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HomeMy WebLinkAboutPZ.2020.0309.Minutes TOWN OF FOUNTAIN HILLS MINUTES OF THE REGULAR MEETING OF THE FOUNTAIN HILLS PLANNING AND ZONING COMMISSION MARCH 9, 2020 1. CALL TO ORDER, PLEDGE OF ALLEGIANCE AND MOMENT OF SILENCE — Chairman Hansen Chairman Hansen called the meeting of the Fountain Hills Planning and Zoning Commission, March 9, 2020 to order at 6:00 p.m.and led the Commission and staff members in the Pledge of Allegiance and a Moment of Silence. 2. ROLL CALL —Chairman Hansen Present: Commissioner Susan Dempster; Commissioner Clayton Corey; Vice Chairman Peter Gray; Chairman Erik Hansen; Commissioner Scott Schlossberg; Commissioner Dan Kovacevic Staff Development Services Director John Wesley; Executive Assistant Paula Woodward Present: 3. CALL TO THE PUBLIC None. 4. CONSIDERATION OF approving the meeting minutes of the Regular Meeting of February 13, 2020. MOVED BY Commissioner Dan Kovacevic, SECONDED BY Commissioner Clayton Corey to approve the Planning and Zoning Commission meeting minutes dated February 13, 2020. Vote: 6 - 0 - Unanimously 5. HOLD A PUBLIC HEARING AND CONSIDERATION OF rezoning approximately 0.41 acres located at the southwest corner of E. Parkview Avenue and N. Verde River Drive (AKA 13040 and 13048 N. Verde River Drive; APN's 176-08-977 and 176-08-976) from C-2-ED - Intermediate Commercial Zoning District with the Entertainment District Overlay to C-3-ED - General Commercial Zoning District with the Entertainment District Overlay. Development Services Director John Wesley reviewed the applicant's request, noting that it was to allow rezoning approximately .41 acres located at the southwest corner of East Parkview and North Verde River Drive from C-2-ED - Intermediate Commercial Zoning District with the Entertainment District Overlay to C-3-ED - General Commercial Zoning District with the Entertainment Overlay. Mr. Wesley explained that the property is currently vacant and the property owner would like to have an indoor, climate controlled, multi-story, mini storage facility built on the property. Under the zoning ordinance, a storage facility is allowed in a C-3 district. Since the property is in a C-2 district, a rezoning would need to take place. He then gave a PowerPoint presentation, which addressed: LOCATION MAP Planning and Zoning Commission Meeting of March 9, 2020 2 of 8 PROJECT INFO TENTATIVE DEVELOPMENT PLAN STAFF RECOMMENDATIONS Mr. Wesley concluded that the proposed project was not appropriate for this location. Rezoning must be consistent with the General Plan or the Town Center Specific Plan. It is not consistent with the goal to grow a vibrant town center. The tentative project is attractive but does not provide the street scape benefits required. Staff recommends denial. Mr. Wesley explained the Commissions options were to: approve the project as submitted, approve with conditions to address site needs, continue to a future meeting for further discussion or deny a recommendation to Town Council. Don Andrews of Andrews Design Group addressed the Commission. He said his firm services include retail, restaurants, industrial facilities, senior care and anything that is not a public building. He said that as communities densify with an increase in apartments, multi-family housing and population, many areas are finding an increase in the need for self-storage. People want to store their items close to where they live and are using storage units to keep them easily accessed. Commercial businesses are using storage facilities because they do not want to take up a portion of their business real estate for dead storage. This project is a climate-controlled storage that is monitored 100% of the time. The individual lockers are alarmed and security cameras are used. Security measures could include fingerprint entry or identification badges. The architecture takes into account location and designed to resemble an office building with multiple floors, (four stories) a decorative architectural facade and landscaping. This type of design has more curb-appeal than the traditional storage facilities. Mr. Andrews asked the commission to consider recommending a C-2 use with a text amendment to the zoning ordinance or some type of special use. The applicant was open to suggestions from the Commission to make this project work. Commissioner Schlossberg asked about the expected gross revenue for the town, the number of employees, and the project cost. Mr. Andrews said that there would be 3 —4 employees and the cost of the project is around five million. The revenue expectation is $83,000 per month but that does not take into account the commercial aspects such as selling boxes and supplies. Commissioner Corey asked about the outdoor lighting since Fountain Hills is a Dark Sky Community and what are the projects first-floor plans. Mr. Andrews replied that the project would comply with the Dark Sky Ordinance. He said he was familiar with the lighting restrictions as he worked in other cities and towns similar to Fountain Hills lighting requirements. Since the project is in the downtown area where walk