Planning and Zoning Commission STAFF REPORT AGENDA # TO: FROM: PLANNING AND ZONING COMMISSION Joseph Horn, City Planner MEETING DATES: August 4, 2016 SUBJECT: Gino Tarantini zone change requests REQUEST Request by Gino Tarantini for properties located generally south of Cottonwood Lane on both sides of the N. Lewis Street intersection (APN # s 504-15-001G, 504-15-001H & 504-15-001J): DSA-16-00038: Zone Change from I-1 (Garden & Light Industrial) and R1a (Single Family Residential) to 1-2 (General Industrial. DSA-16-00039: Zone Change from R-3 (Multi-Family Residential) to B-4 (Community Services). DSA-16-00040: Zone Change from R1a (Single Family Residential) to R-3 (Multi- Family Residential). APPLICANT Gino Tarantini 7471 E Monterra Way Scottsdale, AZ 85266 gtarantini@gmail.com 1
HISTORY December 8, 1986: Zone Change from B-2 (General Business), I-1 (Light Industrial), and R-4 (Mobile Home Subdivision) to P.U.D (Planned Unit Development). CGPZ-053-086 September 18, 1998: September 18, 1998: April 1999: April 2001: December 2, 2004: December 2, 2004: February 3, 2005: June 9, 2005: December 7, 2006: General Plan Amendment from LI (Light Industrial) to MDR (Medium Density Residential), LI (Light Industrial), and TB (Transitional Business). CGPZ-049-098 Zone Change from PAD to R-2 (Multi-Family Residential), I-1 (Garden and Light Industrial), and B-2 (General Business). CGPZ-049-098 Preliminary Plat approved for The Cottonwoods a subdivision including 61 single-family lots and a 9.98 multi-family tract. Final Plat approved and recorded for The Cottonwoods a subdivision including 61 single-family lots and a 7.58-acre lot for multi-family development (Parcel 1). Zone Change from R-1 (Single-family Residential), R-1A (Single-family Residential), R-2 (Multi-family Residential), R-3 (Multi-family Residential), R-4 (Mobile Home Residential), B-2 (General Business), and I-1 (Garden and Light Industrial) to R-1A (Single-Family Residential), R-3 (Multi-family Residential), and B-2 (General Business) for a proposed mixed-use development CGPZ-143-004 Preliminary Plat for a proposed residential development known as The Cottonwoods, Phases II, III, and IV on 49 acres. CGPZ-144-004 Preliminary Plat for the creation of a 144 residential lots, known as The Cottonwoods, Phase V for portions of A.P.N. 504-15-001H. CGPZ-029-005 Preliminary Plat for the creation of a 355 residential lots, known as The Cottonwoods, Phase II through V for portions of A.P.N. 504-15-001G and 504-15-001H. CGPZ-081-005 Preliminary Plat for the creation of a 10 lot industrial park for A.P.N. 504-15-001J. CGPZ-289-006 2
PROJECT DESCRIPTION SURROUNDING LAND USE AND ZONING Site North General Plan Designation Manufacturing/Industry Manufacturing/Industry Existing Zoning R-1a (Single Family Res) R-3 (Multi Family Res) I-1 (Garden and Light Industrial) I-2 (General Industrial) B-2 (General Business) Current Uses Undeveloped land Junkyard Storage Yard East Community Center R-1a (Single Family Res) Residential South Manufacturing/Industry I-1 (Garden and Light Industrial) Undeveloped land West Manufacturing/Industry I-1 (Garden and Light Industrial) Undeveloped land VICINITY MAP 3
ZONING MAP Existing Zoning ZONE CHANGE REQUEST EXHIBIT - Proposed Zoning DSA-16-00039 DSA-16-00040 DSA-16-00038 4
Overview The property owner is requesting a zone change on three (3) parcels containing a total of 126 acres generally located on the south side of Cottonwood Lane between Thornton Rd. and Lewis Street. The specific zone change request for each of these parcels is as follows: 1) Parcel 1 -Zone Change from R1a (Single Family Residential) to R-3 (Multi-Family Residential) for a 7.58 acre parcel located at the southeast corner of the Cottonwood Lane and Lewis Street intersection. (DSA-16-00040). 2) Parcel 2- Zone Change from R-3 (Multi-Family Residential) to B-4 (Community Services) for a 12.64-acre parcel located at the southwest corner of the Cottonwood Lane and Lewis Street intersection (DSA-16-00039). 3) Parcel 3 - Zone Change from I-1 (Garden & Light Industrial) and R1a (Single Family Residential) to 1-2 (General Industrial for a 105.76 acre parcel located generally west of Lewis Street, south of Cottonwood Lane and east of Thornton Rd. Parcel 1 is located within the Community Center land use category of the General Plan while Parcels 2 & 3 as located within the Manufacturing/Industry land use category as Lewis Street is the dividing line between these two General Plan land use categories. The Cottonwoods Subdivision, a single-family residential neighborhood, is located along the east side of Lewis Street. Parcel 1 borders the Cottonwoods Subdivision to the north and Parcels 2 and 3 border the neighborhood