Attachment C - VPC Summary - Z-2-20-7.pdf
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Village Planning Committee Meeting Summary Z-2-20-7 Date of VPC Meeting May 11, 2020 Request From S-1 Request To R1-8 Proposed Use Single-family residential Location Approximately 220 feet north of the northeast corner of 43rd Avenue and Vineyard Road VPC Recommendation Approval with additional stipulations VPC Vote 10-0 DISCUSSION & RECOMMENDED STIPULATIONS: Ms. Sofia Mastikhina, staff, provided an overview of the rezoning request. The 5.8- acre site is located north of the northeast corner of 43rd Avenue and Vineyard Road and is currently vacant. Single-family residential neighborhoods exist on all sides of the subject site, with a church site directly adjacent to the north and an open space tract adjacent to the south. The General Plan Land Use Map designation for this site is Residential 3.5 to 5 dwelling units per acre and is flanked on all sides by this same designation. To the north, on the southeast corner of 43rd Avenue and Southern is land designated as Parks/Open Space – Publicly Owned, and the closest commercial hubs are located on the corners where 35th Avenue intersects with Baseline and Southern Roads. Ms. Mastikhina then presented the proposed site plan, which depicts 23 residential lots with minimum dimension of 50 by 100 feet. The proposed development includes 8.25 percent of open space and has a density calculation of 3.97 dwelling units per acre, which is consistent with the General Plan Land Use Map designation of Residential 3.5 to 5 dwelling units per acre. She pointed out that the development will also connect to an existing stub street on the south perimeter of the site. She then presented the proposed elevations, noting that the applicant will have the opportunity to go into more detail on these exhibits during their presentation. She provided the staff recommendation for approval, subject to stipulations, which were then listed for the committee. Mr. John Mockus pointed out that the staff recommended stipulations do not include a Attachment C requirement for minimum driveway length of 22 feet, and that this is something that the Village has been requiring of developers to provide. Ms. Mastikhina explained that although this was not included as a staff stipulation, the committee is able to add this as a stipulation when they make a motion on this case. Ms. Linda Abegg noted that she had already discussed this matter with the applicant’s team and that they are receptive to having the driveway stipulation added to the case, as well as a stipulation to provide a minimum of 20 percent non-stucco materials to the elevations. Mr. Bill Allison, representative with Withey Morris PLC, provided a brief presentation regarding the project, supplementing staff’s presentation. He noted that the proposed development is an infill project, as the subject site is an empty lot amidst a fully- developed residential neighborhood. He explained that the request is to rezone a small 5.8-acre site from S-1 to R1-8 to allow for 23 single-family homes, which is compatible with what is existing in the area. He then presented the site plan and pointed out features that are worth noting. One such feature is the streetscape along 43rd Avenue, where in addition to the required 30-foot multi-use trail easement, there is a 15-foot minimum setback from the property line to the homes, as well an additional 15 to 20 feet of right of way from the back of curb to the trail easement. This means that the homes will be set back approximately 65 feet from 43rd Avenue, which is a substantial separation, and, per staff’s stipulations, these areas will be robustly landscaped. With that, he presented the proposed landscape plan, which depicts the planting standards along 43rd Avenue and within the development, detached sidewalks connecting the main thoroughfare to the central open space area, which includes a tot lot, as well as the shading requirements recommended by staff to provide a comfortable pedestrian environment for those walking through the development. He further noted that the development will include several enhanced standards such as flat clay or concrete tile as roof materials, enhanced building materials on exterior walls, minimum 12-inch overhangs on all homes, and enhanced architecture on street facing elevations of two- story homes. Mr. Allison then presented the color elevations, noting that they will be modified slightly to accommodate the stipulation regarding minimum 20 percent non- stucco materials. He concluded the presentation with the project’s hearing timeline, from the initial neighborhood meeting on February 19 to the planned City Council hearing date of June 24. Mr. Carlos Ortega asked if this will be a gated community. Mr. Allison replied that this is not a gated community. All streets will be public, and the development will also connect to a stub street into Vineyard Commons, the development to the south and east of the site. Mr. Ortega expressed his concern with the main entry drive not being wide enough for all the new resident vehicles entering and exiting the property. He also asked if only one-story homes will be placed along 43rd Avenue. Mr. Allison stated that the placement of homes on the property has not yet been decided, but that, given the significant setback of approximately 65 feet from the street, the possibility of two-story homes along 43rd Avenue would not need to be limited. He noted that the residential development to the south has a smaller setback and has two-story homes along 43rd Avenue. Regarding the width of the main drive, he stated that this is a very small site and there is not enough room to allow for a wider entrance. Ms. Abegg thanked the applicant for meeting with the community and incorporating the elements that they would have otherwise been given as stipulations. She then addressed Mr. Ortega’s comment regarding the width of the entry drive, stating that the community does have a second access point where it connects to the existing subdivision to the south and where a traffic light presently exists. This secondary access point, along with the existing traffic light, will help mitigate any traffic concerns for this project. Mr. Ortega asked if the church located north of the site will pose a noise issue for prospective home owners of this new community. Mr. Allison replied that they do not anticipate noise problems with the church. Mr. John Mockus complimented the development proposal, stating that the shade being provided is a positive feature, and that the lot sizes are appropriate. Public Comment Mr. Phil Hertel expressed his concern with the proposed open space area, stating that eight percent is not sufficient, and is half of what the community usually asks for. He also stated that lots 11 through 15, those that abut existing homes to the east, should be limited to single-story if the existing homes on the other side of the fence are also single-story. He also suggested that lots 1 and 23 be limited to single-story