ability is so important, a first-floor coffee shop or cafe would fit in with the town center concept. Commissioner Dempster asked for information regarding the parking and accessibility details. Mr. Andrews referenced the PowerPoint presentation to show available parking. He said the average trip generation showed people spend 15-25 minutes. Vice Chairman Gray asked about a drive-thru design. Mr. Andrews said that a drive-thru was not an option because of the grades. The grade variation moved too much for a drive-thru/pull-thru. Usually a pull-thru facility is associated with larger properties. Planning and Zoning Commission Meeting of March 9, 2020 3 of 8 Vice Chairman Gray asked if the Town's Economic Development Department weighed in on the project. James Smith, Economic Development Director, replied that he and the financial services group prepared an analysis of the potential town revenue. The result was estimated to be $23,000 to $30,000 annually in sales tax revenue. The sales tax would be from charging a sales tax on the rental rate and sales tax for the supplies. Vice Chairman Gray stated he does not have an issue with the project but expressed concern that it lands in the center of the downtown area. He asked if there are other parcels located elsewhere in town that would be a better fit for this project. Also was it an option for a vehicle drive in, pull down door, unload items and then depart? Mr. Wesley said that this was primarily a zoning case with a tentative plan that could change as the final plan is submitted. Mr. Andrews replied that the drive-in, pull down has been successful for several facilities. If need be the roll up doors and two loading spaces can be positioned where cars can move in and unload without being seen from the outside. Mr. Wesley referenced a map showing the adjacent areas to the overlay. There are other properties in town that could handle this project. The project use itself is beneficial to the town. The building design and architecture are attractive. However, this is not the right location for this project. Chairman Hansen confirmed with Mr. Wesley that there is a town specific plan that is still in effect and there is no replacement for that plan. It includes Verde River Drive and Avenue of the Fountains as the primary pedestrian oriented areas with retail and restaurants. The entertainment overlay 2016 was created initially to address noise, allow for entertainment opportunities and recently to include more options for housing. Mr. Wesley also confirmed the 1993 zoning ordinance did not include the shopping center plaza plan. Mr. Wesley reminded the commission of the three letters received regarding the project. One letter was in support of the project and two letters opposed the project. In response to Vice Chairman Gray, Mr. Wesley said that if the recommendation is to change the zoning from C-2 to C-3 there is no mechanism in place to convert back to a C-2 zoning district. Commissioner Corey commented that this is a very visible area especially since the Fountain Hill's Visitors Center is located near the project site. Sarah Bashaw, owner of El Dorado Animal Hospital, stated she opposed the zoning change request. The animal hospital is located adjacent to the project site. This project does not fit into the Downtown Area Specific Plan adopted in 2009. The plan states "as the core of the downtown with a wonderful and comfortable atmosphere for strolling, sight-seeing and shopping. This corridor is designed to evolve into Fountain Hills premier shopping destination for residents and a "must-see" magnet for visitors." Ms. Bashaw said she does not see how a storage facility would be a magnet for visitors. The C-3 zoning would open up the door for the property to be used for any of the C-3 zoning options such as storage of boats, aircraft and a lumberyard. The goal of the downtown plan is to increase the amount of foot traffic to the area. Bob Mandel, Fountain Hills resident, said he is in favor of the project. This is an opportunity to Planning and Zoning Commission Meeting of March 9, 2020 4 of 8 bring a vibrate business to town. Robin Brand, Fountain Hills resident, said she is in favor of the project. There is a need for climate- controlled storage. She said incoming projects such as Keystone and the existing Park Place will drive up the demand for storage areas. People need a place to store their stuff. This would be convenient and centrally located to business and residents. Alice Hovey, Fountain Hills resident, spoke in favor of the project. She said she down sized and a facility like this was utilized when she lived in another town. Chairman Hansen closed the public hearing. Commissioner Kovacevic asked what a special use permit would entail in a C-2 zoning district. Mr. Wesley replied that currently in the code the only permitted use for a mini storage is in the C- 3 district. A text amendment would be required to go before the Commission and Town Council for approval. At that point that applicant would submit a proposal. Mr. Wesley said he agreed with the applicant that the nature of the mini storage business has evolved