City of Chandler Zoning Code Amendment Recommendations to promote Adaptive Reuse in downtown

City of Chandler

Category

Current Adaptive Reuse Issues

Issue & Assistance

Current provisions

CODE REFERENCE

COMMENTS

POTENTIAL ACTIONS

CHANDLER ZONING CODE Articles XII (C-1 - Neighborhood Commercial District), XIII (C-2 Community Commercial District), and XIV (C-3 - Regional Commercial District) Commercial Building Front C-1, C-2, C-3: Front Minimum Setback is Sec. 35-1203.2; 35-1303.2; 35* Discourages building a continuous street wall Setback requirement 50' from Arterial Street ROW, and 30' 1403.2; 35-1902 at the sidewalk edge, which is consistent with from ROW of all other types of streets; more recent policies. • Discourages landscape and parking restrictions constructing and addition to an existing nonapply within 60-250' of arterial and conforming building. collector intersections (see "LANDSCAPE" below) Commercial Building Side Side Minimum Setback is 12' when the Sec. 35-1203.3; 35-1303.3; 35* Discourages building a continuous street wall Setback requirement lot has not rear or alley access; 20' 1403.3 "lot line to lot line." • Discourages constructing when adjacent to residential use and addition to an existing non-conforming building.

Commercial Building Rear 25' road setback required from rear 35-1203.4; 35-1303.4; 53-1403.4 Discourages lot usage/building edges to the Setback requirement property line; No Rear Setback required edge of rear alleys; solid 6' walls between when a solid 6' wall is constructed individual parcels in dense commercial zones along the rear property line (particularly multi-story) do not accomplish privacy between units and take up useful space that could be used for a building footprint or parking in a dense urbanized scenario.

COMMERCIAL ZONES

Commercial Zones

Commercial Zones

Commercial Zones

Commercial Zones

PARKING

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Intensity of Lot Use

No building shall occupy more than 55% of lot area

35-1203.5; 35-1303.5; 53-1403.5

Lot use intensity restriction of 55% is not conducive to some types of intensive urban infill development proposals. Exceptions of 100% lot coverage are made for CCD. Why not in commercial zones elsewhere downtown?

Article XVIII. Parking and Loading Regulations (Ordinance No. 4375)

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City of Chandler

Current Adaptive Reuse Issues

Category Parking

Issue & Assistance If site cannot accommodate the required parking, a parking agreement is required.

Parking

Alley parking restrictions

Parking

Alley parking restrictions

Parking

Parking

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Current provisions CODE REFERENCE Parking required: new building, new 35-1801. Applicability. 1a, 1b, 1c, land use, expansion or additions, new 1d residential unit by adding or subdividing existing residential unit. Spaces shall be on the lot or an adjacent or nearby lot within a reasonable distance of the site…When the parking lot is not situated on the lot upon which the land use is located, the property owners shall record a...written form of parking agreement approved by the Zoning Alleys used for commercial or industrial 35-1802. General Requirements. 8 uses adjacent to a single-family residential district may not be used as access to parking or loading area, except where such arrangement has been authorized by a use permit.

All vehicular egress from parking lot to 35-1803. Design standards. 1 public ROW shall be by forward motion only, except in the case of SF and twofamily residences fronting on a local street.

COMMENTS Parking agreement requirement may discourage small scale adaptive reuse projects due to associated time and cost.

Curb requirements

Except where a wall is required, six-inch vertical concrete or precast curbing shall be required around the perimeter of the parking area to protect landscaped areas and control vehicular circulation and the flow of stormwater.

35-1803. Design standards. 2

Parking districts

Parking Districts: Any use which participates in a parking district shall be subject to the requirements of said parking district.

35-1804. Parking Schedule. 6

Curbs throughout parking areas prevent local, small-scale, passive water harvesting from small parking lots into adjacent landscaped areas, therefore reducing the areal extent of microclimates conducive to shade tree growth without supplemental irrigation. Many examples exit throughout the valley of no-curb Specific parking requirements and exemptions may be spelled out in separate parking district plans?

POTENTIAL ACTIONS

Alley-accessed parking can be an essential solution for on-site parking requirements in infill or adaptive reuse properties. Acquiring a use permit may be cost- or time-prohibitive.

Back-out parking along alley ROWs can be an essential solution for on-site parking requirements in infill or adaptive reuse properties. This requirement prohibits this solution.

