TOWN OF GILBERT PLANNING & ZONING COMMISSION, WORKING SESSION

SOUTHEAST REGIONAL LIBRARY
775 N. GREENFIELD, GILBERT, ARIZONA

MAY 16, 2001

COMMISSION PRESENT:

Chairman Karl Kohlhoff, Vice Chairman Joan Krueger, Commissioner Susan Preiss, Commissioner Stan Strom, Commissioner Dan Dodge, Commissioner Brigette Peterson, Alternate Commissioner Michael Monroe

STAFF PRESENT:

Planning Director Jerry Swanson, Planning Manager Maria Cadavid, Planning Manager Linda Edwards, Senior Planner Mario Mangiamele, Senior Planner Geir Sverdrup, Senior Planner Dan Fairbanks, Planner Suzanne Gunderman, Planner David Marsh, Planner Shellean Roberts, Planner Dennis Newcombe

ALSO PRESENT:

Town Attorney Anja Wendel , Town Attorney Phillis New, Recorder Trasie Johns

CALL TO ORDER:

Chairman Karl Kohlhoff called the meeting to order at 5:10 p.m.

Z01-08/S558 - Weston Ranch

Planner Shellean Roberts stated that Weston Ranch was located in a Rural Residential land use in the San Tan area. She explained that it had a density of 1.01 dwelling units per acre with lots sizes of 20,000 square feet to 134,000 square feet. She informed the Commission that Staff had some concerns that she wanted to address in her presentation.

Staffâ??s first concern with the project, she stated, was that this subdivision with the underlying zoning of R1-20 (Single Family Residential) didnâ??t have any mixed uses in it. Staff recommended that since it didnâ??t have any mixed uses in it and wasnâ??t a planned area development that they consider having straight zoning for this parcel.

The second concern of the Staff, Ms. Roberts explained, was with the circulation since it was being proposed as a gated community with one main entrance off of Queen Creek Road with a second gated emergency access. All the streets were proposed as a part of a tract, therefore Staff was recommending that they take the gates out and use the emergency access on Ryan Road as a regular access. Engineering asked for Ryan Road to be improved along with the project.

Ms. Roberts informed the Commission that the third concern that Staff noted was with was the open space. She explained that there wasnâ??t any open space in the project that was internalized. She used the visual aid to describe the open space that was around the project. She stated that Staff had recommended some open space that would be centralized and more lineal open space connected to the canal.

She described the exempt portion at the northeast corner at Queen Creek Road and the RWCD Canal as another concern that Staff had with the project. The concern that Staff had was that if they werenâ??t part of the project, they wouldnâ??t be able to get the trail connected to the canal. She explained that the inclusion of these three parcels would assist in providing a more comprehensive design and would eliminate the potential for a county island.

Ms. Roberts concluded by asked for comments from the Commission.

Chairman Karl Kohlhoff stated that they had just been through the Gated Community Policy and that they just wanted to use it for infill for 10-20 acre type parcels. He stated that 95 acres for a gated community was beyond his understanding of this policy. In looking at the aerial, he stated that the R1-20 probably did fit into the land uses that were around this parcel. He agreed that Ryan Road should be improved for both the Police and Fire Departments. Finally, agreed with Staff that the open space needed to be included on the interior of the project.

Commissioner Dan Dodge asked if the project was being submitted for annexation.

Ms. Roberts replied that it was being submitted for annexation, zoning and the preliminary plat was also in review.

Commissioner Dan Dodge stated that this project was located in the Rural Residential area of the San Tan Area Plan. In working through the statistics of the project, he said the couple huge lots offset many of the 20,000 square foot lots. Therefore the medium lot size was around 21,000 square feet. He explained that his concern was that he didnâ??t see the project fitting into the spirit of the San Tan plan for that area.

Vice Chairman Joan Krueger agreed with Chairman Karl Kohlhoff by stating that she felt the development was too large to gate. The second concern she had was with the open space. Since she had worked on the Open Space and Trails Committee, she felt that they needed to incorporate more open space into their plan.

Commissioner Dan Dodge asked if there was an exception to the ULDC open space requirement with large lots, since they have their open space on site.

Ms. Roberts replied that if the lots were over 20,000 square feet, they didnâ??t have to meet the same open space requirements.