over the years and the zoning code has not been updated for many years. Vice Chairman Gray asked the El Dorado Animal Hospital owner Sarah Basha if she had an opinion on C-2 zoning with exceptions. Ms. Basha said her concerns are not only the zoning change from a C-2 to C-3 zoning district but expressed concern regarding the lot space, use and the tentative plan to use the entire property. The building height would impart pressure on the existing businesses. The drive- thru situation that Mr. Andrews discussed would be more ideal. Mr. Andres said that the applicant would prefer a text amendment over the C-3 zoning change. Vice Chairman Gray moved to table the item so staff could do more research for options. Mr. Andrews suggested to the Commission that the motion include specific direction to staff otherwise there is nothing for the applicant and staff to work out. MOVED BY Vice Chairman Peter Gray, SECONDED BY Commissioner Dan Kovacevic to TABLE Case Z2020-01 with the direction to staff to look at options in language to modify the existing ordinance to include indoor mini storage under the condition of a Special Use Permit along with the commercial components at grade and the load/unload details. Vote: 5 - 1 NAY: Chairman Erik Hansen 6. HOLD A PUBLIC HEARING AND CONSIDERATION OF rezoning approximately 1.62 acres located north of the northeast corner of N. Saguaro Boulevard and E. Shea Boulevard (AKA 9637 N. Saguaro Boulevard; APN # 176-10-805) from C-1, Neighborhood Commercial and Professional Zoning District to C-2, Intermediate Commercial Zoning District. (Case Z2019-04) Planning and Zoning Commission Meeting of March 9, 2020 5 of 8 Mr. Wesley said that this item was continued from the February 12, 2020 Planning and Zoning Commission meeting to allow the applicant to review the request with neighbors. Several residents of the adjacent Monterra Ranch development attended the February meeting and expressed concerns about the proposal. Mr. Wesley gave a PowerPoint presentation, which addressed: LOCATION MAP PROJECT INFO TENTATIVE DEVELOPMENT TENTATIVE LANDSCAPING TENTATIVE ELEVATION BUILDING HEIGHTS STAFF ANALYSIS COMMISSION OPTIONS STAFF RECOMMENDATIONS The proposed projects location is a parcel that is a little over an acre. The parcel is currently vacant with the surrounding parcels developed. The request is to build a three-story hotel with sixty- seven rooms. Hotels are allowed in the C-2 and C-3 zoning. The applicant is asking for a rezone to C-2 since this parcel is currently zoned C-1. Adjacent to the location is a residential area with townhomes zoned R-5 PD. The hotel parking would be on the southside of the building and the backside would remain open for emergency access. Landscaping (Trees) is proposed along the property line between the townhomes and the hotel. The trees would act as a buffer between the two properties. In response to some of the neighborhood concerns the height of the building was reduced. The General Plan designates the area for commercial uses and mixed uses. The plan also references preserving existing neighborhoods. The C-1 zoning has restricted operating hours while C-2 can operate 24 hours. Once the property is rezoned C-2, it can be used for any designated C-2 zoning uses. Staff has some concern regarding the trees acting as a buffer between the hotel and the residential townhomes. The trees would hang over the townhome owners' properties. The space between the trees and the hotel is very narrow. Mr. Wesley concluded by saying the commission had a few options regarding their recommendation. The commission could: approve as submitted, approve with conditions, continue or deny the case. Staff is recommending denial of the proposed rezoning because of the impact C-2 zoning could have on this area. Mr. Wesley noted that the agenda packet contained Emails from the public in opposition of the project. Wendy Riddell, Berry Riddell LLC, on behalf the applicant gave a PowerPoint presentation, which addressed: REQUEST GENERAL PLAN LAND USE MAP GENERAL PLAN IDENTIFIED GROWTH AREA GENERAL PLAN EXISTING LAND USE SUMMARY APPLICABLE GP VISION, GOALS AND OBJECTIVES SITE PLAN ELEVATIONS C-2 ADJACENT TO RESIDENTIAL ON SHEA COMMUNITY CONCERN: VIEWS, TRAFFIC, NOISE NEED FOR ADDITIONAL LODGING Ms. Riddell said the proposed hotel is a Fairfield Inn by Marriott. Marriott was named 17th of Fortune's list of most admired companies. The proposed hotel is an upscale, contemporary brand limited service hotel. The request is to change the zoning from C-1 to C-2 specifically to build a hotel. If the hotel is not built in 12 months there is revisionary language in the stipulations that it revert back to C-1 zoning. This site is consistent with the General Plan. The General Plan has identified this area as a commercial growth area. The town should encourage growth in-fill areas in close proximity to shopping facilities, recreation and existing infrastructure. This has been an active community process. She thanked the neighbors for Planning and Zoning Commission Meeting of March 9, 2020 6 of 8 attending the community open house. After hearing the concern of height, the