Planning & Zoning Commission Meeting | September 18, 2024

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good evening welcome to the Planning and
Zoning commission regular meeting for
September 18 2024 can I have a roll call
please chairman human here Vice chair
Kos here commissioner Quinn here
commissioner bar Kell here commissioner
Lopez commissioner goola here
commissioner schwarzer here we have corm
thank you commissioner Leos did call
this say he wasn't going to be here um
before this meeting we had a consent
agenda
um where we went over the items other
than item number two which is going to
be for a full hearing
um staff there was one additional
stipulation I believe for item number
four if you can read that into the
record I'd appreciate that
50% of the trees planted along the
arterial Street shall be a minimum of 36
in box and be a minimum of 12 feet in
height at the time of
planting thank you I also remiss that we
didn't do the pledge so if the vice
chair could leave us leave us in the
pledge appreciate
that I pledge allegiance to the flag of
the United States of America to the
Republic for which it stands one nation
under God indivisible with liberty and
justice for
all thank you very much so I'm going to
go to the audience is there anybody in
the audience who' like to have any
questions answered on any of the items
one through seven with the exception of
number
two okay I see none what's the
commission's pleasure
Mr chair I I move to approve the consent
agendas items 1 through S except number
two with the added stipulation as read
in by staff on item number four okay I
have a motion to have a second second a
second any further
discussion just for the record I will be
voting no on item number four um it
doesn't have anything to do with the
architecture has more to do with the
land use I've been pretty conc
consistent over my years of being on
counseling commission that I don't think
this is a great use for a major corner
so with that any other questions okay
all those in favor of the motion say I I
I oppos motion carries thank
you
okay item number two Lauren you're up
for this one let's see if I can get it
to work yeah well you seem to be the one
that was fixing them earlier so
hopefully that we got
it all right thank you commission uh
action item item number two plh
2423 the district
downtown uh the subject site it's
located at the northwest corner of
Arizona Avenue in the Santan 202 Freeway
way and is approximately 44.7 Acres
large before I get into the request I'm
just going to go through the background
of the
property the property was originally
zoned in
1987 it was zoned from ag1 to planned
area development for mixed use
development of office retail hotel and
multif
family uh if you look at the plan the
multif family on the far left side of
the screen is the existing m m family
that built uh when that built in 2000
the property vested uh the site plan
before you shows a mix of uh retail with
residential at the immediate Corner
Office Buildings in the middle and then
along the Santan 202 Freeway a
convention center with hotel and
office fast forward to
2007 the developer came and re requested
to rezone the property again allowing
for mixed uses with a mix of uh office
retail and hotel at this time in 2007 a
midrise overlay was requested over the
entire property to allow for buildings
up to 120 ft which is consistent with
our midrise overlay uh policy you know
because it's adjacent to a freeway under
this proposal there were uh two 65 fot
pylon signs approved along the highway
freeway uh there was a phasing plan
every uh every building not indicated on
the site plan before you was to be
developed under phase one the following
phases phase two would be the properties
indicated in yellow and then phase three
would be a future hotel in the center of
the property uh as well as the red uh
property indicated along the west
property line in 2010 there was a a Time
extension approved to continue uh to
extend the
zoning next in 2012 uh there was an a
revision to the preliminary development
plan they weren't changing any of the
land uses but they wanted to to revise
the site plan uh if we look at the
previous plan uh they relocated the
parking garage to be more Central within
in the property as well as they moved
the hotel closer to Arizona Avenue at
the southeast Corner uh they were
proposing a seven story
Hotel within this PDP there was a
phasing plan the first phase stated that
12,000 Square ft of building must
occur under phase two no more than four
pads could be constructed prior to the
first office building being constructed
and then for the last phase it said no
more than six pads to be constructed
prior to either a second office building
being constructed or the
hotel of most recent uh in November of
2022 uh the the property owner uh
amended the zoning to allow for mixed
use again allowing for office commercial
as well as adding a multif family
residential component to make it a true
mixed juice
development it provided uh a couple of
parcels of multifam offices mixed use
buildings commercial a hotel and a
parking garage under this request they
there was a request to reduce the
setbacks to 30 30 feet from the required
50 foot requirement along Arizona Avenue
in posos Road this was approved there
were some phasing plans with it
uh the site plan before you uh
anticipated under phase one would be the
most western parcel of multif family
would develop with the two offices in
the center of the
property um stipulations were added uh
at planning and zoning commission
stating uh commercial development must
occur before any multif family on the
first phase before the city council
meeting additional language was added
stating that a certificate of completion
for the Office Buildings must occur
before or at the same time before parcel
5 could develop as multif
family the other stipulation that was
added at planning and zoning commission
was all commercial development adjacent
to Arizona Avenue excluding the mixed
use building must occur prior to the
second phase of multif family