to the west. The applicant previously submitted a request for a Zone Change in May of 2015. Staff scheduled a neighborhood meeting on the original zone change request to provide details of the project to the public and to receive neighborhood input. At this neighborhood meeting residents of the adjacent Cottonwoods subdivision raised concerns over the following aspect of 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 After evaluating the public input, city staff and the applicant developed some specialized development standards that will mitigate potential negative impacts the future industrial development of this property might have on the adjoining residential neighborhood. The applicant agreed to these specialized development standards and has modified the zone change requests accordingly. 5
Cottonwoods Residential CONFORMANCE WITH ZONE CHANGES REVIEW CRITERIA 17.68.480 In accordance with Section 17.68.480 of the Zoning Code the Planning and Zoning Commission shall consider the following in review of Final Development Plan: That the proposed use shall be in conformance with the General Plan; 1. The action is consistent with the City s General Plan; including, the goals, policies and applicable elements. The requested Zone Changes are in conformance with the General Plan 2020. Parcels 2 & 3 are located within the City s Manufacturing/Industry General Plan Land Use Designation and both I-2 and B-4 zoning is allowable within these zone districts. Parcel 1 within the Community Center designation which allows for R-3 zoning. The area for the proposed requests lies within the Phase 1 (Primary Growth Areas) of the General Plan 2020. The City has seen substantial development in the industrial core and this site has good access to sewer infrastructure, an arterial roadway (Maricopa/Casa Grande Highway) and potential rail access, which will facilitate future industrial development. 6
2. A rezoning conforms to the General Plan if it proposes land uses, densities or intensities within the range of identified uses, of the General Plan. The request for these Zone Changes are all allowable zone districts within the land use categories of the General Plan. As required by the General Plan, staff has evaluated whether the proposed zoning is compatible and appropriate with the surrounding land uses. Taking special account of the Cottonwoods single-family residential neighborhood to the east (across Lewis Street). Goal C-4.8. of the General Plan is to Encourage compatible land uses within the Planning Area and General Plan Policy C-4.8.1 directs us to Minimize land use conflicts. Both of these General Plan Goals and Policies should be considered in making decisions regarding rezoning and other land development proposals. Staff finds that the proposed I-2 zoning and the resulting future industrial development will likely not be compatible with the adjacent single-family neighborhood and will create land use conflicts unless measures are taken to improve the compatibility and transition between these two very different types of land uses. Staff has recommended the following Conditions of Record be imposed on the Parcel 3 rezoning (DSA-16-00038) as specialized development standards that are necessary to ensure that the future industrial development will not have adverse impacts upon the adjacent residential neighborhood (See attached graphic): 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 curbline 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 60' of length. 3) Buildings 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 Staff feels that with the implementation of these conditions, compatibility with the adjacent existing residential neighborhood will be achieved. Additionally, staff recognizes that Maricopa/Casa Grande Highway is considered as a major gateway into the city. With this in mind staff recommended to the applicant that they provide an alternative to the originally proposed I-2 (General Industrial) zone to abut the highway. Staff and the applicant felt that the B-4 (Community Services Zone) would be the 7
