Planning Commission - August 28, 2024

to staff on that if I could sure sure is
there anything I can clarify for you
commissioner certainly um is there going
to be any Street deviation as far as the
drive drives into the in andout of the
uh facility chair higs and commissioner
Gonzalez there would not be any changes
to the driveways or access to the
property currently with the proposal
okay and then is um and I'm sorry I I
didn't see the landscape design on that
but is there a is there a screen walls
around the uh the air
compressor currently there is not any
screening around there um there would be
some Landscaping adjacent to it um but
not currently um that would be part of
the design review portion so uh that
does come later um there's a
corresponding development review board
case that's going to go to Dr after this
hearing I was at the site today again
looking at it and I
noticed the uh the dumpster site also uh
is
probably um not the uh best type of
fencing around that do you is are there
going to be any improvements to that
area that you know of commissioner
Gonzalez uh the applicant has proposed
improvements to the trash enclosure
adjacent to or in for the trash
enclosure yes okay and then um because
of the convenience store the added
traffic has that been
um studied or anything to that point um
the traffic department was a part of the
review transportation department and
they would have uh commented if they
thought that the extent would have
increased the parking demand or traffic
demand okay thank you very much thank
you very good thank you and thank you
sir for taking the time to answer
questions appreciate
it okay with that if there are any other
uh comments or questions um may ask for
a motion
uh chair higs if I could make yet
another motion yes I guess beforehand
just like to say it's nice to see a
small business owner improving the
property and and taking what is
potentially functionally Obsolete and
making it more productive for you as a
business owner so thank you for doing
that I'd like to make a motion uh for
recommendation of the approval to city
council for case 50 upup 1977 number two
for the staff recommended stipulations
after finding that the criteria for
conditional use permit have been met we
have a motion from commissioner Scarboro
and a second second a second from
commissioner erel roll call vote please
chair higs yes Vice chair young yes
commissioner Gonzalez
no commissioner Kaminsky yes
commissioner utel yes commissioner
joer
yes commissioner Scaro yes motion passes
thank you very good thank you so with
that we'll move on to our final agenda
items um 4 G P 2022 Parkway Plaza and 5
9zn 2022 I assume they'll be presented
together Mr pars thank
you good evening chair higs Vice chair
young members of the Planning Commission
um I am Jeff Barnes with the city's
planning department I will be giving you
a combined presentation for these uh two
cases so this site um also located on
McCormack Park way on the Northern curve
as it comes back around toward
Scottsdale Road uh is shown in the the
highlighted yellow there just uh a
little bit east from Scottdale Road at
the uh Northern Avenue and McCormack
Parkway
intersection a little closer view uh you
can see this is an existing developed
site um has currently three Office
Buildings on it the middle building
there is a two-story building
the requests before you tonight uh are
uh first a recommendation to city
council regarding uh minor General plan
amendments uh to change the designation
from employment office to commercial uh
the second is the accompanying uh
recommendation to city council regarding
the zoning District map Amendment uh
from the current commercial office uh to
uh neighborhood commercial uh on that
site um notably the zoning change will
allow for the integration uh of dwelling
units into this site which is not
currently a use uh permitted under the
co
zoning so I mentioned the site currently
Co looking to change to
C1 also the general plan designation
currently office uh aligning with the co
uh looking to change to commercial
aligning with the C1
request uh so I I touched on it briefly
but uh the sort of driving force behind
this is is the uh attempt to gain the
ability to have dwelling units as a
permitted land use uh within the zoning
on the site and so the proposal uh is
intending through the development plan
to allow for the incorporation of four
dwelling units within that m middle
building which is the two-story building
um and then there would be four uh
office spaces uh made up within the
remaining two buildings on the either
side the C1 zoning uh does limit uh
dwellings to a uh one per one
ratio one dwelling unit per one
business not going through all of this
but uh maybe just highlighting um some
of the uh the change over I mentioned uh
the the point uh being pursued um the
existing Co zoning uh normally allows
for 48 feet of Building height uh but
when adjacent uh within 100 feet of
residential zoning it's only uh allowed
up to 32 feet and height that would be
the situation at this site uh the change
proposed to C1 C1 allows for 36 ft so
there is um a 4 foot differential
although the um applicant is not
proposing any height change to the
building and we are um framing this in
the context of that development plan
which does not indicate uh any proposed