development
uh before Council additional language
was added stating a certificate of
completion for the commercial property
must occur before a permit could be
pulled for the multif
family so we come before you today with
a request the request is to rezone the
property to planned area development or
rezone from planned area development for
mixed uses including
multifam office commercial uses as
permitted under Community commercial C2
typee
uses to rezone it to planned area
development for mixed use development
including multifam office commercial
uses as permitted under the C2 type uses
and automotive and truck sales the
property continues to request a mid-rise
overlay allowing for buildings up to 120
ft as well as uh there's a preliminary
development plan for site layout and
conceptual Building architecture
that was a lot to read so let me break
it down for you uh so on the left side
of your screen there's the 2022 approved
plan and then on the right side you see
the request before you today to walk you
through some of the changes on the
current proposal the multif family along
the western property line is requesting
to um be a surface Park development
where previously they were requesting to
be a a uh wrapped garage
development uh since additional parking
did uh was required uh they ended up
utilizing the full Western Property
Line uh other changes uh were other
changes included the alignment of the
inner streets within the property
previously it was very linear where now
we have a cural linear road coming from
a signal from Arizona Avenue coming into
a focal open space part uh which would
slow traffic down uh the
development uh as you can see there's a
breakdown they're still proposing two
multif family developments uh there's
not a reduction in the amount of units
however there is um the surface parked
development has reduced the density
previously it was 44 units per
acre uh per the current request it's 33
units per acre which is more consistent
with the existing conditions out there
directly to the West is a Surface parked
three-story multif family
development um as well as in the new
plan um there's a reduction in office uh
the office has been relocated to the
north along heos Road uh two Office
Buildings which could also allow for
medical office if parking permits uh we
do have commercial at the the corner of
posos in Arizona Avenue and two
hotels uh the other part of the request
is is to change out uh a portion of the
commercial to allow for automotive uh
sales trucks and sales um a zoning
stipulation was added to uh permit only
for franchise
dealerships uh it is a compatible land
use as it's adjacent to a
freeway um so it could be
considerable as well as uh the proposed
phasing plan um under once a permit is
pulled for any of the building uh any of
the buildings uh initially all
Landscaping along Arizona Avenue and
posos Road would be required as well as
the uh internal Road within the
development under the next phase it
could be a a combination of the multif
family along the western property line
the commercial at the immediate corner
and one of the two
hotels uh as for future phases the
applicant is requesting uh future phases
or that the previous stipulations be
removed and that future phases occur as
the market demands please note that the
second phase of multif family the garage
wrap development at the center of the
property would require a separate PDP to
come before Planning and Zoning
commission and the city council staff
will be reviewing all of the
developments administratively meeting uh
a high quality of design of exhibits
shown within the development booklet as
well as ensuring that all of the uses
are are connected uh through pedestrian
uh tree uh treelined uh
sidewalks just to show you some of those
examples here are some of the offices
that could occur you see uh a high
percentage of glazing used with uh steel
and columns and um Landscaping
used the this the proposed architecture
would carry over to the commercial
buildings you know still using that
brick and the steel and the exaggerated
parapets
uh as for the surface wrapped multif
family uh still carrying in line with
the same shape of the roof lines using
the same material we still adding while
adding a a fresh modern approach to
it a neighborhood meeting did occur on
July 10th four residents attended with
general questions about traffic the
proposed uses and timelines as of today
today staff is not aware of any
opposition or concerns to the
request per our general plan the subject
site is located within the
neighborhood uh
designation which permits for higher
densities along arterials as well as
it's adjacent to a freeway uh the
property does also fall within a growth
area of the downtown Chandler uh
currently I believe last uh Planning and
Zoning commission there was a Downtown
Chandler Regional update for that area
plan uh this property does not fall in
it currently uh so it it is only held to
our general
plan uh planning staff has reviewed the
request
and has stipulations in place regarding
the types of uses that could occur uh
for example the dealerships being being
limited to a franchiser franchise
license um discussing densities
permitted and uses that could occur
within the offices as well as uh
21 21 preliminary development
stipulations stating the intent of the
design and if the if uh there is a
conflict or a disagreement between staff
and the developer that it could require
the project to go back back for
preliminary development
plan
um the project is consistent with our
general plan and staff recommends
approval and I open up the floor for any
questions thanks Lauren um
question
the plan approved in 2022 has
stipulations in there in terms
of
timing that retail gets built in that
first phase as well as the multif family
at the same time so you don't have a
situation where we ended up with just
the multi family and the rest of it
sits did I understand that on this new
plan that that stipulation goes away and
multif family could be built without
anything else being built well as
