Like to call to order this planning zoning commission meeting on this Thursday, December fourth two thousand twenty-five.

And a secretary, could we have uh roll call?

Commissioner Perry?

Here.

Commissioner Holland.

Here.

Commissioner Leonard.

He has an excused absence.

Chair Chapman.

Here.

Vice Chair Spotted.

He also has an excused absence.

Commissioner Bash.

Here.

We have a quorum.

Thank you.

Do you please uh stand and join me in the Pledge of Allegiance?

I pledge allegiance to the flag of the United States of America.

And to the Republic for just stands one nation under God, indivisible with liberty and justice for all.

Thank you.

Um Dr.

Abrams, do we have any uh reports or events?

Commissioner Chair, no no reports tonight.

Okay.

Thank you.

With that, uh, we'll have a call to the public.

Anyone that is in the public that'd like to uh speak on a non-agenda item.

This would be the time to do so to Renee.

Do we have anyone that would like to speak?

No, Chair Chapman.

Okay, thank you.

We shall start with the consent agenda, and uh this is regarding our minutes.

Actually, consent agenda um number one is consideration and action to approve or disapprove the twenty twenty-six planning and zoning commission meeting calendar.

Uh would appear that we do not have a quorum to make a vote on this, so we would like to table the minutes until our next meeting, and we have a quorum because I think we can vote on this one.

This is the next one we can't vote.

Is that correct?

Yes.

Oh, the next one.

Yeah, this one this one we can't for the dates coming up.

Oh, I'm excuse me.

Okay, we're good.

Do we have any questions?

Chair.

Yes.

Chair Commissioners just want to point out uh a few meeting dates on this uh calendar agenda for P and Z meetings, and that's the meetings in January.

They're not on our typical first and third Thursday due to the um first meeting would have fallen on New Year's Day.

So we're sort of shifting that a lot around in the same thing for April.

The second meeting in April is actually um on the fourth Thursday of the month.

Okay, thank you.

Now we'll get to the minutes, which are usually the first thing.

I'm sorry about that.

Could I move to approve the twenty twenty-six planning and zoning commission meeting calendar?

Second.

Second, shall we take a vote on that, please?

Motion passes with four votes in favor.

Okay, thank you.

Now the item number two.

Consideration and action to approve or disapprove the November 6th, 2025 planning and zoning commission meeting minutes.

Okay.

Now we can table this uh the minutes uh excuse me until our next meeting.

Because we do not have a quorum to uh to do that because at that time Commissioner Holland was not here.

Okay.

So let's move on then to our next agenda item and the regular agenda item of the public hearing is number three.

Consideration and action pertaining to a rezone from residential high RH 15 with a planned unit development PUD to residential medium density, R2 with a PUD overlay for property generally located at the southeast corner of 170 147th Avenue and Beardsley Canal.

Case FS25-0420.

Okay, thank you.

Hi, Chris.

Hi, good evening, Chair and Commission.

The item before you is a rezone for the project titled Mandu Ranch case 25-0420.

And before I begin my presentation, I'd like to inform the chair and commission that the recommendation language that you have in the staff report is incorrect.

However, the recommendation slide will have the correct language in it.

The project is generally located at the southeast corner of 147th Avenue and near Beersley Canal.

The 14.88 gross acre vacant site does contain some constraints, such as the wash corridor and the outfall from the CAP.

The existing zoning on the site is residential high density with the PUD overlay.

The parcel is currently zoned RH 15 with a PUD overlay.

This designation was established during the 2021 rezoning, at which time the property was regulated under the surprise unified development code, which was the previous code.

Under the current land development ordinance, this zoning is equivalent to the R3 zoning district.

Currently, there is a density allocation on the site which allows for a max of 115 dwelling units.

Excuse me.

But what is being proposed tonight for the rezone is a down zoning.

The previous slide showed the current zoning as RH 15, which is residential high, and what is being proposed is residential medium with the PUD overlay zone.

So for the background slide, the parcel was annexed into the city November 10, 2007.

As I mentioned previously, there was a rezone, and that was approved by council on October 19th, 2021.

Staff met to discuss the concept review in June 13th of 2024, and the applicant filed for the zoning request in 2025.

And then September 11th was the outreach meeting.

The project is located with the neighborhood character area, and it will further the following three goals that are listed below there.

So this is the conceptual lighting plan for the 92 units that are being proposed.

There will be two access points to the site, full access from 147th Avenue, and there will be a local street that will punch through to the existing development to the east.

So this table reflects the recently approved zone text amendment known as case 241275 that was approved by city council on November 4th.

The zone text amendment modified certain residential development standards, such as the R2 zone to allow residential projects, products that were um that the LDO did not allow in the code currently.

Furthermore, there was um the applicant asked to go through with the PUD overlay zone, even though the zone text amendment did um modify the standards.

So previously in the LDO, you were to have a nine-foot setback from the drive aisle to the to the um to the garage.

However, um the applicant asked that we went through just in case the zone text amendment for whatever reason didn't go through into effect.

An outreach meeting was held on September 11th with five attendees.

The site posting mailers and newspaper publishings were in accordance with the code.

