Chairman Henderson called the meeting to order at 6:00 p.m.

Transcription

1 AGENDA ITEM DATE Regular Meeting MINUTES OF A SPECIAL MEETING OF THE CASA GRANDE PLANNING AND ZONING COMMISSION HELD ON THURSDAY, AUGUST 4, 2016 AT 6:00 P.M. IN THE COUNCIL CHAMBERS AT CITY HALL, 510 E. FLORENCE BOULEVARD, CASA GRANDE, ARIZONA. I. Call to Order/Pledge: Chairman Henderson called the meeting to order at 6:00 p.m. II. Roll Call: Members Present: Chairman Mike Henderson Vice-Chairman David Benedict Member Fred Tucker Member Stephen Gentzkow Member Mikel McBride Absent: Member Miller City Staff Present: Paul Tice, Planning and Development Director Jim Gagliardi, Planner Laura Blakeman, Planner Mark Graffius, Assistant City Attorney Linda Harris, Administrative Assistant Duane Eitel, Traffic Engineer III. Approval of Minutes: July 14, 2016 Member Tucker moved to approve the minutes dated July 14, 2016, Vice-Chairman Benedict seconded, a voice call vote was called, and all were in favor IV. Changes to the Agenda: There were no changes to the agenda. V. New Business:

2 PZ Minutes Page 2 of 28 A. Request by Gino Tarantini for the following land use approval(s) for properties located generally south of Cottonwood Lane on both sides of the N. Lewis Street intersection (APN # s G, H & J): 1. DSA : Zone Change from I-1 (Garden & Light Industrial) and R1a (Single Family Residential) to 1-2 (General Industrial. 2. DSA : Zone Change from R-3 (Multi-Family Residential) to B-4 (Community Services). 3. DSA : Zone Change from R1a (Single Family Residential) to R-3 (Multi-Family Residential) (Planner Joseph Horn Paul Tice) Paul Tice, Planning Director came forward and presented a brief overview of the case as stated in the Staff Report. Director Tice stated this is a zone change request for three parcels located on the south of Cottonwood Lane to the west of Lewis St. and to the east of Thornton Rd. The railroad corridor is along the south boundary of the site. Director Tice explained that the first parcel (Parcel 1) being presented is the zone change from R1a (Single Family Residential) to R3 (Multi Family Residential) which is located at the southeast corner of Lewis St. and Cottonwood Lane. The second parcel (Parcel 2) is the zone change from R-3 (Multi-Family Residential) to B-4 (Community Services) which is located at the southwest corner of Cottonwood Lane and Lewis St. The third parcel (Parcel 3) is the zone change from I-1 (Garden & Light Industrial) and R1a (Single Family Residential) to I-2 (General Industrial) which is located between Thornton Rd. and Lewis St. in the Shultz Street extension. Director Tice explained that this property has undergone a series of zone changes over the last 30 plus years. In reviewing the history, Staff found that in 1986 this property was zoned much the way it is being currently proposed. Director Tice stated that in a rezoning was requested for residential zoning and the Cottonwoods neighborhood was constructed. When the City adopted the 2010 General Plan, the General Plan modified the future land use categories for these properties, which placed Parcels 2 & 3 located to the west of Lewis St. in the Industrial and Manufacturing land use category and Parcel 1 into the Community Center land use category. Director Tice stated that the current zoning for all three (3) parcels it out of alignment to the General Plan and this zone change would bring the current zoning back into conformance with the 2010 General Plan. Director Tice explained that the Zone Change request was first submitted in May 2015 with a different proposal. This proposal was to zone a section of the land along Lewis St. and Shultz St., which is the border to the Cottonwoods, into the B-4 (Community Services) zone. The B-4 zone allows a mixture of commercial and some warehouses. The proposal was also to change the zoning for the remainder of the site into I-2 (Garden & Light Industrial) zone. Director Tice stated that Staff held a neighborhood meeting on that proposal. At this neighborhood meeting five residents of the adjacent Cottonwoods subdivision attended

3 PZ Minutes Page 3 of 28 and expressed the following concerns in regards to the proposed industrial development. Noise Lighting Visual appearance of the industrial buildings Traffic on Lewis Street Reduced property values ability to re-sell homes Negative impact on quality of life Director Tice stated that, after the neighborhood meeting, Staff also received a petition signed by 22 residents expressing the same concerns. As a result of these concerns, Staff met with the applicant and developed some specialized development standards to help mitigate potential negative impacts the future industrial development of this property might have on the adjoining residential neighborhood. Director Tice overviewed some of the mitigating features that Staff imposed for the I-2 (General Industrial-Parcel 3) site which includes: The applicant develop a landscape buffer that is 30 ft. wide measured from the curb line of Lewis St. with a specific number of trees and behind this landscape buffer, an 8 ft. high block wall would be built. Staff agreed with the applicant that because the wall is so high, it would look better to stagger every 120 ft rather than every 60 feet as is currently proposed. This condition was modified accordingly. The block wall would be along the entire Lewis St. frontage adjacent to the existing subdivision and landscape buffer. Modifying the land uses that might be typically found in the I-2 (General Industrial) zone. Staff eliminated the types of land uses in the I-2 zone that potentially could have an adverse impact, such as junk yards, scrap metal yards etc. Staff wrote some specific noise standards to address the neighbors concerns. These standards would be a Condition of Record. Limited the height of the buildings that might be placed along the eastern boundary of the I-2 (General Industrial) district. The maximum building height would be 35 ft. within 200 ft. of Lewis St. in the I-2 district, which has a standard maximum building height of 55 ft. Limited the access of the industrial development-prohibited access of any of the industrial development onto Lewis St. or Shultz St. This forces all access to Cottonwood or Thornton. The site is 103 acres so it could have multiple access points on to Thornton Rd. for example. Director Tice explained that when looking at proposed zoning, it would allow construction of land uses are consistent with the land use categories of the General Plan. Staff also looks at goals and policies of the General Plan that inform us to consider the compatibility of land uses as we take zoning actions. That is one of the reasons why Staff took the compatibility issue very seriously and came up with

