Attachment B - PHO Summary - PHO-3-20_Z-43-80-7.pdf
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Planning Hearing Officer Summary of August 19, 2020 Application PHO-3-20--Z-43-80-7 Page 2 REPORT OF PLANNING HEARING OFFICER ACTION Adam Stranieri, Planner III, Hearing Officer Julianna Pierre, Planner I, Assisting August 19, 2020 ITEM NO: 3 DISTRICT 7 SUBJECT: Application #: PHO-3-20--Z-43-80-7 Zoning: PAD-14 Location: Southeast corner of 60th Drive and Thomas Road Acreage: 6.86 Request: 1) Modification to Stipulation 1 regarding general conformance to the site plan date stamped November 21, 2016 and elevations date stamped November 3, 2016. 2) Modification to Stipulation 2 regarding conditional approval. Applicant: Doug McCord Owner: Michael Rasooly Representative: Brandon Ryckman ACTIONS Planning Hearing Officer Recommendation: The Planning Hearing Officer recommended approval with a modification and an additional stipulation. Village Planning Committee (VPC) Recommendation: The Maryvale Village Planning Committee chose not to hear this request. DISCUSSION Doug McCord, applicant with Architectural Resource Team, stated that the property is close to changing ownership and the applicant wants to update Stipulation 1 regarding the site plan so the site can be built as the developer sees fit. He added they are also seeking modification to Stipulation 2, regarding conditional approval, to alter the time stipulation to 36 months from the current PHO request if approved. Mr. Stranieri asked for clarification regarding the layout of the plan. Mr. McCord stated that there is a gated driveway to providing ingress from and egress to Thomas Road and an exit only driveway to 59th Avenue. He added that the access from 60th Drive is for emergency vehicles only. He added that the Attachment B Planning Hearing Officer Summary of August 19, 2020 Application PHO-3-20--Z-43-80-7 Page 2 developer has created the buildings in a modular and compact way, thus allowing enhanced open space. Mr. Stranieri stated that the existing stipulation restricts the building height to single story within 75 feet of the south property line. He noted that defining building height in stories is not as descriptive or predictable as defining building height in feet. He stated that he would recommend that the stipulation be modified to specify a maximum height of 20 feet within 75 feet of the south property line. The applicant stated that they had no issue with that modification since the proposed site plan would comply. Mr. Stranieri stated that he had no issue recommending general conformance to the site plan and elevations. He stated that the proposed plan depicted improvements in reduced building massing, enhanced open space, improved layout, and a comprehensive pedestrian circulation pattern. He added that the elevations showed similar architectural design to the stipulated elevations, but with more modern materials. Mr. Stranieri stated that he had no issue updating the date of the conditional development stipulation to 36 months of the current approval. He stated that this was consistent with the actions of the prior PHO who heard a similar request in 2016. FINDINGS 1) The stipulated site plan depicted a 168-unit multifamily apartment community with a community building, pool, and other recreational facilities located at the southeast portion of the site near 59th Avenue. Residential units were divided between seven individual buildings at approximately 3-stories and 31 feet in height. The proposed site plan depicts a similar multifamily development consisting of 180-units divided between four individual buildings at 3-stories in height. The proposed plan depicts a clubhouse building and amenities located near the southwest corner of the site. This location is an improvement as it is more centrally located and equally accessible to all residents. Additionally, the site plan depicts an improved system of pedestrian pathways throughout the proposed parking lot. However, the existing language in Stipulation #1 restricts building height to one-story within 75 feet of the south property line. Restricting building stories and not building height does not accurately predict permitted development on the site. A modification is recommended to limit building height to 20 feet within 75 feet of the south property line which better predicts the scale of permitted development in this area. General conformance with this additional modification is recommended. 2) The stipulated elevations depict three-story multifamily apartment buildings consisting primarily of stucco with cement-board accents. Maximum building height is 31-feet. Architectural relief is provided Planning Hearing Officer Summary of August 19, 2020 Application PHO-3-20--Z-43-80-7 Page 2 through popouts, balconies, and canopies at the third-floor level. The proposed elevations depict similar building styles with multiple accent materials and colors. Building heights vary between approximately 30-34 feet in height. Architectural relief is provided through popouts, balconies, and canopies at variations in the roofline. General conformance is recommended. 3) The applicant’s request for modification of Stipulation #2 regarding conditional approval is limited to an update of the date reflecting the current request and the modified plans. Approval is recommended. DECISION: The Planning Hearing Officer recommended approval with a modification and an additional stipulation. STIPULATIONS 1. That THE development shall be in general conformance to WITH the site plan date stamped November 21, 2016 and the elevations date stamped JULY 2, 2020, November 3, 2016 with specific regard to a 20-FOOT one- story building height limit within 75 feet of the south property line, AND as approved by the Planning and Development Department. 2. That tThe approval shall be conditioned upon development commencing within 36 months of the City Council approval of this Planning Hearing Officer action in 2020 2016 in accordance with Section 506.B.1. of the Phoenix Zoning Ordinance. For the purposes of this stipulation, development shall commence with the issuance of building permits and erection of building walls on site. 3. There is to be an eight-foot landscape buffer on the full length of the south property, and 4. The development units be limited to 285. 5. Further, sufficient right-of-way to be dedicated by the property owner within one year of final City Council action to provide for the following: A. A 40-foot half street for Thomas Road. 6. PRIOR TO PRELIMINARY SITE PLAN APPROVAL, THE LANDOWNER SHALL EXECUTE A PROPOSITION 207 WAIVER OF CLAIMS IN A FORM APPROVED BY THE CITY ATTORNEY'S OFFICE. THE WAIVER SHALL BE RECORDED WITH THE MARICOPA COUNTY RECORDER'S OFFICE AND DELIVERED TO THE CITY TO BE INCLUDED IN THE REZONING APPLICATION FILE FOR RECORD. Planning Hearing Officer Summary of August 19, 2020 Application PHO-3-20--Z-43-80-7 Page 2 Upon request, this publication will be made available within a reasonable length of time through appropriate auxiliary aids or services to accommodate an individual with a disability. This publication may be made available through the following auxiliary aids or services: large print, Braille, audiotape or computer diskette. Please contact the Planning and Development Department, Tamra Ingersoll at voice number 602-534-6648 or TTY use 7-1-1.