depicted in the development booklet
within when the multif family pulls a
permit it's anticipated that a portion
of the commercial and a hotel would
occur at the same time occur or have
permit
pulled so the the last time it was it's
it was CFO it was all stacked so they go
together so one couldn't just pull a
permit the other one goes all the way
out and the permit gets pulled and that
nothing ever happens does this change
that where the permit could get pulled
but yet not the retail would not get
built and multif family would be okay to
be built you know that's a great
question and probably best directed to
the applicant uh to understand their
phasing plan to my but to staff though
my question is based on this new
proposal versus The Proposal that was
approved two years ago would they be in
sync
that permit permit building building CFO
CFO chairman historically we've had
phasing plans a as a component to every
PDP that's that we've ever processed um
when they've indicated that in Phase One
there will be this office building and
this multif family building um we have
implemented that by saying we won't
issue a building permit for the melty
family until you get the building permit
for the office they have to be basically
done at the same time um we have never
gone to the inspection for inspection uh
CFO for CFO we never went that route
because they just travel different
development um construction paths and
time p time timelines um the uncertainty
behind that is what uh
drove the stipulations that are
currently in place on the property right
now and it is submission submission
approval approval inspection inspection
C coo um and that's that's what's been
problematic for for starting development
because one side can't be linked to the
other so we've we have never
historically a staff implemented a
phasing plan in the means that the
current steps are except for what this
this project was approved for in
November 22 and that was that came
through commission and Council when we
had stipulated and Council really
changed and added additional steps on
that whole phasing part correct that's
correct and and the the concern was is
that a permit uh they could submit for
permits pull the permits but never
actually construct it and there and it
was well what would staff do at that
point they they've they've uh completed
their obligation for pulling a permit we
don't run out there and and watch them
that way okay and this does change that
though that's this taken the stipulation
away correct um it does it it simply
would take it back to what we've
historically done for implementation of
phasing plans okay all right thank you
any questions commissioner yeah through
the chair same question on phase like
the phasing plan uh phase one is
stipulated but I guess I'm just trying
to understand how staff looks at phase
pH two you got multi family commercial
in phase two and two hotels how do you
really determine what's phase
two what like the multif family comes
first okay that's phase two um can that
complete before the hotels are developed
again I I just don't know how this
actually gets applied in practice if uh
let's say that we roll the clock back to
2018 and this came in and we we weren't
trying to implement it in the way that
the current approv steps were we we
would look at this and say a a permit
would need to be submitted for the area
um highlighted by Phase 2 as well as
buildings and they're individual
buildings and they more than lik would
have a a different franchisee owner for
different things so we would anticipate
a larger site permit to come in and
probably building permits and we would
see the same thing on um on the Hotel
Site we would see the larger permit for
the whole piece encompassed in that that
area okay and a building permit for uh
for a hotel and then the same thing on
on okay on the multi family so we have
phasing plans that look a lot like this
historically over the years that's how
we would implement
it Kevin can you answer a question on
the I'm gonna go to commissioner Quin in
a second the second multif family is not
listed as a
phase
so could that based on this the multif
family gets built to the west and then
they come back right in and ask for the
PDP on that um that middle piece or they
have to they would have to have a lot of
this other stuff done I'm just kind of
curious because it doesn't say which
phase this is sure it it would be
subject to its own PDP which would
establish its own phasing plan when when
it would be approved so it is not it is
not tied by phase to this plan since it
does not have a PDP approved with it
they still have to go through
architecture and insight design but it
could and if that first to the West gets
built they could come right back in and
say hey we've got a plan we have a user
and here's the PDP and go through
commission and counsel they could and
because it's kind of the donnut hole of
the larger commission and counsel could
just decide I guess where where in that
phasing plan It ultimately plugs in
right now they can't do anything on it
because it doesn't have a PDP commission
Quinn I I guess you've answered the
question
but it says that one of the two hotels
will be built in phase two
does that mean the second one comes
later as a future phase development
based on market
demand even though it's highlighted the
whole site is phase two and does that
mean all of the multif family on the
west is phase two through the chair
commissioner Quinn um you that is
correct that's as the applicant
indicated that one of the two hotels
would occur under phase
two I I just feel like this
diagram doesn't 100% support what we're
hearing out
loud maybe the applicant you know would
be able to better you know describe the
intent of their phasing
plan
okay well if the applicant ask that
question sure any other questions from
commission okay Lauren thank you the
applicant would like to come up and
state your name and address for the
record
please uh good uh good evening chair
members of the commission Brenan R50
North Central here on behalf of the
