Attachment C - VPC Summary - Z-62-19-4.pdf
Extracted text (via pymupdf)
24685 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-62-19-4 Date of VPC Meeting August 25, 2020 Request From R1-6 and R-3 Request To WU T4:3 SL Proposed Use Townhome Development Location Approximately 135 feet south of the southeast corner of 17th Avenue and Denton Lane VPC Recommendation Approval per staff recommendation with an additional stipulation VPC Vote 10-4-0, motion passes with members Farina, Jones, Ammon Ender. Keyser, Krietor, Sanchez, Solorio, Vice Chair Shore, Chair Shore in favor; with members Fitzgerald, Adams, Smith, and Williams in dissent; and none in abstention. VPC DISCUSSION & RECOMMENDED STIPULATIONS: Five virtual speaker cards were received, all wishing to speak, with two in support and three in opposition. At this time, Ammon and Fitzgerald joined the meeting bringing the quorum to 14 members (10 being required for a quorum). STAFF PRESENTATION Klimek, staff, provided an overview of the request, the subject property, surrounding entitlements, policy guidance for the area, and community correspondence received to date. The request is to rezone property south of 17th Avenue and Denton Lane from R-3 and R1-6 to WU T4:3 to allow for a 40-foot-high townhome development at a density of 24 dwelling units per acre. The property currently has two residential structures and a series of outbuildings. The surrounding zoning districts of R-2, R-3, and R-4 permit heights ranging from 30 feet to 48 feet by right currently due to its location within the City’s Infill Development Area. Attachment C Alhambra Village Planning Committee Meeting Summary August 25, 2020 Page 2 of 9 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 The site is located within the Solano Transit Oriented Development Plan, is eligible for the Walkable Urban Code, is within ½ mile from two light rail stations, and is a ¼ mile from the Alhambra Village Core. While the request is not consistent with the General Plan Land Use Designation of Residential 10 – 15 dwelling units, it is consistent with the plan’s guidance on transit oriented development and intensity in proximity to Village Cores. The request is consistent with the Transit Oriented Development Strategic Policy Framework and the appropriate scale of a Medium Urban Center Place Type which is identified as 3 – 6 stories and a maximum of 10. The request is consistent with the ReinventPHX Solano Plan which identifies a projected housing deficit in the area, an opportunity for shade and cooling investments along 17th Avenue and identifies the site as a retrofit change area. The request would also contribute to the need for housing identified in the HousingPHX Plan. As stipulated, the plan advances the Complete Street Guidelines, the Tree and Shade Master Plan, the Comprehensive Bicycle Master Plan. Due to the alignment with existing development policy and associated plans, staff is recommending approval subject to five stipulations pertaining to the following elements: 1. 17th Avenue Streetscape. The Walkable Urban Code prescribes detached sidewalks and tree requirements unless utility conflicts exist. Stipulation No. 1 requires community amenities such as structural shade, seating, and/or public art should utility conflict exist. 2. On-site traffic calming to slow departing traffic as it approaches the sidewalk. 3. Bicycle facilities including a bike repair station in addition to resident and visitor bicycle parking to leverage the proximity to the Alhambra Village Core and nearby light rail stations. 4. A requirement that the developer construct all site improvements to ADA standards 5. A requirement from the City Archaeologist requiring consultation if anything of potential archaeological significance is found on site. APPLICANT PRESENTATION Bill Allison, of Withey Morris, introduced himself and his client, Christopher Smith of CMS Equity, and the request. He provided an overview of the site which includes two residential structures today and is located in an area with Council approved policy calling for additional intensity in the area. The Solano TOD District Plan and its master plan support additional intensity when designed in a walkable and pedestrian oriented manner through the Walkable Urban Code. The Solano Plan identifies a series of properties across 17th Avenue and nearly adjacent to the site as having a recommended T5:5 designation which would permit five stories and 56 feet in height; through this recommendation, while the subject site is not mapped with a recommended transect, T4:3 and its 40 foot maximum would be a good transition. Alhambra Village Planning Committee Meeting Summary August 25, 2020 Page 3 of 9 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 The site is located in the Infill Development District which allows properties zoned R-3 to utilize the Singe-family Attached development option which permits a maximum height of 3 stories and 40 feet, up to 4 stories and 48 feet with additional setbacks. The requested zoning entitlement would permit virtually the same height as permitted but the R-3 SFA option but using the WU Code which is specifically written to create pedestrian oriented projects. A large portion of the site is currently zoned R-3 and could therefore be developed up to 48 feet in height. The proposed project will create a pedestrian friendly streetscape with a shaded and detached sidewalk with patio frontages oriented to the street. It will include 40 stacked, for-sale condominiums, and will range from approximately 2,000 – 2,300 square feet in size and be 3 bed / 2.5 bath units. The project will be market-rate