building was reduced by ten feet. The building entrance and activity is oriented away from the condominums and placed to the north. Ms. Riddell pointed out that the Tractor Supply store in town is adjacent to single family residential. She said that multi-family housing should act as a buffer between residential and commercial areas, as pointed out in the Town's General Plan. Ms. Riddell concluded that there is not enough lodging in Fountain Hills compared to other cities and towns. The bed tax alone would be $150,000 annually to the Town of Fountain Hills. Commissioner Corey asked about the back of the hotel. Ms. Riddell said there are windows that slide open. There are doors on the ground level that would exit toward Saguaro Blvd. Commissioner Dempster asked about the lack of parking with the number of rooms and employees. Ms. Riddell replied that there is a share parking agreement with the overall center. Offices and hotels have proven to be very good synergistic uses. Office workers leave for the day and hotel guests arrive in the evening. In response to Commissioner Schlossberg, Ms. Riddell replied the distance from the wall near the condominiums to the hotel is forty feet. Vice Chairman Gray asked if other Fountain Hills locations were considered for the hotel. Ms. Riddell said that her client did look at other locations. He ultimately worked with the prior Director and this was deemed to be a good suitable location. Commissioner Corey asked how was the building height reduced. Ms. Riddell and Peter Jacobson explained that the height was reduced by; shortening the floor plate, changing to a different HVAC system, and reducing the height of the parapet wall. Vice Chairman Gray asked where deliveries and refuse would take place. Mr. Jacobson said that the delivery drop offs would take place at the front entrance or the parking on the east side of the building. The refuse collection is located in the northeast corner of the site. Chairman Hansen asked besides the height concern was there any other action that resulted from the community open house meeting. Ms. Riddell said the meeting took place a week ago. Attendance was around 15-16 people. Some of the results for example were ensuring there are cameras on the outside of the building, night security and working with goggle map to ensure Monterey Drive is not shown as a cut through. The following spoke in opposition to the project: Rose Agouti, Duane Libhart, Larry Meyers, Maria Pettit, Steve Domine, Ed Stizza, Bob Stasser and Bob Shelstrom. Commissioner Dempster asked what are the hotel amenities. Ms. Riddell said that there will be a limited service breakfast and a gym. This property will not have a restaurant. Planning and Zoning Commission Meeting of March 9, 2020 7 of 8 Vice Chairman Gray asked about the cost of renting the room and the amount of parking spaces. Ms. Riddell said the price point is similar to the other hotels in town and there are sixty parking spaces. The maximum number of employees at any given time would be ten with the very least amount being two employees. MOVED BY Vice Chairman Peter Gray, SECONDED BY Commissioner Scott Schlossberg to forward a recommendation to DENY a rezone from C-1 zoning to C-2 zoning. Vote: 6 - 0 - Unanimously 7. REVIEW AND DISCUSSION of the Fountain Hills General Plan 2020. Mr. Wesley said that the General Plan 2020 sixty-day review period will end on April 3, 2020. Public comments continue to come in and the consultant is making edits. The final document will be reviewed by the Planning and Zoning Commission in April. Town Council will review the plan in May and the beginning of June. Bob Shelstrom, Fountain Hills resident, commented that the General Plan is written to benefit the revenues for the Town government, not necessarily what is best for the residents. Revenue should not be the main theme in the General Plan. 8. COMMISSION DISCUSSION/REQUEST FOR RESEARCH to staff. Vice Chairman Gray asked if staff could consider reviewing salvage plants requirements. Commissioner Corey asked if staff could provide background on the Sofrita restaurant patio extension that spills out onto the sidewalk. 9. SUMMARY OF COMMISSION REQUESTS from Development Services Director. Mr. Wesley said that staff would research the use of the sidewalk in front of Sofrita's and the salvage plant requirements. 10. REPORT from Development Services Director. None. 11. ADJOURNMENT The Regular Meeting of the Fountain Hills Planning and Zoning Commission held March 9, 2020, adjourned at 8:27 p.m. Planning and Zoning Commission Meeting of March 9, 2020 8 of 8 PLANNING AND ZONING COMMISSION Erik Hansen Chairman ATTESTED AND PREPARED BY: Patkik (-4)/ �-ioi Paula Woodward, Executive Assistant CERTIFICATION I herby certify that the forgoing minutes are a true and correct copy of the minutes of the Special Meeting held by the Planning and Zoning Commission of Fountain Hills in the Town Hall Council Chambers on the 9th day of March, 2020. I further certify that the meeting was duly called and that a quorum was present. Dated this 24th day of March, 2020. (-)04 t)A44..1-kD Paula Woodward, Executive Assistant