changes so that's not contemplated but
for your consideration of the difference
between the
districts that's mentioned here um the
site uh will be required 29 parking
spaces as they currently have existing
65 uh so there is sufficient parking uh
to account for both the um proposed
resulting office and uh residential use
um there is no new parking uh proposed
to be um created there uh utilizing the
existing parking is what the development
plan uh accounts
for this uh is the site plan open space
plan uh that was part of the development
plan it's a little zoomed out uh but
also really is just documenting the
existing uh conditions of the site and
the proposed uh configuration of uh two
office suites in each of the uh the
flanking buildings and then the the
dwellings in the
middle um getting a little detail for
you on what was provided for conceptual
FL
plans um The Proposal accounts for uh
two units on the ground floor and two
units on the uh on the second floor uh
generally mirroring each other in the
configuration shown here uh this would
be the ground floor plan uh with with
common uh space in the middle and the
the units on each side uh this would be
the the upper level plan uh with a
similar uh distribution
that completes staff's presentation um
happy to answer any questions the
applicant is also here uh and available
to come up and answer questions for you
thank you Mr Barnes do we have any
questions for staff before or or
requests to hear from the applicant yes
Vice chair young see I do have one
question so right now this is all one
paral right uh chair higs Vice chair
young it is a uh singular parcel that
has a condominium plats uh that that
breaks down the regime of each of the um
okay that was my next question yeah you
answered it thank
you commissioner Joiner do you have any
questions for staff at this
point I do I have one question um I
didn't see any elevations of the
exterior if any changes were going to be
made so is this going to go to drb if
it's approved by us tonight for any
changes that would be made to the
exterior chair higs commissioner Joiner
uh the uh development plan that was
provided accounts for some minimal uh
changes of creating roof connection
between uh between the buildings there
are currently uh corridors uh and and
part of that proposal is to uh integrate
roof connections between them um other
than that uh there there has not been uh
a lot of exterior change proposed and so
that's why we did not have uh those
details in the um in the packets uh that
would need to go through uh some level
of a development review board process um
we would need to uh understand that a
little more detail with the applicant
and determine whether that's a um
administrative level or something that
would go to the
board thank you
Mr Barnes if you could remind me did you
say you said the applicant is here do
they have a presentation prepared I
don't think so but uh I hopefully have
enough slides okay I was going to say if
they do then they at this time it would
be great if they could present because
we do have some written comments on this
case and a request to speak so um maybe
we'll just hold off and and have the um
uh audience member speak and then see if
any questions are generated so thank you
very much um so with that um public
comment we we have um looks like
cherylyn
yoke would you like to
speak uh just a reminder you have three
minutes and if you could first please
state your name and
address hello my name is sheryn yoke and
um I and my neighbors that are also here
we're all Neighbors in the community
right behind this um location and um it
was just brought to our attention we
have concerns regarding um traffic we
have concerns regarding what types of
residential units these are are they
like they're going to be rental units
are they how are they going are they
going to be built to be sold to the
public and then will they have any kind
of Airbnb kind of implications or are
they going to be um lived in because
that is a very
um like active area you turn off
Scottdale Road and you're right right
there on the McCormick Parkway and then
you turn into Northern and we all live
off Northern right there so um the
concern is just traffic impact the
housing impact um what types of units
they're going to be there had also been
the mention of retail in that note we
got we didn't know what that meant what
kind there wouldn't be retail and so um
we just had concerns I mean I walk
through that parking lot every single
day so I'm very familiar with the site
and um I just would like to better
understand what those units are going to
be and what kind of Enterprises are
going to be going on there thank you
thank you Miss yoke uh at this time if
we could give the applicant a chance to
respond to those
questions if uh is it Mr Williams if you
could please state your name and address
and you have three minutes thank you
good afternoon chairman higs and members
of the Planning Commission my name is
Greg Williams uh 1226 West Carol andway
Phoenix Arizona I represent the owners
process the case for
7400 East mccormic Ranch
Boulevard
um in regards to the type of residential
units they will be Condominiums
sold um you
know there there's no plan for
retail the traffic study that we did
shows that it the impact on the
neighborhood will not be