applicant um we uh I'm going to try to
get to the meat of the thing uh the meat
of the discussion tonight um but before
doing so there are a few things that I I
just want to
reemphasize um what's on your screen now
is the conceptual site plan and I think
it's important to note as staff
indicated and and let me just say we're
extremely grateful uh to of work with
staff um the amount of discussions that
have occurred on this property um for um
in recent times has been extensive uh
including uh I believe we were three
hours possibly one afternoon sitting in
a conference room trying to work out a
design and a layout that staff would be
comfortable supporting um trying to
figure out the automotive uses and how
they fit into the overall site um
certainly the location is important but
integrating that into a mixed juice
development can be challenging and and
staff really challenged us on it and so
spent time going through it and uh are
pleased with the result of the layout of
the site uh and I think staff is as well
with the recommendation but as you can
see on this slide same land jues that
have been approved for a
while um you Lauren did a great job
walking through the changes and stuff
but one of the things that we spend so
much time looking at it from 30,000 feet
that we sometimes forget what's it going
to look like as people walk and move
through this development and uh I
haven't I think everyone's been been
positive on the design elements of it
these are the landscape and open space
character and you can see there there's
a lot that's going on uh with it as we
look this is the monument signage that's
going to take place on the development
again we think it's it's appropriate the
architectural theming which Lauren
talked about uh and there's a number of
belt and suspenders uh including uh in
2022 uh chair human had some questions
about about administrative and design
guidelines and stuff like that that
there were stipulations placed on it
that have continued and carried through
that as Lauren indicated if there ever
comes a point at which um staff feels
that we are not um intending to develop
this consistent with what we've
represented in this development booklet
that no one ever gets a physical copy
chair human will remember getting
physical copies of these many times um
but it is it is something that as we as
we go through and look at it if there's
ever anything that that they don't feel
we're doing we got to come back and so
as we kind of get into it and you can
look and see and go through all this
stuff and I can do it but one of the
things kind of getting to the again the
meat of the substance of what I want to
talk about today deals with a series of
checks and balances because as staff
indicated there have been some
conditions um that uh were placed on the
property that we agreed to uh at the
time um that affected and impacted the
development and so one of the things as
we've gone through it and I'm going to
walk through it is kind of what I think
the chair expressed a concern of is that
multif family gets built and then what
else gets built um and then the other
corollary thing that we've heard
throughout the process is well once
multifam is in and nothing gets built
then the rest of the site's going to be
multif family and we will not have the
commercial uses we will not have the
automotive uses we won't have a lot of
things and so one of the things that as
we look at it from a conceptual site
plan kind of a check and balance as I as
I refer to it the site plan locks in
where those uses are located where I'm
showing multifam is the only spot multif
family can be built same for commercial
same for the hotels so that is locked in
again as part of this development
booklet there are two conditions
stipulation number one of the rezoning
um portion and stipulation number one of
the PDP portion that requires
substantial conformance with again
this booklet and the exhibits that are
in it and so if I try to deviate
anything from it as you can see there at
that last bullet point I got to come
back I got to come back to you guys I
got to file a new application and I've
got to come back to the city council so
there is a check in place um that
already exists to prevent multifamily
from spreading throughout the rest of
the site as there has been a concern
there was a concern with the auto
dealerships none of us wanted to be a
used car dealership right um and so uh
staff and working with staff they came
up with this condition again condition
number five of the rezoning that says
it's got to be a new dealership and and
I know there's been a lot of discussion
and a lot of things and talking about
dealerships and this and that there's
some some that have said there's no
dealerships that can be located on this
parcel well that is um absolutely false
um we have Greg has retained uh someone
that is very familiar with the
automotive industry very photive very
familiar with the rules and regulations
that the state places on the location of
auto dealerships and there are a dozen
dealerships new dealerships that can be
located on this site today um there are
three that uh have been rumored to want
to locate um as far as I know those
three have not landed within proximity
that would violate a uh the state
statute 10 mile radius
and so again um there's a lot of belief
that dealerships can't be located here
I'm here to tell you and if Greg's
expert was here he would tell you that
it's there so we've got that check and
balance one of the me of it is is the
development phasing and I appreciate
through the chair commissioner Quinn
your comment as well that we look at it
and and this is the development phasing
I've taken the liberty of highlighting
it a little better so it's easier to see
than a bunch of blue lines and so as I
walk walk through this um I will talk
about the phasing and um phase one as
most would expect are the horizontal
improvements that's the improvements
along Arizona Avenue the improvements
along posos road that inter internal
Loop Road and through discussions uh
with one of the Commissioners that's not