4 PZ Minutes Page 4 of 28 customized development standards to make sure that we are minimizing any land use conflicts between varying land use types. Director Tice explained that Staff took some effort to make sure that Parcel 1 (R-3 site) is compatible. The south boundary of the R-3 site is Saguaro St. across from which are single family homes that face Saguaro St. As a result, Staff has proposed some Conditions of Record to create a good land use buffer along the south boundary along Saguaro St. These proposed Conditions of Record include: A minimum of 15ft. landscape setback shall be provided along the south property line. The size of the trees at initial planting to be 36 inch box tree type specified a number and specified that half of them should be Evergreen. Required a 6 ft. block wall be placed behind the landscape setback along the entire Saguaro St. frontage as well. Prohibited 2 nd and 3 rd floor balconies along the south boundary Director Tice explained that the R-3 parcel has been a multi-family site in the past, but is currently zoned as R-1. There was a preliminary plat created for 37 single family lots that comply with the R1a development standards.. Staff did not feel that the proposed development of Parcel 1 as a single family subdivision is a very compatible land use given the surrounding land uses to the north and to the west. Staff believes that the R-3 (Multi-Family Residential) is a nice transitional land use category from the single family up to industrial to the north. With implementation of these three conditions in conjunction with the development of the R-3 site that compatibility with the adjacent single family neighborhood would be achieved. Director Tice explained that Staff encouraged the applicant to apply for the B-4 zoning along Cottonwood Lane instead of I-2 since this site is one of the entryways into the City and this zoning would eliminate the heavy industrial land uses up against the major entryways to the city. Director Tice stated that notices were mailed out with the original proposal and also with the modified proposal. No additional public comments have been received. Director Tice stated that Staff recommends the Commission forward a favorable recommendation to City Council to approve the zone change request DSA from I-1 (Garden & Light Industrial) and R1a (Single Family Residential) to I-2 (General Industrial) with the Conditions of Record as stated in the staff report. Director Tice stated that Staff recommends the Commission forward a favorable recommendation to City Council to approve the zone change request DSA from R-3 (Multi Family Residential) to B-4 (Community Services) Director Tice stated that Staff recommends the Commission forward a favorable recommendation to City Council to approve the zone change request DSA from R1a (Single Family Residential) to R-3 (Multi-Family Residential) with the

5 PZ Minutes Page 5 of 28 Conditions of Record as stated in the staff report. Member Gentzkow questioned if the 35 ft. maximum building height on the I-2 applies to all buildings, such as towers or anything else that would infringe on the neighborhood. Director Tice replied that it does not. He explained that there are exceptions in the zoning code that exempt building height requirements for things such as cooling towers and equipment that is needed for processing; such as the silos at the yogurt facility or the cream cheese plant. Those would be exempt from the height requirement. Member Gentzkow questioned what the maximum height would be for the equipment that meets this exemption. Director Tice replied that there is no maximum height in the code. Member Gentzkow commented that there is then a possibility that the neighborhood could be infringed on. Director Tice agreed. Member Tucker questioned if there was a park that was supposed to be built on the original submittal for the Cottonwoods Subdivision, or was it on another phase. Director Tice replied that that unlike a PAD, an R-1a (Single Family Residential) does not have any requirements for open space to be incorporated into subdivision design. Member Tucker commented that with the additional multi-family housing with parcel 1, it will be adding higher density housing and most likely more children and no place for them to play. Director Tice replied that in the R-3 (Multi-Family Residential) standards there are specific requirements for open space for every apartment development. Member Tucker asked if that would be available to existing homeowners. Direct Tice replied that it would be designed for residents of the apartments. Chairman Henderson made a call for the applicant to come forward. Duran Thompson, 351 E. Los Alamos, Mesa came to podium to address the Commission. Mr. Thompson stated that he was representing Gino Tarintini on this project. He did not have any additional information to add. He expressed their gratitude to the Planning Staff for their efforts on the project. Member McBride asked Mr. Thompson if there has been any interest shown for any potential businesses and if so, what type of businesses.