significant um you
know condominium traffic is it's like
maybe four units four In-N-Outs a day
maybe twice a day um we will not be
making any changes to the exterior
building and um I forgot
the the other question or concern that
you
had there's no plan for
retail there's we have
offices um as per the
requirement
um
DM no no the the applicant is the
investor the applicant
and their intent is to sell
units sell four condominium
units since we have the applicant up
here any questions from Commissioners
looks like commissioner
Gonzalez I guess um just for
clarification uh who did your
transportation
study um
Loki
engineering okay very good and then um
so the pl the plan right now is that
they're not going to use utilize these
as a uh temporary shelter they're not
going to use this for any kind of uh
rental use they're going to they're
going to do the uh interior Remodeling
and there's and the only renovation is
really going to be on in the Interiors
no exterior modification that's correct
the homeowners association of mccor
ranch made us commit to not touch the
icon which is the uh Western entrance to
mccormic Ranch and we felt so the the
building was important for us not to
touch it the only part we will do is per
zoning we have to make that connection
in the breezeways right correct correct
and um
um is is this building sprink
cord I think I I I what year was it
constructed I think it was 85 so it
should yeah okay yes very good and then
I guess the only other question that
might you know for the public concern is
that that you don't that there was no
Major Impact to traffic uh and there uh
you're not recutting any driveways or
anything no okay no driveway cuts no
impact to traffic okay no Major Impact
and the total number of units are four
in total four total okay and that and
all intents and purposes it's going to
be sold like you said and it's not going
to be a time share or anything that you
know of highest and best value yes sir
well thank you very much for your time
thank uh did
you help you answer a question oh the
architect the sprinkler question
if you I'm sorry sir if you could
introduce yourself and state your
address as well my name is Bing hul I'm
a architect also the owner of the
building so I've been living in city
ofast for 36
years um the the whole intent of this
kind of like uh live live work the
purpose is try to reduce the traffic if
there any concern of traffic we reduce
probably by
70% of the traffic by converting to a
resident you used in the main
building okay the sprink color yeah it's
a fully sprink color so the building was
built uh in
1985 by the original developer of mcor M
Ranch jeffre Edmonds that was used to be
his headquarter he's he's original he's
the original developer mcor M Ranch it's
fish sprink C very good uh commissioner
uh Joiner I'm um thought I'd check in
with you since we have the applicant and
architect uh at the podium at this time
do you have any
questions no I don't thank you very much
okay great commissioner
Kaminsky thank you I had some questions
that I had forwarded to staff and I
believe they probably forwarded them to
you also um it's a little unusual to be
applying to amend the general plan and
do a zoning application all for four
units um I'm assuming you've done a
study that indicates there's a demand
for this considering there's a
substation behind this it's it's not
like in a neighborhood it's in a
commercial area
yes the
um the residential to the north and to
the east back up against the public
utility um we don't think that that's
going to impact the sale at all okay um
we had to do a a minor General plan
Amendment to go from employment to
commercial in order to do this to add
residential yes ma'am are you going to
have reserved parking for the residents
yes okay we also plan to have covered
parking okay and they will be identified
we have plenty of parking I know yes yes
um you mentioned that the attachment
between the buildings was a requirement
of zoning yes the the requirement for
live work play is that it be all in one
building
and so there are three separate
buildings so we had to attach the
buildings not just on one parcel they
actually have to be attached
yes commissioner Kaminsky I don't have
the zoning language in front of me but
it does speak to
integration with the um the commercial
and the the residential uh uses or the
business and residential uses so if
they're sharing the commercial trash and
they're sharing the landscaping and
they're sharing the parking area and the
access walkways was that not sufficient
I mean the buildings are there I guess
I'm kind of questioning the attachment
of the commercial to the residential
because it removes some existing
landscaping and I had some concerns
about where the bedrooms were located
and I know that's a design issue but
it's adjacent to walkways that would be
part of the commercial use as well is is
is there a necessity to have that
connection physically between the
buildings commission cominsky um I think
the best answer I can give you is they
were proposing that connection and so we
have not eval maybe gone that far uh
down you know that uh that path to make
a determination if they could do it with
less okay I I did have concerns about
the proximity of the bedrooms on the
first floor to the adjacent walkway