here today um he requested that we
include some additional infrastructure
and that is what is outlined in uh
highlighted in yellow outlined in red on
the commercial portion
so that is what's going to be built in
phase one because as anyone knows with
Development I've got to get the
horizontal improvements in before I can
begin to go vertical and so that's why
phase one is specifically tied to the
horizontal improvements phase two um
again that's where horizontal and
vertical improvements outlined in green
again that's the commercial out along
Arizona Avenue that's the multifam uh on
the west and that is um the hotels down
on the south now with respect to the
question is that one of the two hotels
will go vertical within that phase we
will complete the horizontal Improvement
so what'll end up happening is it'll be
a finish pad for that second Hotel um
that second Hotel will not go vertical
uh within that phase to which is why
we've indicated it and if there's
another way to illustrate that um
through the chair commissioner Quinn
more than happy to figure that out but
the attention is again that the
horizontal
improvements entire Hotel parcel will be
constructed one of those hotels will go
vertical and the other one will be a
finished
pad let me talk about the the the city
council PDP and that that's that's
something that we specifically put in it
um and the reason that we did that
again that was intended to be a check
that was a check on us because the site
is entitled for multif family today um
We are continuing that multif family
development and so multifam um property
especially in the city of Chandler is
very valuable um there are a number of
people that have already expressed
interest that they want to move forward
on the second phase uh this PDP parcel
is what I'll call it the the multif
family on the west is under contract and
if I need to speak to that I can those
guys stand ready to go they've been
under contract for a year but because of
lending requirements that I'll get into
in a little bit we have been able to
move forward so the it was very
purposeful and intention that that PDP
be restricted on there because of again
the carrot for that and the value of
that multif family property to where
we've said we're going to put a check on
it so that the commission so that the
council um can look and see what other
development has occurred within it where
are you on your phase two
improvements uh and and so that again
gives the keys and the control
ultimately back to the council to ensure
that non-residential development is
occurring on the property because we
can't move forward without Council
approval on that particular parcel again
just continuing on where it is and this
is belt and suspenders approach that
little excerpt under the B phasing that
comes directly from the development
booklet again stipulation one from the
reone and PDP we'll talk about that but
additionally and you can see that that
stipped down there for the reone but you
can see um kind of exactly what I said
those bullet points are in it so not
only do I have a phasing plan that locks
it in I've also got a development
booklet and I've got stipulations that
all lock in what it is that I'm talking
about one of the things that I think is
important to note as we look at it there
have been significant changes to the
phasing plan since the last time during
that time the first phase um for the
multif family parcel uh would have been
included roughly 60,000 Square fet um
the final design of that building hadn't
been uh done at the time of those two
Office Buildings and so you can see and
compare um what is um get what is
happening is we are increasing the
amount of non-residential that actually
is going to be built in the same phase
as the
multifam um and so that is an increase
but as we talk about this and look at it
really what we're talking about is a
balance between government regulation
and allowing the market um we you know
that's something that we've got to look
at and then we look at tenants and all
of that stuff we are understand some of
the concerns that were expressed the
last time we went through and we're
working hard to address those concerns
about what's going to be built and when
it's going to be built you can see there
there's a number of things that we've
worked uh through um construction
documents at various points of
completion um since we received the
approvals back in 2020 all without
success on being able to move forward
because of what I refer to as the tip
Fort restrictions as as U Mr Mayo
indicated um it kind of is unprecedented
in in the history of Chandler where
there has been that level of everything
goes at the same time plans go in
construction commenor vertical commen
and certificates commences um and so we
again think that there have been signif
ific checks and balances as we look at
it that we have placed in here that
still gives the necessary government
regulation um yet allows the market to
be able to work under that regulation
whereas we haven't been able to up to
this point and so again just to kind of
sum up when we look at it questions
about additional multif family on the
site we've got the stipulation
substantial conformance to the booklet
we've got the site plan and we've got
additionally rezoning stip number three
which
identifies um where the residential can
be permitted which is only on Parcels
four and five um and again any changes
or introduction of a different use I've
got to come back through the process
same thing with questions about phasing
as we look at it we've got step one
substantial conformance we've got the
phasing plan that I just walked through
I've got the language in the development
booklet that talks about what must be
built in each phase and then step four
um that requires is a separate PDP for
that second multif family parcel so
again any changes I'm back in front of
you guys I'm back in front of the city
council so when we look at it all we
believe that there is a sufficient
system in place to ensure that the
development can move forward um because