6 PZ Minutes Page 6 of 28 Mr. Thompson replied they are hoping for a better response. He expressed that their main reason for requesting these zone changes was to be in compliance with the General Plan. They have no specific development interest as of now. Member McBride explained that he was most interested in the R-3 zone at the entrance to the residential at Cottonwood Lane as the residents don t want the wrong type of businesses up against their door. Mr. Thompson replied that the R-3 zone would be mostly multi-family. He stated that currently there no end users planned. Director Tice stated that the R-3 (Multi-Family Residential) is limited to resident uses only. Vice-Chairman Benedict questioned if the buffer along Lewis St. proceeds into the B-4 (Community Services) zone. Director Tice replied that it is only required along the I-2 zone. Chairman Henderson asked if there is a reason why this was done that way. Director Tice explained that there is a landscape frontage requirement of 15 ft. without the wall. Staff included the additional landscape standards along the I-2 because that is where we thought there would be a potential for land use conflicts. Staff did not feel that it was necessary with the B-4 because it is more standard commercial development. There is a 15 ft. landscape street frontage area that will be built along B- 4 on both Cottonwood Ln. and Lewis St. Chairman Henderson made a call to the public. Charles Newberry, 816 W. Ocotillo St. came to podium to express his concerns regarding potential towers. Mr. Newberry stated that if a business is built in the Industrial zone that has antennas for calling dispatch etc., then it is going to interfere with their lives. He stressed that it will cause interference with his cell phones, TVs and computers. Chairman Henderson asked Mr. Newberry if he is experiencing electronic or visual interference with the existing towers. Mr. Newberry replied that he is getting interference from both electronic and visual. He stated that he can hear people talking on the radio. He is also picking up interference from other businesses.

7 PZ Minutes Page 7 of 28 Chairman Henderson asked Mr. Newberry if he is aware that this issue is regulated by the Federal Communication Commission (FCC) and not the city. Chairman Henderson stated that he does have another opportunity to complain if he is having difficulty. Mr. Newberry stated that he talked to the city and nobody would listen to his complaints. He emphasized that there is no concern for the people that live there and this is going to degrade their home values which are at a low point now. Chairman Henderson stated that the FCC has very strict rules and they will respond to him regarding his issues with electronic interference. Mr. Newberry replied that he called them and nothing was done. He stated that they have had to change TV servers and phone service etc. Mr. Newberry expressed his concerns with apartments being built in the front, stating that there will be more kids and no place for them to play. He stated that they are playing in the streets now. He stated that the R-3 zone was originally planned for houses and a park. He explained that there are cars racing down the streets. There will be semis driving down Cottonwood, which is a terrible road to drive on now. Chairman Henderson thanked Mr. Newberry for his comments. Rodney Mahon 807 W. Ocotillo St. came to podium to address his concerns. Mr. Mahon stated that he is opposed to the R-3 zoning as this will bring in low income apartments and duplexes that will hurt their property values and increase the crime rate. He stated that previously there was going to be a park for the kids to play. He noted that the kids play in the street now. Mr. Mahon emphasized that he is against the industrial park. Mark Benedetto, 815 W. Saguaro St. came to podium to address the Commission. Mr. Benedetto expressed his concerns regarding the R-3 zone change. He asked about road access to the site and also the I-2 industrial site. He stated that the roads are narrow there. Chairman Henderson emphasized that anything that is proposed to be built there will come to the Planning Commission for review and in some cases the City Council. Chairman Henderson stated that there will be traffic consideration. He stated that the City Traffic Engineer attends these meetings and is aware of what is being proposed. Director Tice replied that on the R-3 (Multi-Family Residential) site Staff does not know where access would come from at this time. He explained that when there is a specific development proposed a Major Site Plan application would be required and the public would be notified and be given a chance to review and comment on the proposal. A Traffic Impact Analysis would be required to be submitted with the Major Site Plan. Director Tice stated that it is not likely that access would come off of Lewis St. or Saguaro St. Director Tice explained that on the industrial site, there will be no access

8 PZ Minutes Page 8 of 28 allowed to Lewis St. or Schultz St. This is a specific condition of approval of the zone change. Mr. Benedetto questioned what effect this will have on the value of their homes. Chairman Henderson replied that this question was difficult to answer as it is market driven. Mr. Benedetto asked if the purpose for the blocks walls is for noise control. Director Tice replied that it would be for both noise control and to reduce adverse visual impact to the neighborhood from both the industrial uses that might be constructed along the Lewis St. and Shultz Rd. frontage and the multi-family apartments that might be constructed on the R-3 (Multi-Family Residential) zoned site. Barbara Daniel, 816 W. Melrose Dr. came to podium. She questioned if the block wall and landscape buffer that is proposed is only going to cover a portion of the B-4 (Community Services) off of Cottonwood St. and what is going to protect the residents of all the rest of the houses on Lewis St. and Shultz St. from industrial noise, traffic and the visual impact. Director Tice replied that an 8 ft. block wall and landscape buffer will be required along the entire length of Lewis St. and Shultz St. adjacent to the proposed industrial area. Ms. Daniel questioned what could potentially be built in the R-3 zone such as low income apartments, duplexes etc. She stated that the single family residents that currently live there all have landscaped yards and no place for the kids to play because there are no parks. Director Tice replied that the R-3 zone allows a variety of different residential types. He explained that what could be expected are apartments or townhomes and they will have specific landscape requirements in the code. This requirement applies to all rent levels. There is nothing currently being proposed but when there is, there will be a public notification process. Member McBride commented that there is a West Park in this general area and asked for clarification on how far this park is. Director Tice replied that he did not know. Member Gentzkow commented that the I-1 zone has been in place for quite some time. He questioned what the height restriction is for this zone district. He stated that the Airport is zoned I-1 and there are some storage and towers that are taller out there. Director Tice replied that the height requirement in the I-1 zone is 35 ft. He stated that Staff is imposing the I-1 height requirement along the entire Lewis St. and Schultz St.