and are projected to sell for approximately $350,000; as one of the first market-rate projects in this neighborhood, the development team feels the project will provide a needed housing option in the area. The proposed development is approximately 18 feet from the 17th Avenue curb and is located approximately 18 – 25 feet, building to building, from the adjacent townhomes, and approximately 118 – 138 from the single-family properties west of 17th Avenue. The project had been in design for the past year or so and has undergone two required neighborhood meetings as the project evolved. The concept shared at the first neighborhood meeting was a three-story concept without a central open space; due to an issue with the parking calculation, the plan was then revised and refined. To provide adequate parking on the site and a better designed project, the revised plan was four stories situated around a central amenity area which will be important to the owners of the individual townhomes. He then shared a series of conceptual renderings and noted that the project is geared to light rail users and every unit includes a secure bicycle closet in the tuck-under carports. COMMUNITY QUESTIONS: Solorio raised the below points. He fully support for the project on the basis of its strong pedestrian frontage, its use of the walkable urban code, and how it is contributing to the walkable urban fabric of the neighborhood. He asked the development team to: consider the Health Impact Assessment which was completed by Vitalyst for the Solano District; continue working with the community; and enhance the architecture of the 17th Avenue frontage. As the first market rate project in the area, it raises concerns related to gentrification and displacement. To mitigate potential gentrification and displacement, he suggested the development team consider a donation to the Arizona Housing Fund in lieu of providing affordable housing on site. The presence of elevators typically requires adherence to Fair Housing Laws which may make the two-story stacked townhome product non-compliant. Alhambra Village Planning Committee Meeting Summary August 25, 2020 Page 4 of 9 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 The elevations measure 40 feet to the top of the parapet when the code allows height to be measured from the roof deck; as such, the four stories appear short which is not desirable for buyers at the stated price-point. Krietor noted that buyers looking for housing at the stated price-point would typically be looking for garages, instead of carports; he asked the development team to consider including garage doors. Allison responded that they can include garage doors. Ender asked if the project would be gated and noted that, if not, the carports would be a target for crime. Allison responded that the project will include perimeter walls but that it will be open to the 17th Avenue frontage. He expanded that the Walkable Urban Code requires projects to have a pedestrian frontage oriented to the street which precludes this project from being gated. In this case, the site plan and elevations depict all ground level units having patios oriented to the sidewalk. Adams stated that while she likes that the project is market-rate and that the individual units will be owned, she has concerns and questions. Due to the height of the structure and the shallow setback, the development will be imposing and out-of-scale with the neighborhood. While policy guidance may exist for additional intensity in this area, the proposal is inappropriate today and will be for many years to come. The 5 foot landscape strip between curb and sidewalk is not sufficient to support healthy trees. She asked the applicant about the proposed setback from curb to building face, who will maintain the public landscape plantings, if the developer could entertain lower heights or stepbacks from 17th Avenue, and whether it is possible to reduce the central open space to provide greater setbacks along 17th Avenue. o Allison responded that there is an 18 foot setback from the curb to the front of the buildings and that all landscaping will be maintained by the ownership. Regarding additional setbacks, the Walkable Urban Code specifies a maximum building setback of 20 feet. The site is being designed to a height and setback very similar to a project in the immediate vicinity on Colter Avenue. Ender asked how the project will manage drainage and stormwater retention noting that the site plans to not depict a basin and whether the applicant is considering innovations such as permeable pavers. Allison responded that some permeable pavers have been used in the City of Phoenix but this development does not have any experience with the material and does not plan to use any on the project. Stormwater will be collected and retained through underground vaults. Jones asked for detail on why trees may not be viable in the 17th Avenue frontage and what improvements will occur if trees are not viable. Allison responded that there is an irrigation facility located adjacent to 17th Avenue which requires additional research to confirm what it possible in its vicinity. The plan is to situate trees between the back of Alhambra Village Planning Committee Meeting Summary August 25, 2020 Page 5 of 9 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 curb and sidewalk but if that it not possible to include a mix of trees and structural shade near the sidewalk. Jones asked for clarification on the specific mention to 5 stories in the rationale for the request. Allison responded that the Solano Plan identifies properties that are nearly adjacent as having