at the end of the day no one wants a
vacant piece of dirt that's what we've
heard as we've gone through the process
we don't want a vacant piece of dirt
well we've had a vacant piece of dirt
and even under the last approvals even
under the value of of a multif family
parcel we still find ourselves with a
vacant piece of dirt and so we would
request um this commission's
recommendation for approval in
accordance with staff's recommendation
happy to answer any
questions questions to the
applicant I'm going to jump in so um I
did like the line government regulation
and versus the market um we're building
out a city we're finishing up the city
right now so
um things are dirt a lot of things been
dirt for a long time so I want to make
sure the right thing done um couple
questions for you in terms
of um the car dealerships for one
um we just approved tonight the Toll
Brothers project where Earnhardt's
leaving the center part of the city my
understanding is that Volkswagen's
pulling out at at Baseline and and um
Arizona Avenue and it seemed like the
most of the
major um dealerships are clustering
whether it's along I 10 Scottdale long
to 101 Gilbert Road and and um the 202
both on the Chandler side and as well as
the the Gilbert side why do you think
this would be successful with just one
or two dealerships on a
corner uh chair as as we look at it um
there's there's a number of things the
site continues to have free freway
visibility which is always a good thing
when we're talking about auto
dealerships you want the ability to
drive by uh this site situates itself
between two other clusters obviously in
Chandler and Gilbert further to the East
and then if you go back over to I 10
over in that Corridor you've got a lot
of dealerships that are represented over
there yet there are still dealerships
that are unrepresented in this Corridor
um that uh know the demographics they
understand what's going on around the
area and see it as a viable uh location
for dealerships to be
located okay the
um are there any other questions from
commission question since we're talking
about dealerships so just so I'm clear
if the dealerships never come to
fruition based upon market and other
reasons your client is prepared to come
back before Commission and propose some
other type of use and go through the
process again is that correct yeah
through the chair Vice chair yes there
are stipulations to that effect um that
we will have to go back through the
process another question for you in
terms of
um the phasing on
this the multif family you say you have
a tenant you have a an applicant or or
user
um what happens
um that gets built in phase two but the
hotel doesn't happen and the retail
doesn't happen I mean do we still have a
piece of dirt I mean I look at this site
as the last remaining site as the
Gateway into downtown we just had a
presentation from from staff a few weeks
ago about extending downtown South north
east and west so I'm just kind of
concerned about you know I've been part
of this project for a lot of years I've
supported it sometimes I've voted
against it sometimes but um I'm just
kind of curious what happens do we end
up with just the multif family and
that's it we have the rest of it
dir uh well chair as I as I said a
little bit earlier there is substantial
significant any other adjective you'd
like me to use U for the value of of
multif family property that is Zone
within the city of Chandler those sites
are few and far in between and if you
look and talk to the number of multif
family developers uh that I have the
fortune to be able to talk to they all
tell me how can we get into Chambler how
can we get into Gilbert um what can we
do to be able to locate because it is a
desirable place to live and so that's
why we we had that PDP uh and stipulated
and agreed to it and wrote In the book
about it um I'm am not going to stand up
here and give a guarantee we know how
guarantees work um and how they've
worked under prior cases uh that have
been before this group and before the
city council and so I will certainly not
stand up here and give a guarantee if I
could I wouldn't be standing here I'd be
sipping my Ties on a beach uh enjoying
that because I could predict with
certainty uh where things would go and
then bet accordingly but that said again
because of the desire and the need for
housing we know there's a housing
shortage uh we know that I think there
was a presentation that staff made uh to
the council in a work session um a week
or so ago where they talked about the
city of Chandler still needs housing
units and so because of the significant
value placed on that that's why we
agreed to the PDP so that there is a
check in place there is a balance in
place um if you permit me one minute um
I need to verify something with my
client but I might have something else
to stiffen uh that PDP so if you give me
one minute chair AB
absolutely thank you chair uh one of the
things um that um we are willing to
offer tonight that would
be if I may chair
um that would be in addition to
stipulation uh there's the stipulation
number stipulation number I think it's
four the stipulation that requires that
we come back for PDP
approval staff's going to tell me off
the top of my head after I bungled it a
week ago on a different
stipulation that that is stipulation
number
two okay so stipulation number two PDP
stipulation number two read the separate
preliminary development plan application
shall be required for the proposed
multifam on parcel number four what we
would um if it if it if it helps the
commission tonight what we would request
is that we add a sentence after that um
that says the PDP application for
partial 4 cannot be filed until 75 % of
the non-residential uses in phase two
have received a certificate of
completion so what that additionally
does in not only requiring a PDP it puts
a restriction on when I can file that
PDP to begin with um that I can't even
sniff filing that until I have a
certificate of completion for 75% of
what is in um of the non-residential
uses within phase two
