Attachment C - VPC Summary - Z-62-23-2.pdf
Extracted text (via pymupdf)
6876 characters
City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Village Planning Committee Meeting Summary Z-62-23-2 Date of VPC Meeting December 14, 2023 Request From R1-8 Request To R-2 Proposal Multifamily residential townhomes Location Northeast corner of 14th Street and Wahalla Lane VPC Recommendation Approval, per staff recommendation VPC Vote 9-0 One member of the public registered to speak on this request. VPC DISCUSSION: STAFF PRESENTATION Matteo Moric, staff, provided an overview of the rezoning case. Mr. Moric showed a map of the site’s location and stated the surrounding area’s zoning was R1-8, and the site was next to residential neighborhoods and a school. Mr. Moric explained the proposed R-2 zoning was not consistent with the General Plan but was less than 10 acres and still considered residential traditional lots, therefore, a general plan amendment would not be required. Mr. Moric indicated the applicant was proposing 30 townhome units with ample open space just south of Beardsley Road and the Outer Loop Freeway. Mr. Moric then stepped through staff requested stipulations. APPLICANT PRESENTATION Keith Nichter, applicant with Kimley-Horn, identified the location of the site as being west of 16th Street within the Outer Loop Freeway Specific Area Plan. Mr. Nichter said this was a great opportunity for infill development and pointed out the existing freeway walls and the Beardsley Frontage Road. Mr. Nichter emphasized there would be no access to the frontage road from the project, but access would be provided internally off Wahalla Lane. ATTACHMENT C Deer Valley Village Planning Committee Meeting Summary Z-62-23-2 December 14, 2023 Page 2 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Mr. Nichter explained Wahalla Lane was not a finished road, and as part of this project street improvements would be made which support was expressed by the neighbors. Mr. Nichter said the traditional lot land use designation recommends a few density categories which are acceptable, and R-2 is one of those categories. Mr. Nichter noted R-2 is a nice single-family transitional use and the proposed zoning allows higher density, but they are proposing 7.73 dwelling units per acre. Mr. Nichter said the site is an odd remnant parcel and from an access standpoint it has a weird street jog at the southwest corner, and stated a typical single-family product would put all lots fronting Wahalla Lane Mr. Nichter noted there was some R-2 zoned properties to the west, and a PUD to the east for an attached product with 30 units as well. Mr. Nichter felt it would be beneficial to have a smaller product and have large open space buffers which surround the property and allow multifamily style town homes. Mr. Nichter said essentially it is a difference of 10 units. Mr. Nichter said they must build new roadways internal to the product with large landscape setbacks and additional open space. Mr. Nichter added some of the units would front onto the open space and turn their garages internal to the site. Mr. Nichter mentioned this allows a diverse residential mix and provides a transition from the 101 Freeway and most importantly provides a nice visual transition. Mr. Nichter said they exceed all the development standards of R-2 and R1-8 zoning standards. Mr. Nichter said they provided additional parking from the minimum and added the increase in open space by one acre. Mr. Nichter noted they are providing each unit with a small private yard and a southwest contemporary architecture that would be respectful of the surrounding heights. He showed the floor plans with each unit having a two-car garage and the units having second story balconies. Mr. Nichter noted all citizen participation requirements were met and mentioned the neighbors talked about a lot of school kids in the area who walked to school and were looking forward to the improvements and connectivity. Mr. Nichter also indicated the neighbors informed him of drainage issues in which he said could be addressed in the next stages of the development process. He added a couple nearby residents reached out to him to see when they would start selling the units so they could downsize and not have to maintain their yards. QUESTIONS FROM THE COMMITTEE AND APPLICANT RESPONSE Keith Greenberg asked what a Red Border Letter was per a requested stipulation. Mr. Moric responded that it was a notification to ADOT of projects near the freeway so ADOT could understand any impacts or potential impacts to the freeway. Trilese DiLeo asked where the parking was located. Mr. Nichter highlighted the parking locations and noted there would also be garage spaces. Deer Valley Village Planning Committee Meeting Summary Z-62-23-2 December 14, 2023 Page 3 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Ricardo Romero asked about the price and Mr. Nichter said it would be based on market conditions. Will Novak asked if the community was to be gated. Mr. Nichter said it was planned to be open, and Mr. Novak asked about the amenity space. Mr. Nichter said it was not going to be a pool, but some other amenity to be determined such as a fire pit or play area. Mr. Nichter added some of the areas would probably be turf but not the whole site. Ms. DiLeo questioned if there would be parking along Wahalla Lane. Mr. Nichter indicated that since it was the City of Phoenix local street, people could park on it. Mr. Nichter added that only one house in front of the subject site fronted Wahalla Lane. Mr. Freeman asked if there were any traffic studies for 16th Street since people would be getting on the freeway there. Mr. Nichter said with the low amount of proposed units, only 10 additional, the added traffic would not even be noticed. Chair Grossman said there are an elementary and high school nearby which was nice. PUBLIC COMMENT Sharon Willeel, neighbor, asked about ingress and egress to and from the property. Mr. Nichter said the traffic ingress and egress lines up with 14th Street and 14th Place along Wahalla Lane. FLOOR/PUBLIC DISCUSSION CLOSED: MOTION DISCUSSION, AND VOTE MOTION Al Field motioned to recommend approval of Z-62-23-2 per staff recommendation. Gregory Freeman seconded the motion. VOTE: 9-0, motion to recommend approval of Z-62-23-2 per staff recommendation passes with Committee Members DilLeo, Field, Freeman, Greenberg, Herber, Lopez-Biggs, Novak, Romero, and Grossman in favor. STAFF COMMENTS REGARDING VPC RECOMMENDATION: No comment.