9 PZ Minutes Page 9 of 28 frontage to be 200 ft. back and allow the I-2 height requirement of 55 ft. more towards the interior of the site. John McGuire, 941 E. Penny Lane came to podium to address the Commission. Mr. McGuire commented these situations are no win situations but he thinks that the Planning Department has gone through pretty extreme lengths to make the group of residents happy. He noted that the applicant has done what he was asked to do in trying to get his zoning back into compliance with the General Plan. Mr. McGuire stated that possibly some goodwill could be earned if the applicant thought about making some provisions to address some of the recreational concerns such as an offsite addition to the neighborhood for a park. Mr. McGuire stated that he was in support of the zone changes that Staff has recommended for approval. Mr. McBride commented that this area across Cottonwood Lane is already industrial. There are junk yards and large storage lots there. It does not appear that it is going to change the appearance of the whole area. Member McBride stated the he feels for the residents that will now be across the street but there are many mitigating things to bring it back. He stated that it did not seem very out of order to him. Member Tucker commented that he does feel for the residents but he also feels for the developer. The Commission has to look at both sides to determine what is right for the Community. He encouraged the residents to stay engaged because it is their neighborhood and they will have input along the way. Their input is important. Vice-Chairman Benedict commented that these owners to have right to develop in certain ways. He stated that he appreciates that the Planning Department worked hard with the applicant to try to mitigate these issues. He stated that it is a difficult situation but somewhere in this area but there will be residential abutting some kind of industrial. Vice-Chairman Benedict stated that he feels that Director Tice has done a good job to try to mitigate these issues. He stated that he would encourage everyone to be involved in the plans when they come later. Member Gentzkow commented that when the residential community was built there was a buffer there to protect them. He stated that he would like to see the 35 height requirement and the block wall but any other structures, towers or silos there is no protection for the height. Member Henderson replied that there is the protection that we have to have an approved design plan. Member Gentzkow commented that he has reservations with the height exemption for these other structures. Director Tice noted that the Commission could modify Condition 3 when making their motion to add that associated equipment are limited to 35 ft. within the 200 ft. area.

10 PZ Minutes Page 10 of 28 Member Gentzkow questioned if it will go up to 50 ft. further in. Director Tice replied that the condition limiting height would only be applicable to the first 200 ft. along the frontage road. Member McBride commented that the persons attending the meeting represent the homeowners. He stated that Mr. Tarantini worked very well with the City on trying to get the zoning back into compliance with the General Plan. He suggested to the homeowners that if they talked to Mr. Tarantini about their concerns over park issues, then maybe something can be done to help with their concerns. Vice-Chairman Benedict made a motion to forward to the City Council a favorable recommendation regarding Zone Change request DSA , from I-1 (Garden & Light Industrial) and R1a (Single Family Residential) to I-2 (General Industrial) subject to the following Conditions of Record and modifying Condition 3 to add and associated equipment : 1) That a minimum 30 foot landscaped setback containing 1 tree per 20 feet of street frontage be provided with the development of the parcels abutting Lewis Street. The area of the Lewis/Schultz St. right of way west of the street curb line can be used in achieving this landscaped setback. 2) That an 8' high block wall shall be required along western border of the 30' landscape area. Said wall shall be uniform in color and be staggered 3' (towards and away from landscape area) every 120' of length. 3) Buildings and associated equipment located within 200 feet of the Cottonwood Lane, Lewis St. or Schultz St. right of ways shall be limited to a maximum building height of 35'. 4) Uses within the I-2 Zone be limited those set forth in Exhibit D. 5) The maximum noise level standards shall comply with Exhibit E. 6) No access to the site will be permitted from Lewis St/Schultz St. (Except for required emergency access) 7) All Conditions of Record shall be implemented at time of Major Site Plan review Member McBride seconded the motion. The following roll call vote was recorded: Member McBride

11 PZ Minutes Page 11 of 28 Member Gentzkow Member Tucker Vice-Chairman Benedict Chairman Henderson The motion passed 5 0. Member McBride made a motion to forward to the City Council a favorable recommendation regarding Zone Change request DSA , from R-3 (Multi- Family Residential) to B-4 (Community Services). Vice-Chairman Benedict seconded the motion. The following roll call vote was recorded: Member McBride Member Gentzkow Member Tucker Vice-Chairman Benedict Chairman Henderson The motion passed 5 0. Member Tucker made a motion to forward to the City Council a favorable recommendation regarding Zone Change request DSA , from R1a (Single- Family Residential) to R-3 (Multi-Family Residential) subject to the following Conditions of Record: 1) A minimum 30 landscape setback shall be provided along the south property line and shall include two rows of minimum 36 box trees planted in a triangulated pattern. One-half of the trees shall be an evergreen species. 2) An 6 ft. block wall (CMU or similar material approved by staff) shall be provided along the south property line Saguaro Street frontage; said wall to be located on north boundary of the Saguaro Street landscaping. Second and third story south facing balconies are prohibited along the south property line. Member Gentzkow seconded the motion. The following roll call vote was recorded: Member McBride Member Gentzkow