Planning Manager Maria Cadavid stated that to meet the drainage civil requirements, they needed to have retention areas to drain the streets.

Chairman Karl Kohlhoff reviewed the San Tan area plan for the area and stated that rural residential 0-1 dwelling units per acre developer must be consistent with existing use. He asked what was around the area and if they were consistent with the area.

Commissioner Dan Dodge explained that R1-35 and R1-43 zoning designations were around the project.

Planner Shellean Roberts used the visual aid and described the properties around the property.

Commissioner Dan Dodge asked if there had been a neighborhood meeting.

Planner David Marsh came forward since he had attended the neighborhood meeting. He stated that the meeting was quite some time ago and that he didnâ??t remember there being any major issues addressed at the meeting. He stated that the minutes to that meeting would be provided in the Staff packet the next time the Commission reviewed the project.

Planner Shellean Roberts asked if there were any other questions regarding the project and explained that the applicant was present if needed as well.

Seeing none, Vice Chairman Joan Krueger presented the next case to be reviewed.

Z01-11 - Central Christian Church

Senior Planner Dan Fairbanks explained that Z01-11 was a request by Central Christian Church for a PAD amendment on 160 acres located on the southeast corner of Germann and Lindsay Roads. He used a visual aid of the General Plan and described where the site was located. He explained that it was approved as part of the Spectrum at Val Vista PAD. He stated that it was approved for a number of residential zoning districts; R1-43, R1-10, R1-8, R1-7, and R-2. He explained that the request for the site was for a huge 160-acre church with over a million square feet. He informed the Commission that he would be giving a brief overview of the site.

Mr. Fairbanks explained that the sanctuary for the facility was located in the center, which was planned to be a 275,000 square foot sanctuary. It would be a five story, 100â?? high building. The sanctuary would accommodate 7,000-9,000 attendants. He added that in addition to the sanctuary, there was a youth ministry and recreation building, a swimming pool, adult ministry, childrenâ??s facility, and food court. There would be a loop road that would meet the circulation needs of the facility. Access would be at two signalized intersections on Germann and Lindsay Roads. Included in the project, Mr. Fairbanks explained that there were two soccer fields and four softball diamonds. Two of the softball fields would lighted. Surrounding the area, he explained that Layton Lakes, with typical urban density residential lots, was located to the southwest of the property. To the north of the project, existed a vacant area with R1-35 zoning. To the east of the project were a couple of recently approved subdivisions with R1-10 and R1-8 lots. Mr. Fairbanks explained that the facility would be phased out over a ten to twenty year period.

Mr. Fairbanks stated that he wanted to address the major issues for Commission input. Being a PAD amendment, he stated that the existing zoning districts that were in place would remain under this application. In working with legal council, Staff was proceeding with an amendment to the PAD to allow development standards for the facility. One of the concerns was that the facility had high intensive water use areas that would exceed the original zoning for the site. He explained that Staff was proceeding with working with the Townâ??s Recreation Department and the applicant to see if there could be some potential shared use of the facilities. He explained that under a development agreement, this 160-acre parcel had rights to some reclaimed water, but that this size of high water use area wouldnâ??t be accommodated. Regarding the uses of the facility, they will have revivals, festivals, and pageants for Easter and Christmas. He concluded by asking for questions or comments from the Commission.

Chairman Karl Kohlhoff stated that he was concerned with the external circulation. In looking at the plan, he stated that he didnâ??t think they did a good job with circulation in that they had lost everything on midsection streets for the Police and Fire Departments. He added that this had been his long time requirement that they did midsection streets for various reasons. On the site plan, he wondered how the trucks from the fire station would get south to Layton Lakes or to Spectrum to the east. In reading the Staff report, Chairman Karl Kohlhoff stated that when the site was finished, there would be 23,000 trips a day to the location. He stated that he thought this was a high number in looking at other areas throughout the valley. He gave the example of Camelback having a traffic count of approximate 50,000 cars a day. He asked where the cars would come from that would go to this site. He explained that the two interchanges on the freeway were at Gilbert Road and Val Vista Road. Since Lindsay didnâ??t look like it would have an interchange, he stated that Germann Road would end up being a main traffic carrier.

