. The required 1320’ notification distance yielded a notification list of 252 property owners, including HOA’s from a list provided by the City of Chandler. At the first meeting on June 20, 2022, four interested residents attended. The second meeting, on October 18, 2022, was attended by only a single interested neighbor. Of primary interest to the neighbors was the treatment of the perimeter of the Property, especially on the eastern and southern boundaries. The site has been planned with this interest in mind and a landscape buffer is provided adjacent to the boundary wall, which is shared with the adjacent 16-foot-wide alleyway. Conclusion Porter Kyle has identified the City of Chandler as a dynamic community in need of a diversity of housing options for its current and future residents and is excited to develop The Wayne multifamily residential community at this unique, infill location. Exhibit A- Site Plan Exhibit B- Perspective Renderings Exhibit C- Elevations Exhibit D- Unit Floorplans Exhibit E- Clubhouse Floorplan Exhibit F- Wall Plan Exhibit G- Material and Color Palette Exhibit H- Preliminary Landscape Plan Exhibit I- Signage SEPTEMBER 16 2022 PEW LA.E 1744 S. VAL VISTA DRIVE SUITE 217 MESA ARIZONA 85204 MONUMENT DOBSON ROC.WELL 1535 N. DOBSON ROAD CHANDLER ARIZONA 85224 the wayne OX[XUy OLYLnJ PORTER .YLE BUILDERS 8149 E. EVANS ROAD SUITE 08 SCOTTSDALE ARIZONA 85260 12'-0" 8'-0" AGED ZINC PANEL ACCENT MATERIAL STUCCO MONUMENT BODY PAINTED ALUMINUM LETTERING HALO LIGHTING - POST MOUNTED LASER CUT STEEL ACCENT PAINTED STEEL PATTERN TO MATCH SHADE CANOPIES ON THE CLUBHOUSE 3'-0" COMPOSITE WOOD ACCENT MATERIAL Exhibit J- Site Details and Amenities Exhibit K- Preliminary Grading and Drainage Plan Exhibit L- Preliminary Plat Exhibit M- Pedestrian and Open Space Diagram Exhibit N- Preliminary Utility Plan