12 PZ Minutes Page 12 of 28 Member Tucker Vice-Chairman Benedict Chairman Henderson The motion passed 5 0. B. Request by Helena Chemical for the following land use approval for property located at 1055 N VIP Blvd.: 1. DSA : Major Site Plan request to add fertilizer storage and fertilizer blending facility to a vacant parcel. (Planner Laura Blakeman) Laura Blakeman, Planner came forward and presented a brief overview of the case as stated in the Staff Report. Mrs. Blakeman provided some history to the site stating that in 1965 the Valley Industrial Park was established with a map layout creating a vision for this area of an industrial park along VIP Blvd. However, this site was never platted as an Industrial Subdivision. In 1972, the site was annexed into the city limits of Casa Grande. In 1987 the site was zoned I-1 (Garden and Light Industrial). Mrs. Blakeman stated that the existing Helena Chemical building is located at 1107 N. VIP Blvd. and has been operating at this location since This existing Helena Chemical site abuts the proposed site to the north. There are industrial areas to the north, south, and east of the site and there is a residential subdivision (Western Manor) to the west. Mrs. Blakeman explained that Staff has discovered that the Western Manor Subdivision was platted and partially developed prior to this industrial area. Therefore, with this request Staff has considered how to make the proposed industrial use compatible with an existing residential subdivision. Mrs. Blakeman explained that the site is a 4.65 acre site. Their proposed hours of operation are Monday thru Friday from 7:00 a.m. to 5:00 p.m. and 7:00 a.m. to 12:00 p.m. on Saturday. Helena Chemical is proposing to construct both a dry fertilizer storage area and liquid tanks storage area. The dry fertilizer storage area is approximately 4,500 square feet with bins to separate the fertilizer. The proposed storage tanks will consist of 15-30,000 gallon fiberglass tanks. The proposal will also include a two foot containment wall surrounding the tanks for the protection of any chemical leakage. The site will also have some tanks for water storage. Mrs. Blakeman explained that the zoning for this site is I-1 (Garden and Light Industrial) which supports a wide variety of light industrial uses. However, the Zoning Code does not contain a specific land use category for the proposed use. However, Staff determined two land use types that are specifically listed in the land use table which are similar to the proposed Helena Company use. These uses are as follows: Liquefied petroleum gas storage and similar storage areas pursuant to uniform building and fire codes as adopted Exterior storage of goods and materials provided that all goods and materials are screened from view from adjacent properties and rights-of-way.

13 PZ Minutes Page 13 of 28 These uses are permitted in the I-1 (Garden & Light Industrial) zoning district and the proposed use would be a permitted use based on the basis that it is a similar use to these land use categories. Therefore, Staff determined that the proposed site plan for Helena Chemical is in conformance with the I-1 (Garden & Light Industrial) development standards. Mrs. Blakeman explained that Staff worked with applicant on mitigating any negative impacts due to the visual impact to the adjacent residential subdivision (Western Manor). The applicant is proposing the 15-30,000 gallon bulk tanks to be 35 ft. in height which meets the maximum height of the I-1 zone district. Staff worked with the applicant on moving back these storage tanks approximately 158 feet from the west property line and requiring the installation of a 30 ft. wide landscape buffer along this west property line with the landscaped buffer to contain 1 tree for every 20 ft. The tanks are designed to be beige in color to soften the visual impact of the tanks. Staff has also has also requested an 8 ft. block wall be constructed along the western boundary to help minimize those impacts to the Western Manor development. Mrs. Blakeman noted that Staff addressed some public concerns regarding potential chemical explosions. She stated that they can be addressed by the Fire Department. Mrs. Blakeman explained that notices were sent to property owners within 300 ft. within the project boundary. Staff also sent two notices, one during the Application in Review process and one notifying them of the Public Hearing. Staff received opposition from two property owners who live in the Western Manor residential subdivision west of the subject site. One additional was recently received in opposition which was not included in Staff Report. A copy of the was provided to the Commission. Mrs. Blakeman stated that Staff recommends the Commission approve Major Site Plan/Final Development Plan (DSA ) for Helena Chemical with the conditions and technical modifications as stated in the Staff Report. Member Tucker commented that he had a question he would like to address to the applicant. Member Gentzkow questioned what volume can be contained in the two foot containment wall being proposed. Mrs. Blakeman replied that the applicant could address this question. Vice-Chairman Benedict asked if there was any discussion of extending the block wall and the setbacks and foliage into the property that Helena Chemical is currently operating out of to the north. Mrs. Blakeman replied that there was some discussion but since the applicant is not