best option as it allows for the provision of both commercial and limited light industrial type uses that can provide needed services within this area of the City. B-4 development also typically includes land uses that have a positive visual impact. Staff is also recommending that the following Conditions of Record be adopted with the R-3 zone change for Parcel 1 (DSA-16-00040) in order to ensure that any multi-family developed this site is compatible with the existing adjacent single-family homes to the south: 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 8 block wall (CMU or similar material approved by staff) shall be provided along the south property line. 3) Second and third story south facing balconies are prohibited along the south property line. 3. The proposed zone change is necessary and proper at this time to meet the land use needs of the residents of the city. These Zone Changes will be beneficial to the city as this site is better suited for B-4 (Community Services) and I-2 (General Industrial) zoning than it is for its current zoning of residential uses. Additionally, the northeast portion of the site is a good opportunity to add R-3 (Multi-Family Residential) and stay compatible with the single family residential to the south. GENERAL PLAN 8
PUBLIC NOTIFICATION/COMMENTS Notification Public hearing notification efforts for this request meet and exceed those requirements set out by City Code. They include: A notice of time, date, place, and purpose of the public hearing was published in the Casa Grande Dispatch on July 20, 2016. A notice was mailed on July 19, 2016 to each owner of property situated within five (5) hundred feet of the site. An affidavit confirming this mailing is within the project file. Three (3) signs were posted by the applicant on each of the parcels proposed for rezoning on July 20, 2016. An affidavit confirming this posting was also supplied by the applicant. Inquiries/Comments A public meeting was held on January 12, 2016 with 5 residents signing in to oppose the initial proposed zoning plan. A handful of other residents attended without signing in. A petition against the proposed initial zoning was signed by 22 nearby residents and provided to the planning staff. Multiple phone calls and two emails have been received opposing the initial zoning proposal. No public comments have been received as of the writing of this staff report on the revised zoning proposal with the specialized Conditions of Record. STAFF RECOMMENDATION Staff recommends the Commission forward a recommendation to City Council to approve the Zone Change request DSA-16-00038, from I-1 (Garden & Light Industrial) and R1a (Single Family Residential) to 1-2 (General Industrial) subject to the following Conditions of Record: 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 curbline 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 60' of length. 9
3) Buildings 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 Staff recommends the Commission forward a recommendation to City Council to approve the Zone Change request DSA-16-00039 from R-3 (Multi-Family Residential) to B-4 (Community Services). Staff recommends the Commission forward a recommendation to City Council to approve the Zone Change request DSA-16-00040 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 8 block wall (CMU or similar material approved by staff) shall be provided along the south property line. 3) Second and third story south facing balconies are prohibited along the south property line. Exhibits: A. Original Zone Change Submission B. Proposed Zoning Exhibit C. Lewis/Schultz Street Landscape Buffer D. I-2 Allowed Uses E. Noise Limitations F. The Cottonwoods Final Plat 10
Exhibit A - Original Zone Change Submission 11
Exhibit B - Proposed Zoning Exhibit 12
Exhibit C Lewis/Schultz Landscape Buffer for DSA-16-00038 (Parcel 3) 13
Exhibit D Modified Permitted and Conditional Uses 14
Exhibit E Noise Condition 15
Measured from: At any point along the property line or within the premises of a receiving residential land use Maximum noise: 50 dba from 8pm 6am 60 dba from 6am 8pm Measurement duration: Noise level is not permitted to exceed the maximum noise standard for more than 15 minutes in duration. Measured with: Exemptions: Sound level is to be measured in decibels using an A-weighting network The following uses and activities shall be exempt from noise level regulations: 1. Air-conditioning, pool and spa equipment when it is functioning in accord with manufacturer's specifications and is in proper operating condition 2. Lawn maintenance equipment when it is functioning in accord with manufacturer's specifications 3. Noises of safety signals, warning and alarm devices, emergency generators, emergency generators, storm warning sirens, emergency pressure relief valves or horns and the authorized testing of such equipment; 4. Noises resulting from any authorized emergency vehicle when responding to an emergency call or acting in time of emergency; 5. Noises resulting from emergency work; 6. All noises coming from the normal operations of railroad trains; 7. Noises of church chimes; 8. Noises created by aircraft; 9. Road and street noise generated from the normal operation of traffic; Exhibit F The Cottonwoods Final Plat 16
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