let me ask you a question you know you
talk about housing needs we know we have
housing needs and and nobody's doubting
that whole
situation about getting um multif Family
there's people will build in two seconds
unfortunate part is there's not money
for Workforce it's basically higher-end
stuff that we all know is fairly
expensive
um I'm just still concerned about 75% of
what the hotel you know a little bit of
retail up
there what you know again is this being
this is really being driven by multif
family this parcel correct the whole
thing yeah so if if I may chair um kind
of go back and I know the font was
really tiny and I apologize for that um
but but when when what we on the
research and if you want to see the
fourth Dash down is that numerous
retailers have expressed interest in
this site um because they see the need
of having uh instant customers with the
800 units that have already been
entitled on the site and so there's a
real desire for them to be able to move
forward with that but there's been some
hesitation as the multif family has been
in in
limbo um and so there's a lot of people
that want to see stuff move forward but
it's uh in some regards contingent on
the multif family move moving
forward commiss K uh yeah Ju Just a
comment um you know as I look at this
you know even hypothetically if you put
that multifam as phase for there's no
guarantee that that commercial moves
forward in some fast manner it could
still sit there vacant for a number of
years so in the spirit of you know
bullet point number four I do believe
that rooftops bring commercial and
that's why you've seen the city of
Chandler all throughout it develop as
multifam residential and everything's
accumulate around it so I I just I don't
see them as really connected because
there's nothing even if we didn't this
didn't move forward there's nothing to
say that that commercial development
wouldn't happen five six years from now
uh contingent on the future multif
family so that's just my commentary on
on just the commercial development
as sure nice chair um
help me understand the two multif family
components in this latest proposal the
one on the west is 400 units and the max
that could be allowed per the zoning on
parcel 4 that would come back through
the PDP is also
400 yeah through the through the chair
Vice chair um let me pull up my site
plan really quick and I can I can tell
you definitively what it is but if I
remember from memory there was like 300
and um I think we were anticipating
[Music]
three
um I think yeah we were 400 units on a
Max of 400 units on parcel 5 and a Max
of 400 units on parcel
4 which is what it's currently approved
for as part of the mixed
use through theair through the chair
Vice chair yes okay and then um just to
the chair's Point earlier when you talk
about this new proposed 75% of phase 2
non-residential do you see that as being
the the commercial uses or would that in
your mind also include the hotel and the
75% would be based on square footage of
buildings or 75% of
what through the chair Vice chair it
would be 75% based on square footage but
based on where I know is I again I won't
go back to the tiny font slide I
apologize but um there is a significant
incentive for the hotel to move forward
uh in that um the the current property
owner has three daughters um those
daughters are going to operate build uh
the hotel because there are significant
incentives for women-owned businesses
women-owned Hotel years uh and so
there's 's no small amount of money it's
not money that You' find in your couch
um that the flag is throwing at that so
there's an incentive for that to move
forward again there has been
considerable interest in the in the
retail to the point at which um my
client is designed those building in 60%
along the way um and so everything's
locked uh ready to go um because it's to
borrow a You Know Field of Dreams
concept if you bill that they will come
um and so with the horizontal
improvements that we're proposing in
phase one with the multifam that uh is
to be built in phase two with the you
know money that's being thrown uh to
incentivize the hotel to come up that is
there and and the retail I believe it
will come Arizona Avenue is a road of
regional
significance um considerable amount of
traffic and we all know those are kind
of key things
help support
commercial can you throw up for us the
size of the hotel and the the retail on
the corner in terms of when you say 75%
you're using square footage I'm really
curious what that means if you're saying
that hotel's ready to go and the
applicant's daughter is going to run it
that first one going up what's the
square footage of the hotel and what's
what would be 75% so um great question
Sher I thought you might ask that so the
uh if I offered that up so in terms of
the square footage the hotel is
approximately 60,000 square feet okay
and the commercial that we've identified
is approximately 15,000 square feet it's
a little greater than 15,000 as you add
it up just in terms of of round numbers
and so that gets us to
75,000 Square ft of of Commercial Hotel
and Commercial
um and if I remember the math that I did
earlier today 75% is roughly 56,000
square
feet so basically the hotel could get
built and the retail wouldn't get built
at this time uh if you're using a 75%
number if the hotel would go up then
there was no Assurance on that retail
going up in the next two three years I
guess marking conditions I know there's
you know people that want to go there we
also have centers across the street and
to the South that are not full
so anyway I'm just kind of curious that
be basically the hotel would get built
under that stipulation uh under what we
are proposing yes now if the commission
would like us to consider something else
I can walk back to my client and see if
I just wanted to clarify that though
that's sure all right thank you any
other
questions
sure good chair um I think it was
mentioned on the tiny Tech slide that
there was
60% for the retail sites on with CDs
completed which one of those pads on