14 PZ Minutes Page 14 of 28 doing any site development to that specific site and this site stands on its own as a Major Site Plan, then that was not required. Vice-Chairman Benedict asked what the height of the tanks will be on the west elevation. Mrs. Blakeman replied that the tanks will be 35 ft. in height. Vice-Chairman Benedict asked for clarification on the location of the tanks on the map. Mrs. Blakeman provided clarification. Member McBride questioned if water tanks were comparable in size to the storage tanks. Mrs. Blakeman replied that they would be 35 ft. in height as well. Vice-Chairman Benedict questioned what is around the outside of the two foot containment wall showing on the map. Mrs. Blakeman responded that it is a concrete platform area for loading and unloading. Vice-Chairman Benedict questioned if the mixture that is going to be in the tanks for the blended liquid fertilizer will be outside of the containment wall. Mrs. Blakeman replied that he was correct. Chairman Henderson made a call for the applicant to come forward. Lee Tregaskes, Branch Manager, 4031 E. Forest Trail Circle, Mesa came to podium to address the Commission. Mr. Tregaskes stated that Helena Chemical has been in operation since 1973 and they have basically just outgrown their current facility. The business remains the same and the only change is in quantities. He stated that they have had fertilizer and plant nutrients in their warehouse since Mr. Tregaskes stated that they have tried to comply with all of the restrictions that Staff has presented because they have a sincere interest in the neighborhood properties of which Helena Chemical has as well. In that time since 1973 he does not believe that they have had any issues with the surrounding neighborhood. Mr. Tregaskes explained that the wall around the tanks is 125% of capacity of the largest tank and this wall will entirely enclose the tank area. He stated that no tanks will be outside the wall, including the water tank. In addition, Staff has suggested that traffic areas be paved and any other areas would have decomposed granite for dust control.

15 PZ Minutes Page 15 of 28 Member Tucker emphasized that they would be correct in stating that they are not doing anything different on the site, just increasing their quantity. Mr. Tregaskes replied that the operation is the same except that on their current site they do not have bulk storage of the materials. They will be using the same materials and there will be nothing hazardous that will be stored there. He stated that the Fire Marshall has been provided with the MSDS sheets showing what is being stored on the property. Member Gentzkow asked what the hours of operation will be. Mr. Tregaskes replied that they will be operating from 7:00 a.m. to 5:00 p.m. five days a week and on most Saturdays from 7:00 a.m. until noon. Member Gentzkow commented that with these hours there would not be a noise problem in the evenings or on weekends. Chairman Henderson asked if there would be any issue with smell. Mr. Tregaskes responded that there is no odor. Vice-Chairman Benedict questioned if the dry fertilizer storage will be on the north of the property. Mr. Tregaskes replied that it will be on the southeast corner of property. Chairman Henderson made a call to the public. Richard Gockenbach, 1303 W. Iris Place came to podium to express his concerns. Mr. Gockenbach stated that this project will be on the other side of his fence and he has security concerns as this will make it easier for somebody to jump the fence and steal from their yards as well as their houses. He is also concerned with the fertilizer and nitrates and the possibility of it catching on fire. He stated that he has concerns with the construction noise and the dust that will be stirred up. Director Tice responded that during construction, they will be required to obtain an Air Quality Permit from Pinal County for dust control. After Construction, the site will either be covered with decomposed granite or paved per the conditions of approval these conditions should eliminate any dust generation once the construction is complete Chairman Henderson stated that they will have the applicant address some of Mr. Gockenbach s concerns. Mike Withrow, 1302 W. Iris Place came to podium to express his concerns. Mr. Withrow stated that he smells the diesel and hears the noise and when as this plant

16 PZ Minutes Page 16 of 28 grows, he will no longer be able to have BBQ s in his back yard. He stated that he will be able to see the brick wall and the tanks. He has had his house broken in to and he feels that this will make it worse for him. He stated that he thinks that this project will be a bad idea. Chairman Henderson commented that he has been in and out of that neighborhood a number of times and that it would seem to him that there would be some concern about the wide open areas across his back fence that would concern him more than a developed property with a wall. Mr. Withrow replied that there are video cameras behind him pointed his way and he also has video cameras. He stated that with the wall going up, it will also kill the breeze that currently blows through the neighborhood. Ivy Collins, 1308 W. Iris Place came to podium to address her concerns. She stated that she has lived there since She has grandchildren and she is concerned with the chemical smell and what this project will do to the valuation of her home if this is built next to her. She is concerned with potential health issues with the children and the neighborhood. Chairman Henderson asked Ms. Collins if she can smell anything now. Ms. Collins replied that she can t smell anything. Chairman Henderson asked Director Tice if he could provide some information on the recently approved zone change near Western Manor. Director Tice explained that the Planning Commission recently approved a rezoning for a parcel that is at the northeast corner of Burris and Gila Bend Hwy next to the Western Manor Subdivision. He stated that as part of this rezoning, Staff required a block wall and some buffer landscaping similar to this to separate the residential from the commercial area. Member Tucker stated that it appears from listening to the neighbor concerns they seem to feel the block wall will adversely impact them. He asked if a block wall is required or if there are other options such as a chain link fence. Director Tice replied that the code does require that the external storage be screened. The code only specifies a 6 ft. wall but Staff asked applicant to increase to 8 ft. as a way to help the neighborhood and minimize the visual impact. Member McBride asked if the trees could be moved onto the outside of the wall. This would hide the wall from the residents. Director Tice replied that this could be done as part of the motion requesting a design change.