a recommended T5:5 designation which would permit 5 stories and 56 feet. Ammon expressed concerns regarding the architectural design of the 17th Avenue façade and indicated that he will be looking for enhancements that soften its presence on the street. Keyser stated that he is impressed by the thoughtful comments from the committee. He opined that it is the type of project that is desirable along collectors and arterials but that the site is on a local street and will be an imposing structure with 40 feet at 18 feet from the curb. He stated that the carports would be a soft spot for crime and asked Allison if the development team would be agreeable to a stipulation requiring garage doors. Allison responded that the development team is agreeable. PUBLIC COMMENT Mike Smith expressed his support for the project based on the reputation of CMS Equity and their ability to deliver quality projects, on time, and on schedule. Mike Kramer expressed his support for the project. He is involved in the project as civil engineering and architecture. The concepts are still early with regard to renderings and site design and it will be refined as it moves toward construction. Having worked with the owner on past projects, we expressed confidence that they will not stand for anything but the best. Further, this project would contribute to the 50,000 units that the City is trying to build. Loretta Green stated that she resides west of 17th Avenue directly across from the proposed location of this property in the Nile Neighborhood. She expressed strong opposition on the following basis: The area is all 1 and 2 story structures The neighborhood is a walking-neighborhood with people walking for transportation because many households have 1 or fewer vehicles. The neighborhood is low to moderate income and very few residents could afford a unit at the proposed price-point meaning that the project does nothing for existing residents. The Nile neighborhood does not need gentrification, nor does it want gentrification. The project on Colter is being used for rationale to approve this request but, while it looked fine on paper, now that it is being built it is clearly out of scale with the area. Alhambra Village Planning Committee Meeting Summary August 25, 2020 Page 6 of 9 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 The proposal does nothing to address safety and traffic on 17th Avenue. Twenty years ago, a traffic study revealed the presence of 3,200 cars per day and that has certainly increased. With Costco leaving and Christown Mall in decline, housing should be built there. Heat island, water retention, and on-street parking are also notable concerns. Sheila Prosser stated that she resides in a single-family single-story home immediately west on 17th Avenue. She expressed strong opposition on the following basis: The building is out of scale from the 1 and 2 story character of the area. The addition of on-street parking will further congest the street. The additional traffic will produce a dangerous pedestrian condition, especially for children walking to Solano Elementary. Christown Mall will continue to decline and that shopping and services in this area are not extensive for future residents of the project. The development will block her view of the sunrise to the east with an imposing 40 foot wall of a building. Agreement with all comments and concerns from Loretta Green. Marcus Reid stated that he lives within 600 feet of the site. He expressed strong opposition on the following basis, also noting the process has been deceitful from the outset: The City Council approved Solano TOD Plan articulates the importance of empowering the community including low income and limited English speaking residents to be actively involved in decision making. It goes on to say decisions made today should enhance rather than compromise the ability of future generations to be healthy and prosperous. It also states thoughtful and inclusive bringing forth the undertones of inclusivity throughout the entire document. The proposal does not solve any of the Reinvent Solano plans that were presented to the community and the proposed project is not a “retrofit” was depicted in the Solano Plan. He invited members of the committee to walk down the street to understand that a four story project is not appropriate at this location now or in the future. The dangerous condition of the street which has a high volume of pedestrian and bicycle crashes, a high volume of vehicular traffic, and a high volume of unaccompanied children walking to and from Solano Elementary School. The project would bring more cyclists which is good, but the element of safety has not been addressed. Many children walk unassisted on the way to Solano Elementary. On-street parking will make the street more dangerous and he stated the street needs bike lanes instead of on-street parking. There are kestrel and owls in the area which are both diminishing predator species and redevelopment of this site and others in the area will further diminish their populations which will consequently produce an increase in pigeon and rat populations which are already problematic. He asked the committee to ensure that the frontage can be planted with big trees to avoid uncertainty. Alhambra Village Planning Committee Meeting Summary August 25, 2020 Page 7 of 9 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Chair McCabe informed Reid that he had exceeded the maximum time allowed but invited him to quickly address the deficiencies he felt were present in the public participation process. Reid stated should have been on the list to receive information but