Chairman Karl Kohlhoff stated that his second concern regarding the project would be the proposed landscaping. He commented to the applicant that it sent the wrong message on water conservation to the congregation. At the present location on Lindsay and Brown Roads, he stated that they had desert landscaping. He asked to have an attempt made to put some desert landscaping at this new location.

Chairman Karl Kohlhoff added that the RV parking would need to be moved to a new location because Layton Lakes with R1-6 and R1-8 zoning designations was located right next to the proposed RV parking. Finally, he stated that he was concerned with the height of the building. He added that it would be the highest building in Gilbert and he would like to see a view from someone in the backyard of Layton Lakes looking north. He would like a cross-section elevation of this perspective. In addition, he asked to have the view from Spectrum.

Commissioner Susan Preiss and Commissioner Michael Monroe stated that they didnâ??t get a packet on this case and were not able to review it. They asked to have a packet to review.

Commissioner Brigette Peterson asked how far the distance was from the worship center to the homes. She stated that in the existing building, there was a controversy in the neighborhood because of the noise factor when they had special events.

Senior Planner Dan Fairbanks replied that it was 1,260 feet from the center of the church to the edge of the property. From the edge of development, it was about 700â?? to the nearest resident.

Commissioner Dan Dodge asked to see a discussion of what the legal descriptions and requirements were for a place of worship. He stated that he was concerned that this site was stretching the definition of a place of worship, since it had so many recreational facilities and ball fields associated with the project. He stated that he was concerned over what they were defining as a church. He stated that he was also concerned about taking 160 acres out of a master plan community. Since it had such a significant impact on the master plan, he wanted to review the project as a whole to make sure it contained a proper balance as it was originally proposed. He felt that this type of change might necessitate a change in the whole master plan.

Commissioner Stan Strom joined the Commission at 5:35 p.m.

Senior Planner Dan Fairbanks responded to Commissioner Dodge by stating that this project would have an impact on the overall project, but they might have some limitations at looking at the whole PAD since it was a permitted use. He added that they would be working closely with the attorneys to identify what the requirement and boundaries were.

Commissioner Dan Dodge clarified that everything they have asked for was within the permitted use, with some requested changes.

Senior Planner Dan Fairbanks confirmed that Commissioner Dodge was correct and added that the scope of the changes would be to the building heights.

Chairman Karl Kohlhoff clarified what was located around the proposed site.

Commissioner Dan Dodge stated that this project would change the whole character of the master plan.

Senior Planner Dan Fairbanks stated that in comparison to the density at the rest of Spectrum, the change would replace Low Density uses. He explained the whole Spectrum project and the zoning designations included in the project.

Commissioner Dan Dodge stated again his need to talk about the overall master plan and the impact of Central Christian Church to the balance of the plan.

Chairman Karl Kohlhoff asked if anyone else from the Commission had a comment.

Commissioner Stan Strom stated that he supported the project.

Chairman Karl Kohlhoff asked if the applicant wanted to comment on the project.

Ed Bull, 702 East Osborn Road, #504, Phoenix with Burch & Cracchiolo P.A. came forward. He commented that in the early discussion with the Spectrum representatives, they approved the 160-acre change. In the balance of the master plan, this change would not be detrimental. He added that this project helped diversify the master plan. In questioning whether or not this would be considered a church, he stated that he and Staff felt very comfortable that it did indeed qualify as a church. The application would be to amend the Spectrum PAD to provide development standards that were church related. Secondly, he stated that the ordinance called for a use permit for the athletic facilities. He explained that they had done a significant amount of work with Staff and that they would provide the additional cross sections that had been asked for. He stated that they had put the sanctuary in the middle of the campus along with significant landscaping to help with the neighborhood views. Although there was a lot of green on the landscaping pallet, they did have a lot of low water consumption plants in appropriate locations. The main entry of the church, he stated would need to be dressed up for the church and for the Town. In the neighborhood meeting, two neighbors attended. One neighbor had asked for some changes, which they had already done. He stated that the meeting went very well.

Chairman Karl Kohlhoff stated again that the desert landscaping needed to be increased.

Commissioner Dan Dodge commented that this project would be a good use of land and an asset for the community. He added that his concerns were with the height of the building and the traffic.