those retail sites are currently going
through construction
documentation uh through the chair
commissioner schwarzer let me let me ask
my client I think I know the answer but
let me confirm
thank you chair commissioner schwarzer
it is all of the retail buildings that
are identified in the green so that
would be um building 2 B is it two Bravo
Two Charlie uh two dog and two Eko could
you throw up Bron
that that's a little bit so we can see
okay thank you if I could zoom in
chair I'd zoom
in of those four buildings that are
building to it looks like what b c d and
e is that what you're talking about yes
chair are those all drive-throughs or
those
all free standing pads or what are they
no chair the buildings 2B and 2C those
are I guess what you would call inline
buildings uh with the corner feature and
all that stuff um building 2D and 2E
that's in line with an endc cap
drivethru okay thank
you sure um so Brandon would your client
consider um 75% of the commercial retail
and commit to that since you've already
established that one of the two hotels
will be constructed within phase two as
part of this original proposal yeah so
chair Vice chair just so I understand
the question um it would be 75% of the
four buildings that I
mentioned um yeah let me let me
check uh chair uh V chair um yes that is
acceptable so what we would then suggest
that that little sentence be added on uh
at the end
of of of stipulation two if I remember
right I apologize but it would say um
after that I've got to have a new PDP
that the PDP application for partial 4
cannot be filled cannot be filled filed
until um 75% of the
Arizona Avenue commercial and we can
tweak it I'll work it with staff but we
certainly know the intention but we
would also add that the hotel as well
that one of those hotels that that be
stipulated that I got to get the hotel
and I got to get 75% of the commercial
done before I can ever file anything on
that second multif family phase okay
thank you very much I appreciate that
and I um feel very strongly that um it
is important that we keep in mind not
only ultimate goals of the development
of this site um but really keeping in
mind how we're trying to help
development to occur under market
conditions and I am very familiar with
how that happens and there are things
that change that we have no control over
and so um I do feel that the residential
and even the hotel coming forward is a
real good driver for for the retail and
and hopefully that'll translate into the
future phase of retail as well um so I
appreciate you working with us on that
thank you thank you chair Vice
chair just to clarify bravo charlie
delta and Echo are DD level drawings the
only thing left is construction document
level drawings yeah through the chair
commissioner they're about 60 60% along
the
way so you have completed DD level
drawings design development level
drawings and understand let me verify
that aspect
of
yes
okay okay thank you thank you I don't
have any speaker cards is there anybody
in the audience who'd like to speak on
this
item okay if not I'm going to close the
floor what's the commission comments or
pleasure
I
sure sorry I'm just trying to
find all right I'll move to approve uh
the reson preliminary development plan
plh
24-23 the downt or the district
downtown with the modification to
stipulation two of the
PDP
um as uh outlined by the applicants
attorney during discussion I think City
attorney she's probably G to read is
that good enough or probably needs to
really be worded I think it's good how
how it was stated you're okay yep okay
so with the addition to item two under
the PDP after the end of the first
sentence where it says parcel 4 the next
sentence would
read um developer commits to having
75% of
the non-residential commercial retail
buildings to see 2 d 2 e and
2f
um I'm sorry 2 b c d and
e um
completed completed plus the hotel plus
the hotel one of the
hotels plus one of the one of the two
hotels prior
to application of the PDP as shown on
parcel 4 for
multifamily second okay just one point
of clarification completed meaning
certificate of completion construction
completed
okay was that the
intent so the chair Vice chair yes it
would be a certificate of completion
okay please change those words in what I
just so
okay okay any other
comments so before we go to the vote I I
will be voting no on this project I've
been around this thing for so long and
it's come back so many different
inviations and um I just don't feel
comfortable this being the gateway to
our city whether you know um I just
don't feel auto dealerships on this
corner for one thing and again I've been
through so many irations on this Pro
parcel that whether this really happened
it's all being driven by the multif
family I know that that's fine but at
the same time I'm going to be voting no
on this item so with that
sorry yeah Charlie a second you had a
second so okay with that all those in
favor of the project say I hi I oos I
vote now so okay this motion goes on to
council we're just a recommending body
to the city council uh when do this go
into Council staff
chair human uh this item will be heard
on the October 17 city council meeting
okay great thank
you
okay any other members come and staff
come anything from staff yes Mr chairman
I have two announcements uh first I'd
like to thank Ben cetus um for his
service to the city of Chandler he will
be leaving the city his last day is on
Friday so we thank you for your time and
uh being a part of this team we will
miss you he's going to go to better
weather land in San Diego so we're happy
for him and wish him the best uh and my
other announcement is to welcome a new
planner associate planner Alysa seers uh
she comes from us after uh being an
inance from with the America Association
of governments so uh we welcome her to
our team as well so to Ben good luck um
San Diego is a cool place but you know
we'll miss you so you might get bored
with that weather too it's you know so
anyway and Welcome to our new new
planner as well and stuff so any other
comments from anybody with that we are
adjourned