did not receive the information. He stated that he attended the first neighborhood meeting, provided his contact information, and then was not contacted again, likely because of his opposition to the three stories proposed at the first meeting. APPLICANT RESPONSE Allison apologized to Mr. Reid if he did not receive a letter noting that they used the same distribution list as the first meeting and that there were only six letters returned. He stated that he does not believe the project to be out of place and is appropriate given the direction specified for this areas in the plan and believes there is strong precedent for this project; the project on Colter (another local street) was of a similar size, zoning, and setbacks, and was approved unanimously by this committee two years ago. While this project is four feet taller than the Colter project, the four feet will not be distinguishable from the street. On-street parking has been shown to be a traffic calming measure which both slows vehicular traffic and provides additional separation for the pedestrian. All stormwater will be managed through underground vaults. The central open space will provide a nice amenity area for its owner occupants and will also help mitigate the heat island effect. He concluded by explaining that they feel the project will be a good transition between the higher intensities recommended to the west, that the project includes good separation from the adjacent land uses, and that the project will still be required to undergo the site plan review process. Chair McCabe closed the floor for public discussion. MOTION, DISCUSSION, AND VOTE. MOTION: Jones made a motion to approve the request per the staff recommendation with an additional stipulation requiring that all tuck-under vehicle parking be enclosed by a garage door. Krietor seconded the motion. DISCUSSION Ammon expressed support but asked for additional involvement from the community. Fitzgerald expressed opposition on the basis that the project is out of scale with the area. Alhambra Village Planning Committee Meeting Summary August 25, 2020 Page 8 of 9 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Keyser expressed support noting that he has been involved in revitalization in the vicinity of Solano Park. There is a lot of affordable housing and some has become problematic with crime. The project will be good for the area without any danger of gentrification. He expressed some concern regarding the height on 17th Avenue but stated that because the project is still in the planning process, further communication with the residents is in order. Sanchez expressed support for the project but asked that the applicant continue to work with the community because neighbors still have questions and comments. Solorio expressed support for the project. He echoed desires for additional community input. He strongly urged the developer to make a donation to the Arizona Housing Fund since no affordable housing or units are provided on the site. Smith stated that she is voting with the neighbors because they are the ones who have to live with this in their neighborhood. Vice Chair Shore voted in support but echoing prior comments about continued community engagement. Chair McCabe stated that he is supportive of additional housing but is concerns with some of the public outreach and asked that the applicant and neighbors to continue dialogue. VOTE: 10-4-0, motion passes with members Farina, Jones, Ammon, Ender. Keyser, Kreitor, Sanchez, Solorio, Vice Chair Shore, Chair Shore in favor; with members Fitzgerald, Adams, Smith, and Williams in dissent; and none in abstention. VPC RECOMMENDED STIPULATIONS & STAFF COMMENTS 1. The developer shall provide enhancements between the 17th Avenue and the building fronts oriented to 17th Avenue as described below and as approved or modified by the Planning and Development Department. a. Shade trees planted 25 feet on center or in equivalent groupings. Trees shall be 50 percent minimum 3 inch caliper and 50 percent 2 inch caliper. b. If trees cannot be provided in the above referenced location due to a utility conflict, architecturally or artistically integrated public amenities shall be provided from the following list: Structural shade elements (may be cantilevered) Seating (benches/chairs) Public art elements 2. The developer shall provide traffic calming on the private driveway near the exit to Alhambra Village Planning Committee Meeting Summary August 25, 2020 Page 9 of 9 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 17th Avenue so vehicles exercise caution prior to crossing the sidewalk when exiting the property, as approved by the Planning and Development Department. 3. The developer shall provide and maintain the following bicycle infrastructure as described below and as approved by the Planning and Development Department. a. A bicycle repair station (fix-it station) as a resident amenity. b. The developer shall provide “Secure/Covered Facilities” to account for their bicycle parking requirement to serve its residents. c. The developer shall provide Inverted-U or artistic style bicycle racks with capacity for a minimum six bicycles to serve visitors. The racks shall be located near a primary building entrance or in the central amenity area. Artistic racks shall adhere to the City of Phoenix Preferred Designs in Appendix K or the Comprehensive Bicycle Master Plan. 4. 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. 5. 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. 6. ALL TUCK-UNDER VEHICLE PARKING SHALL BE ENCLOSED BY A GARAGE DOOR. STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS: None.