17 PZ Minutes Page 17 of 28 Member McBride commented that the trees could be ones that would stay green such as Evergreen trees. Director Tice replied that the Commission could amend the motion to request that a specific percentage of the trees be Evergreen. Vice-Chairman Benedict commented that his concern with a chain link fence would be the noise issue since this would be eliminating a big part of the noise buffer. He stated that there would be an increase in the noise with the truck traffic. Chairman Henderson commented that the chain link fence would not stop the noise like the block wall would. Dina Garcia 1307 W. Iris Place came to podium to express her concerns. She stated that she has extreme asthma and asked if this is going to affect her health in any way. She had some concerns regarding the noise. She stated that she can sometime smell the chemicals from Hexcel and it bothers her and it is further away. She commented that this will be in her back yard. Vice-Chairman Benedict asked her if she has smelled any of the chemicals from the current Helena. Ms. Garcia replied that she has not. She questioned if the wall will be from Hwy 84 all the way down to cover the Western Manor subdivision on the side where the houses are. Director Tice replied that the wall being proposed will be along the entire western boundary of the Helena Chemical site being considered but not all of the way down the entire boundary of the VIP industrial area. Teresa Davila, 1301 W. Lily Place came to podium to express her concerns. She stated that many of the residents in the Western Manor subdivision are Spanish speaking and could not understand the letters they received. Ms. Davila questioned why they don t build across by the Walmart Distribution. She commented that she smells all kinds of smells and that she is not sure where the smells are from. Adele Gockenbach, 1303 W. Iris Place came to podium to express her concerns. She stated that the Western Manor subdivision has 160 homes and that 35 notices were sent out by the Planning Department. Mrs. Gockenbach explained that about one half of the community is renters and since the letters were sent to the property owners, there are not very many residents at this meeting to express their concerns. She stated that she does not think that the Commission would appreciate a chemical factory being built in their back yards and depreciating the value of their homes and taking away their freedom of going out into their back yards with an unpleasant odor. She also expressed her concerns regarding the nitrates in the fertilizer and any

18 PZ Minutes Page 18 of 28 potential leakage that might get into the soil or their water. Chairman Henderson asked the applicant to come forward. Greg Smith, Western Division Area Manager Helena Chemical, Peoria came to podium to address question and concerns from residents. Mr. Smith stated that Helena Chemical Company has 300 plus retail locations across the United States. They implemented a no nitrate policy on all of the facilities about ten years ago. They do not sell any nitrate fertilizers. Mr. Smith explained that as far as smells, the liquid fertilizer and the dry fertilizer will be the only chemicals that will be on this site and there is not any odor of any product that they will have there. Mr. Smith explained that they also sell chemicals but strictly fertilizer will be sold on this site. The agricultural chemical warehouse is on the existing facility. The expansion will be for the liquid and dry fertilizer and there will be no expansion to the agricultural chemical site. Chairman Henderson asked Mr. Smith to address noise concerns. Mr. Smith replied that they have peak seasons in agricultural which are usually in the spring and fall. He explained that currently with the proposed conditions, there should not be any more noise than any of the other properties around there. There will be electric motors running that pump the liquid fertilizer into the trucks and these trucks will come in and fill up and leave. There will not be any major engines running Chairman Henderson asked Mr. Smith if he would approve the changes if the Commission added the condition to move the trees to the other side of the block wall. Mr. Smith replied Yes. He explained that originally they proposed a chain link fence with slats. Mr. Smith stated that that the block wall would be better to address the noise concern but the chain link with the slats may be a better option. He stated that he also agrees with moving the trees to the other side to make it more aesthetically pleasing. Member McBride asked if they store any type of fuel on the site. Mr. Smith responded No. They do not fuel on site. They have fuel cards to fuel their trucks. Mrs. Smith addressed a couple of questions from the audience regarding security issues. Member Gentzkow commented that there is industrial up against a residential but it seems like Helena Chemical is making the best effort to be a good neighbor. It is zoned I-1 (Garden and Light Industrial) and they have a right to put something there and he feels that they have done a nice job. Vice-Chairman Benedict questioned if we are creating more chance of criminals hiding

19 PZ Minutes Page 19 of 28 out in the bushes in the alley than if there was a block wall there. He asked which way would be better as far as safety goes. Member McBride replied that he deals in surveillance for a living and there is no real difference on which side the trees are. He stated that somebody will hide behind whatever they can find whether it be a wall or a tree. Member McBride stated that the surveillance system should take care of this issue. He stated that the biggest issue would be the aesthetics where families are not looking at a block wall but trees which look better and the sound being reduced by the block wall. Member McBride made a motion to approve Major Site Plan/Final Development Plan (DSA ) for Helena Chemical with the following Conditions and Technical Modifications with stipulation of changing the wall from one side to the other on the west side of the property; to put the trees on the residents side wall on the side that belongs to Helena Chemical. 1. A final landscape plan shall be submitted an approved prior to the issuance of the building permit. 2. The half street flow from VIP Boulevard must be brought to associated retention basin using appropriate storm drainage conveyance infrastructure system. Final design to be included on the Site Development Permit. Technical Modifications: 1. Remove Conceptual from the site plan. 2. The Preliminary Landscape Plan be revised to reflect a minimum 30 foot landscaped setback containing 1 tree per 20 feet along the entire western property line with a 8 ft. block wall sited along the eastern (property side) boundary of said landscape buffer. 3. The Preliminary Landscape Plan shall be revised to eliminate the Proposed 8 foot CMU wall along the west property boundary of the existing Helena site. 4. The Preliminary Landscape Plan shall be revised to eliminate the Proposed concrete sidewalk along VIP Boulevard for the existing Helena Chemical site. 5. Update the Site Data Table to show the parking calculation per city code and to include the total required parking spaces and the total of parking spaces provided Member Gentzkow seconded the motion. The following roll call vote was recorded: Member McBride Member Gentzkow Member Tucker Vice-Chairman Benedict Chairman Henderson