Update on issues/changes for items on the regular agenda.

Planner David Marsh stated that there was an update to case GP01-5. He explained that since the Staff Report was submitted, the applicant had come forward with some new information that he needed to present to the Commission. He described how Staff had reviewed the zoning proposal and that a portion of the site was on the current General Plan indicated as Low Density Residential. He showed a visual aid of the property that he was discussing. Only a portion of the site, approximately 10 acres of the 18-acre site was designated as Multi-Use Commercial. He explained that the applicant, by looking through past records, determined that the current General Plan map that the Staff was working on was in error. He showed a visual aid of the area and described the zoning designations of each parcel. Mr. Marsh explained that after researching the issue, Staff determined that the applicant was correct and that when the school site was changed to Public Facilities Institutional, one of the parcels was changed to Low Density Residential. In error, Town Staff when doing the maps had taken a portion of the site in question and designated it Low Density Residential. He explained that there was never any legislative action taken by Town Council to change the General Plan designation on that site. Based on this information, the Staff determined that the entire site was within the multiuse commercial zoning designation. He concluded by stated that Staff would be asking the Planning and Zoning Commission in the regular meeting to affirm Staffâ??s determination that the entire site was within the Multi-Use Commercial zoning designation and hence a General Plan amendment would not be needed.

Commissioner Stan Strom asked if they had a proposed use for that site.

Planner David Marsh stated that they would like to do a straight C-2 commercial zoning because they didnâ??t have any prospective tenant at that time. They were directed by Staff not to propose a conceptual site plan unless they had tenants. He added that Staff was taking a new direction in that if they didnâ??t have tenants, and they presented a tentative site plan it would mislead the public, the Council, Planning and Zoning Commission and the Staff. Therefore, Staff was asking them to wait until they had a tenant in place prior to submitting a site plan.

Commissioner Stan Strom stated that it was contrary to what they had done in the past. He added that his concern was that there was an elementary school next to the site and a straight C-2 had significant implications with the types of uses that could go there without being able to put restrictions in the zoning. He concluded that he would not agree to rezone this property until they had a site plan.

Planner David Marsh explained that they had received comments from the Gilbert School District in regards to what type of uses they would have concerns with on the commercial piece. After looking at those uses, Staff determined that in the ULDC regulation would address those issues. All the uses that the school had concerns about would not be permitted on the site with a C-2 zoning because there were minimum distance requirements from a school or they would need to get a use permit.

Chairman Karl Kohlhoff agreed with Commission Strom in stating that he felt it was premature to talk about it without a tenant in place.

Planner Suzanne Gunderman came forward and informed the Commission that there was another change to one of the items on the agenda. She passed out a revised copy of the stipulations on case Z00-25. She explained that the applicant wanted to do the improvement of Chandler Heights in phase two. She referred to Council policy 1997-2 and stated that they didnâ??t allow for phasing of arterials and therefore Staff had left the recommendation as stated with one modification to allow phasing of Ocotillo Road. The reason for the change in policy was because the alignment of Ocotillo Road was subject to change based upon the development of Sanokai Wash. Engineering was in agreement with phasing Ocotillo Road based on the timing of determining the location of Sanokai Wash.

Another issue that the applicant would have, Ms. Gunderman explained, was with the detached sidewalk. Essentially, she explained that under the circulation portion of the San Tan Plan it detailed detached sidewalks and smaller roadway widths. Although they werenâ??t proposing smaller roadway widths with the detached sidewalks, Staff was recommending that they do have detached sidewalks. This would entail instead of putting the right of way landscape dedicated to the Town, they would put the landscape between the curb and the sidewalk. She explained that the applicant was concerned with the buckling of the sidewalks. After talking to the Townâ??s landscape technician she found out that there were construction measures that would allow a root shield to go under the sidewalk and they could choose appropriate trees for these locations.

Chairman Karl Kohlhoff confirmed that there werenâ??t any other changes to the agenda for the regular meeting.

Planning Manager Maria Cadavid confirmed that there werenâ??t any additional changes to the regular meeting.

ADJOURN STUDY SESSION

Chairman Karl Kohlhoff adjourned the study session at 6:00 p.m.

ATTEST:

Recorder Trasie Johns