that's a design issue hopefully that
doesn't become a security issue for
those residents um and I don't have my
paper in front of me with the other
questions by any chance I don't know if
you have a copy of that if
um we were connecting the buildings
because of a requirement if you believe
that it will be better without
connection and can convince staff we
will surely be happy for that chair higs
and uh commiss
as Mr Barn said as well as Mr Williams
there is a code requirement that talks
about physical integration um there's
different ways of doing that you pointed
out some of that um but the intent is to
for a commercial District to have the
residential be part of the commercial um
and that's why the code is written the
way it is and that's how it's typically
been um implemented um to prevent
Standalone uh apartment complexes for
instance that are uh removed from the
commercial and I guess if this were a a
clear development with nothing on it I
can understand that but as a building
that's purely commercial today and
functions purely commercially we're
adding residents into it it's kind of an
it's already there I guess the feta
complete but if you guys can take a look
at that I hate to have the architecture
modified if it doesn't have to be and I
noticed some changes to the banisters on
the outside um balconies and the
rendering that was included as well but
that's a design issue so I don't want to
belabor the point
here yes uh
commissioner yeah commissioner Kaminsky
we much rather not connecting them but
it's a part of the zoning regulations
but we can connect it with tus it
doesn't have to be a solid roof so the
planting the trees can still go through
the tus if that satisfy The Zing
regulation you know we have to go to drb
obviously do any kind of structure we
much prefer that so thank
you was was this your question regarding
ccnr there was a whole bunch of
questions I had there yeah St so all
these were your questions yes and staff
answered some of them thank you but they
also deferred to you for other ones
right do you want me to answer those if
you could like the cc&rs you have you
have a you have a condo plot today
that's for commercial there are existing
ccnr and we'll probably have to amend
the vertical and horizontal regime
definition of ownerships okay and the
common areas will be amended in the
ccnr um the
um you you had a question about security
for external stairs and we I just
mentioned that so that's more of a
design issue okay and um
can I answer that question h i answer
that question about Turnal stairs yeah
the external stairs was a exit for from
the second level required to exit that
was left over from existing office
building
use so mcor M ran thinking this building
is icon for mccormic so they don't want
us touching any exterior so it just left
Al so that particular unit on the second
level could have a second secondary exit
even is not required okay thank you I
believe you we've gone through your
questions I think so is there another
one oh the vrbos we touched on a little
bit and just to clarify once they're
sold as condos whoever the new owner is
would be able to rent them out at their
discretion as a condo unit right that's
probably the case of any condom minum
that's sold so you're not restricting
that within the
cc&rs I would have to discuss that with
the owner that's not haven't been
addressed it okay thank you thank you
ma'am commissioner
erel just to clarify I believe the well
you tell me what's the square footage of
the dwelling units each individual
dwelling
unit uh each one is about 22,000 Square
F feet okay all right thank
you
2200 2200 yes I'm sorry 2200 yes
I I heard what you said and knew what
you meant so okay thank
you if there aren't any other additional
questions or comments thank you
gentlemen for speaking and answering
questions we appreciate it if there
aren't any additional um questions or
comments may I ask for a motion
I guess I can make the motion
um well maybe I can and maybe I can't
we're on three and four or just four
four and four and five four and five do
I have four and
five somebody else make the
motion yeah five is
missing you oh it just it it's it's it's
it's within the text it's just not
stated as the number okay so it is it's
just number four on there okay make a
motion for recommendation of approval to
city council for cases 4 GP
2022 and 9zn 2022 per the staff
recommended stipulations after finding
that the proposed minor General plan
Amendment and Zoning District map
Amendment are consistent and conform
with the adopted General
plan we have a motion from commissioner
ell and a second I'll second second for
vice chair Young Roll Call vote please
chair higs yes Vice chair young uh yes
commissioner Gonzalez yes commissioner
Kaminsky yes commissioner ell yes
commissioner
Joiner yes commissioner Scaro yes motion
passes thank you very good thank you and
thank you again to the community members
that took the time to attend the meeting
today speak and submit their their
comments we have shared them across the
Das here so thank you for that um unless
there's other final comments or
questions may I ask for adjournment
motion for adjournment
second was there a first so moved so
moved so moved all in
favor motion passes we're jarn thank you
have a good evening thank you thank
you for