The concerns were mostly with transportation, future commercial residential in the general area.

In addition, a comment letter was attached to your packet with um someone's concerns and the applicant's response was attached with that as well.

And there was no further correspondence from that individual.

If the planning and zoning commission recommends approval to the mayor and city council, staff recommends the planning and zoning commission recommend approval subject to stipulations A and B.

This concludes my presentation.

I would like the chair and commission to know the applicant has a PowerPoint if you wish to see it.

Yes, thank you, Chairman Chapman and Commissioners.

My name is Andrew Yancey.

I'm an attorney at Bergen Frank Somali and Oberholster.

For your records, we're at 4343 East Camelback Road.

I'll be able to be pretty uh brief in part because Miss Sexton has already hit pretty much everything relevant on this project, but I'll just uh run through real real quickly.

Um, I'm here tonight on behalf of Oakwood Homes.

Uh and it is for this proposed single family detached subdivision uh off 147th Avenue where Miss Sexton showed you.

Oakwood is uh a home builder who really focuses on developing single family subdivisions uh on the smaller side in and looking for more of infill type areas.

Um also like to cater to more of entry-level home buyers.

They've identified this site as is entirely appropriate for their product.

Um, but because the property is zoned for multifamily, that's why we have to come before you for a rezone to be able to go to the R2 district and have a single family product there instead.

So I'll just walk through a couple of slides real fast.

I mean, it is a you know a rather small property, just over 14 and a half acres.

Um, as you know, the rancho mercado area is around there.

So uh much of the property in the surrounding area is either developed or developing as residential.

So this project really fits very well into that character.

Uh as Ms.

Sexton noted, uh, a few years ago, the owner of this property rezoned it to that RH 15 district.

Um that allows for 115 multifamily units on the site today.

Um, of course, Oakwood is now in escrow and they don't want to build multifamily, they want to build single families.

So that's why we're rezoning to the R2 to be able to do the single family detached, but it's also going to result in a density decrease where 115 multifamily units are permitted today.

Oakwood's looking to plot uh just under 100 single family lots.

So it's just a down zone really in two respects.

One, the decrease in density, two going from the multifamily product to the single family ownership product.

And here's the the site plan to kind of see how the project will be laid out.

There is the one uh main sort of public road that goes through east to west.

That's Alameda Drive.

There's going to be private drives that spur off that and accommodate either four-pack or six-pack configurations of homes.

You may be able to see here also bisecting the property going north-south, kind of toward the eastern edge, is a natural wash.

Oakwood is proposing to build a bridge over that.

So there's a public road that goes through that'll provide connectivity from 147th Avenue over to the few homes that are on the eastern edge of the property, but also to that existing subdivision on the east.

They'll be able to come through and get straight to 147th Avenue.

That current zoning for multifamily, their plan did not provide that bridge or that connectivity.

It was just going to have dead ends on either side.

So this is added connectivity benefit that we're looking to provide.

Um, also in terms of open space and amenities, Oakwood's proposal is to meet or exceed all of the city's requirements.

In the northwest corner, and sort of that yellow outline there, there's going to be a multi-use sport court.

And then there's another kind of yellow outlined area toward the south.

That's going to have an amenity area with a tot lot, also a cornhole court, a remado with picnic tables, and then there's going to be a trail with benches on it that runs kind of along the southern edge of the property and up through that wash to provide internal connectivity.

These are just some quick examples of how those amenities might look.

Um, one and note that the city's PEDs require three community amenities for a subdivision of this size, anything under 200 lots.

Um, we're only proposing, you know, just under 100 lots on a small site.

We're still going to exceed that PEDS requirement by providing the four amenities instead of three, and then also adding that uh trail along, which I don't think that technically counts as an amenity, but I think the residents will probably feel that it is one.

Um Ms.

Sexton uh hit it the nail on the head with the uh the PUD request.

We did make this application several months ago before you approved the recent text amendment.

Uh the the point of it is to make sure that the garages on that private drive aisle for the four and six packs can have the benefit of that three-foot setback that the city provides for alley loaded product.

So that that's all the PUD request is there.

Uh and this is just a quick you know illustration of the four and six-pack concept with the private drive drive aisle coming down in all the garages with which every home is gonna have a two-car garage, we'll be facing the private drive aisle, not the public street.

Uh, in in every other way, it's gonna comply with the R2 standards that the city has.

So that's uh my presentation.

Hopefully that was that was brief enough.

Um, I do you know thank you for your time and attention.

Thanks to staff for bringing this forward, working diligently on it in the presentation this evening.

I'd be happy to answer any questions you have.

Any question?

We have one for Commissioner Perry.

Well, you would have been disappointed if I didn't ask a question, Chair Chapman.

Thank you very much.

And attorney Yancy, nice to see you again.

Uh a couple of questions.

A hundred uh the the major egress to this is is going to be 147th.

Is that correct?

And or is it not correct?

Or is it 100?

Well, what I'd like to uh point out, I'm gonna show you this image here.

So, yes, 147th is the main ingress and egress.