homes as they are at the entrance to the community, where walls should be lower. Mr. Dan Penton pointed out that lots 11 through 15 back up to a landscaped area of the adjacent subdivision, and are not directly adjacent to other homes, so the limitation of these lots to single-story homes does not seem necessary. Ms. Abegg asked if the applicant would be receptive to limiting lots 1 and 23 to single- story homes. Mr. Allison referred to the landscape plan and explained that those lots are adjacent to significant landscaped areas which help soften the entrance to the community, so even a two-story home would be sufficiently buffered from the street. MOTION Ms. Abegg made a motion to approve the request with additional stipulations. Mr. Mockus seconded the motion. VOTE 10-0, Motion to approve with additional stipulations, with Committee Members Abegg, Branscomb, Estela, Flunoy, Glass, Harlin, Hurd, Mockus, Ortega and Rouse in favor. VPC RECOMMENDATION & STIPULATIONS: 1. The development shall be in general conformance to the site plan date stamped January 14, 2020, with specific regard to the minimum lot width of 50 feet, as modified by the following stipulations, and as approved by the Planning and Development Department. 2. All elevations of the buildings shall contain three of the following architectural embellishments and detailing: textural changes, pilasters, offsets, recesses, variation in window size and location, and overhang canopies, as approved by the Planning and Development Department. 3. All elevations shall incorporate at minimum three of the following building materials: native stone, burnt adobe, textured brick, wood (when shaded by overhangs or deep recesses), slump block, ceramic tile (matte finish), stucco, and exposed aggregate concrete, as approved by the Planning and Development Department. 4. All garage doors shall have decorative embellishments such as window panels, added materials surrounding the door, or trellises, as approved by the Planning and Development Department. 5. A minimum of 75 percent of the standard elevations provided shall include patios in the front yard at a minimum of 60 square feet in area and at a depth of at least six feet and clearly separated from the front yard with fencing subject to the Phoenix Zoning Ordinance, as approved by the Planning and Development Department. 6. The central open space area (Tract “A”), as depicted on the site plan date stamped January 14, 2020, shall contain at minimum one shaded active recreation amenity such as a tot lot, picnic ramada, or similar, and will contain a fully accessible pedestrian pathway connecting the amenity with St. Anne Avenue and St. Charles Avenue, as approved by the Planning and Development Department. 7. The development shall provide at minimum one gathering place such as a seating area that is accessible to the public along 43rd Avenue, as approved by the Planning and Development Department. 8. The sidewalk along 43rd Avenue shall be detached with a minimum five-foot-wide landscape area located between the sidewalk and back of curb and planted to the standards set forth in Stipulation No. 9, as approved by the Planning and Development Department. 9. The sidewalks on both sides of 42nd Drive and on the north side of St. Charles Avenue, as depicted on the site plan date stamped January 14, 2020, shall be detached with a minimum five-foot-wide landscape area located between the sidewalk and back of curb and planted to the following standards, as approved by the Planning and Development Department. a. Minimum 3-inch caliper large canopy, single-trunk, shade trees placed a minimum of 25 feet on center or equivalent groupings to provide a minimum of 75 percent shade on adjacent sidewalks. b. Drought tolerant shrubs and vegetative groundcovers with a maximum mature height of 24 inches to provide a minimum of 75 percent live coverage at maturity 10. Where sidewalks are attached, shade trees shall be planted at a maximum of 20 feet from sidewalks at a rate of a minimum of one, 3-inch caliper or greater shade tree within the front yard of each residential lot and, where sidewalks are adjacent to common area tracts, minimum 3-inch caliper or greater shade trees shall be planted 20 feet on center or in equivalent groupings, as approved or modified by the Planning and Development Department. 11. A minimum landscape setback of 30 feet shall be provided along 43rd Avenue, as approved by the Planning and Development Department. 12. All required common landscape setbacks along the perimeter of the site shall include 50 percent 2-inch caliper trees and a minimum 50 percent 3-inch caliper or multi-trunk, planted 20 feet on center, or in equivalent groupings, and positioned to shade multi-use trails (MUT) where present, as approved by the Planning and Development Department. 13. The perimeter walls adjacent 43rd Avenue shall include material and textural differences, such as stucco and/or split face block with a decorative element, such as tile, tile insets, or stamped designs, as approved by the Planning and Development Department. 14. The developer shall dedicate a 30-foot wide multi-use trail easement (MUTE) along 43rd Avenue and construct a minimum 10-foot wide multi-use trail (MUT) within the easement, in accordance with the MAG supplemental detail and as approved by the Parks and Recreation and Planning and Development Departments 15. The developer shall dedicate 50 feet of right-of-way for all local streets within the development and build to local street standards, as approved the Planning and Development Department. 16. The developer shall construct all streets within and adjacent to the development with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping and other incidentals, as per plans approved by the Planning and Development Department. All improvements shall comply with all ADA accessibility standards. 17. If determined necessary by the Phoenix Archaeology Office, the applicant shall conduct Phase I data testing and submit an archaeological survey report of the development area for review and approval by the City Archaeologist prior to clearing and grubbing, landscape salvage, and/or grading approval. 18. If Phase I data testing is required, and if, upon review of the results from the Phase I data testing, the City Archaeologist, in consultation with a qualified archaeologist, determines such data recovery excavations are necessary, the applicant shall conduct Phase II archaeological data recovery excavations. 19. In the event archaeological materials are encountered during construction, the developer shall immediately cease all ground-disturbing activities within a 33- foot radius of the discovery, notify the City Archaeologist, and allow time for the Archaeology Office to properly assess the materials. 20. THE DEVELOPER SHALL PROVIDE A MINIMUM 22-FOOT DRIVEWAY FOR EACH HOME IN THE DEVELOPMENT. 21. ALL STREET-FACING BUILDING ELEVATIONS SHALL CONTAIN A MINIMUM OF 20 PERCENT NON-STUCCO MATERIAL. STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS: None.