20 PZ Minutes Page 20 of 28 The motion passed 5 0. C. Request by United Engineering on behalf of RMG Marabella LLC for the following land use approval on approximately 104 acres located south of McCartney Rd, generally located south of where Palomino Parkway terminates at McCartney Rd (APN #s A, , A, C): 1. DSA : Preliminary Plat to divide the property into 277 single- family residential lots, identifying future rights of way, tracts and easements. (Planner James Gagliardi) James Gagliardi, Planner, came forward and presented a brief overview of the case as stated in the Staff Report. Mr. Gagliardi stated that this is a Preliminary Plat request for the Marabella Subdivision. He explained that in February 2015, the PAD Amendment was brought before the Commission for their approval. This PAD Amendment amended the zoning to realign Henness Rd. so that it is contained exclusively within the Marabella Subdivision. Also, the area towards the northeast of their site which was designated for commercial use in the Marabella PAD Amendment had removed that piece of commercial and, as a result, it became exclusively single-family residential with the Henness Rd. realignment. Mr. Gagliardi stated that this Preliminary Plat is the next step to the development process. Mr. Gagliardi explained that the Preliminary Plat being proposed will divide the property into 274 single-family residential lots. The applicant is proposing to split the lots up into three phases; Phase 1 would include 104 single family lots ranging in size from sq. ft. to 12,850 sq. ft., and 11.3 acres of open space to be provided. Phase 2 would include 70 lots ranging from 8,031 sq. ft. to 16,648 sq. ft. and 5.5 acres of open space. Phase 3 would include 100 lots ranging in size from 6,325 sq. ft. to 13,618 sq. ft. and 8.72 acres of open space. Mr. Gagliardi explained that with this Preliminary Plat request will be Right of Way dedication. There would be additional Right of Way provided along McCartney Rd. to the north. Henness Rd. is another major arterial similar to McCartney Rd. Henness Rd. is 140 ft., wide throughout the subdivision. There are also two collector roads being proposed that would eventually tie into development as it occurs to the south to provide connectivity. Mr. Gagliardi explained that submitted with the Preliminary Plat was a Traffic Impact Analysis to assess of the impact of adding the proposed number of new dwelling units would have traffic wise and a Preliminary Utility and Drainage Report for evaluation by City Engineering. Mr. Gagliardi stated that should this Preliminary Plat be approved by the Commission, the next step would be the submittal of Final Plats. With the project being in three phases, it is anticipated that they would submit a Final Plat for each of the proposed Phases and with any Final Plat submittal, there would be Final Utility and Drainage Reports to be reviewed by City Engineering. There would also be Public Improvement Plans submitted at that time. Prior to implementation of the subdivision,

21 PZ Minutes Page 21 of 28 Staff would review and issue permits for the construction of the subdivision improvements and then building permits would be issued Mr. Gagliardi overviewed the review criteria which were addressed in the Staff Report. This criterion ensures adequacy with City development regulations and compatibility with surrounding infrastructure. Mr. Gagliardi explained that this is a single-family PAD (Planned Area Development). The applicant is proposing single-family residential lots. This design standard requires a minimum lot width of 55 ft. There is no lot proposed within this subdivision that is less than 55 ft. There is also a minimum lot size requirement of 6000 sq. ft. The smallest lot proposed within the subdivision is There is also a balance of lot size requirements which require that for every lot less than 7000 sq. ft., there has to be an equal number of lots 8000 sq. ft. or over. Within the subdivision 131 lots are less than 7000 and 131 lots are greater than Mr. Gagliardi stated that in conjunction with a recent PAD amendment the applicant did receive approval by the City Council for one deviation to the Residential Design Standards for one side yard setback to be 5 ft. (10 ft. was required) and one side yard setback to be 10 ft. Mr. Gagliardi explained that there is also a height restriction limiting the height to single story for those lots abutting McCartney Rd. and the City of Casa Grande Fire Station. Also, those lots that back onto McCartney Rd. were limited to a single story as well because McCartney Rd. is a major arterial and has an interchange with I-10 which is a high traffic area. The one-story requirement was put in place to help mitigate any negative impact the noise from the Fire Station and arterial road would have on the future homes in this area, A note has been placed on the Preliminary Plat which limits the heights of these homes as required in the Marabella PAD. Mr. Gagliardi explained that a minimum of 20% open space is to be provided within the Marabella PAD. Typically, this requirement is 15%. The amount of open space proposed within the Marabella PAD is 24 ½% open space which exceeds this requirement. Mr. Gagliardi explained that this area is within the Neighborhoods land use category of the General Plan and within this category there is a target density of a maximum of four dwelling units per acre. The Marabella development proposes a density of 2.6 dwelling units. Also within this area there are two regional trails identified in the Regional Trail Master Plan. There is the Pipeline Regional Trail which is proposed to be constructed within the open space tracts of Marabella. This trail will be a 10 ft. wide concrete meandering path through this area. There is also the McCartney Regional Trail which would also be provided in a tract adjacent to the McCartney Rd. right of way along the Marabella frontage. These trails would be constructed and maintained by Marabella. This trail would be an 8 ft. wide decomposed granite path that meanders within a 15 ft. tract adjacent to McCartney Rd. Mr. Gagliardi explained that there is an added condition of approval which was added after the Staff Report which requires the development of Marabella to install gates where the Pipeline Trail abuts the adjacent