We did do a traffic study, and what it identified is about 60% of the trips will go north on 147th up to Happy Valley, and about 40% of the trips are going to go east out McMicken Way to Happy Valley over there, presumably headed over to the 303s.

So, yes, 147th is the primary, but there is some sort of even distribution of trips there.

And what is the what is the current configuration between Happy Valley and McMicken in terms of the number of lanes on 147th?

Number one, and number two, uh, what is the uh ability to uh to add additional lanes if if it's necessary in in this area.

For example, there's Arizona state land that's kind of next to Rancho Mercardo where they stop.

And uh I don't know about future development uh in here, none of us do, but uh I'm always concerned about ingress and egress because I live in an area where you can't get in or out of.

Thank you, Commissioner Perry.

And staff may have more to add on, but just you know, briefly as it pertains to what we're doing on our project.

Um at least south of the canal, uh, 147th is set up as one lane in each direction.

What our project is is doing, and this is again based on the traffic study we provided, is they'll be adding a southbound left turn lane so that anyone coming south on 147th would have a dedicated left turn lane to get into this project, and they would leave a free-frow free flow lane uh going through to the side.

And I don't know if staff has anything else to add on 147th.

Second question, these are these build to rent or are these build to sell, or is it a mixture of both?

Uh Commissioner Perry, the intent is for them to be build to sell.

Uh, the current zoning with the multifamily setup doesn't allow us to plat individual lots for sale.

So the 115 multifamily units go on there, they go on one parcel.

So you can't sell off the land that each individual unit is on.

The reason we have to do the rezone is so that we can get development standards that apply to a individually platted lot.

It allows us to subdivide the land so that each home will be on its own lot that can be sold to a home buyer.

Thank you.

That that answers my questions.

Thank you, sir.

Thank you.

Any other questions?

So Commissioner Perry actually asked one of my questions, which was is it going to be ownership uh that's set.

With regard to the um conceptual site plan, I know we're not doing site plan today, but uh I I saw the amenities that were were being proposed.

I'm I'm in favor of what you're what you're doing here, though I might suggest perhaps even even a with a taunt lot, perhaps a spash splash pad or something.

It's when we when we put this many people together, uh not having a pool seems almost cruel and unusual punishment uh in the heat that we have, though I am con uh cognizant of wanting to conserve water.

Um but more than that, I want to say I I'm I'm in favor of this.

I'm I'm pleased with uh Oakwood presenting this this plan.

I like the fact that it is more of this um uh own single family units as opposed to the multifamily.

I I believe that that addresses some of the concerns that was raised by the uh um by the resident here, as well as the trail that's put in, providing another green belt there for uh um allowing there to be some separations of space that we're still allowing for wildlife and otherwise to go through there.

So I am in favor of this this cottage style uh cluster, if you will, uh, of uh single family residents, and I I I appreciate this project, but I I would suggest or hope that maybe you'd consider some some water features there just for the residents that are there, because there's gonna be a hundred homes in this relatively small area, and like I said, it it gets warm.

Yeah.

Thank you, Commissioner Holland.

I appreciate that.

Um you noticed splash pad in particular.

I know sometimes people think it it is easier to put in a splash pad than a pool.

The county requires uh bathroom facilities for either one, which is in a lot of ways a higher cost than just the water feature itself.

So um it does actually end up being a very expensive amenity to distribute across this few homes.

Um we're certainly you know looking at the the amenity package, but we also want to make sure that we're uh keeping the uh you know keeping the the the price low so that we can have home buyers coming in and and have that option for for that type of product.

Understood, and and I appreciate the consideration.

Nonetheless.

Any other questions?

Just one last one, Chair, if I can.

Uh what are the projected dates of this project starting and uh being available for at least uh first sale?

Uh Commissioner Perry, thank you.

Um tomorrow if we could.

Uh we're wanting to move quickly.

Um we're working on a preliminary plot, then we'll need to go through a final plot.

Um I I would I I think Oakwood hopes to be able to turn dirt next year.

Um so hopefully have people moving in in 27.

Okay, thank you.

Thank you very much for your presentation.

And uh we'll this recalls for an open uh public meeting, uh open meeting.

Do we have a public hearing?

Uh anyone that would like to speak on that renee?

No, Chair.

Okay, thank you.

Uh we'll close the uh public hearing and commissioners, you have any questions, concerns, discussions.

Seeing none that I'll entertain for a motion.

I move to recommend approval of the rezone for Mandu Ranch case FS 25-0420.

Subject to stipulations A and B as outlined in the staff report.

Second.

Okay, it's been moved and seconded.

Then could we please all vote motion passes with four votes in favor?

Okay, thank you.

Uh we'll move on to uh any other discussion or the business that we have.

Um chair.

Anyone?

Okay.

Then uh all entertained for a motion to adjourn.

So moved.

Second.

Moved and seconded.

Oh, excuse me.

Do we have a question?

No, I was gonna second.

Oh we have a motion and a second, let's have a voice vote.

All in favor, aye, aye.

Those opposed hearing none.

We will adjourn the meeting.

We said we'd never break the three-second rule.

We'd never make a separate dinner.

And never do that.

We'd never let them.