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City of Chandler

Category Parking

Parking

Parking

Parking

Current Adaptive Reuse Issues

Issue & Assistance Urban heat island mitigation guidelines

Current provisions CODE REFERENCE Requirement and guidelines for the 35-1804. Parking Schedule. 8.e mitigation of heat island effect in parking lots that exceed 125% of the minimum required spaces in the parking schedule Shared parking Shared parking may be applied to 35-1807. Parking Reductions. 1, 2 arrangements require a mixed use development or two (2) or parking study (all zones) more nonresidential uses in which the uses operate at different peak times from one another…parking report & Parking reduction approval Parking demand study may be utilized 35-1807. Parking Reductions. 3 criteria / parking demand to modify the required number of study requirement (all parking space for new development, zones) reuse of existing buildings and as an alternative to shared parking. Parking requirement may be reduced administratively (to max of 40%).

Parking reductions approved based on Off site parking Off site parking can be negotiated as an ??? option. Requires a parking plan.

NONCONFORMING USES Nonconforming Uses

Continuation of Any use of land legally established prior nonforming land; effect of to the adoption of any Code provision discontinuance with which such use does not comply, may be continued; but if such nonconforming use is discontinued for a period of twelve (12) consecutive months, any future use of said land shall be in conformity with the then current provisions of this Code

PLANNED AREA DEVELOPMENT

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COMMENTS These guidelines could be applied to other parking lots in order to lessen from-based requirements such as diamond planters, planting islands, etc. (see Sect. 35-1903.

Landscaping Parking study6.b.2) requirement may discourage small scale adaptive reuse projects due to associated time and cost. Parking agreement requirement may discourage small scale adaptive reuse projects due to associated time Parking demand study requirement may discourage small scale adaptive reuse projects due to associated time and cost.

POTENTIAL ACTIONS

Add sub-sections specifically exempting adaptive reuse projects that are served by a public parking structure from parking demand

???

Provide assistance in negotiating?

Article XX. Nonconforming Uses 35-2000.

Properties currently zoned as commercial that contain formerly residential buildings that have been non-residential in use for 1 year or more must be brought into compliance with commercial zoning code reqs

Article XVII. Planned Area Development

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City of Chandler

Category Planned Area Development

Current Adaptive Reuse Issues

Issue & Assistance

Current provisions

CODE REFERENCE

AZ Prop 207 restricts rezoning

Prevents reducing property value AZ Prop 207 without compensation. Property owner may sign a waiver for certain Article XIX. Site Development Plan

Site Applicability / Intent Site Applicability / Intent

Site Development plan submittals required for: Flexibility provided (exemptions)

Site Applicability / Intent

Flexibility provided (exemptions)

Major construction, alterations, new use, expansion of use Adding on to an existing building, except that an addition involving less than twenty (20) percent of the total existing floor area or two thousand five hundred (2,500) square feet, whichever is less, shall be exempt from the requirements of this article; however, the requirements of section 1902(4)(a)2.b., [relating to] corner obstructions, and section 1903, "Landscaping," shall be met with The repair of any building, such as its walls, roof or other structural component, or the renovation of any building facade, including relocation of doors and window openings, or the repair of existing on-site improvements such as screen walls and fences, parking lot surfaces, landscape features and the like, none of which fall into the development activities described herein, shall be exempt from the

COMMENTS

POTENTIAL ACTIONS

REZONING Rezoning

SITE

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Providing flexibility in zoning regulations, perhaps as an overlay, may not be perceived as a reduction in value; in fact perhaps an increase

35-1900. General Requirements. 1 35-1900. General Requirements.

1.e

? Is the landscaping still required to meet the base standard?

35-1900. General Requirements.

1.e

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City of Chandler

Current Adaptive Reuse Issues

Category Site Applicability / Intent

Issue & Assistance Applicability/Intent

Current provisions It is not the intent of the Council that these guidelines be strictly applied to existing developments on Arizona Avenue, downtown, and any other developed areas.

Site Applicability / Intent

Applicability/Intent

Parking

Parking Location Restrictions in setbacks

In order to accommodate, encourage or promote unusual, unique or experimental methods of development or environmental design, the approving authority (Council, Commission or staff) may depart from standards prescribed herein after having made a finding in writing that such deviation, on balance, will result in environmental quality superior to that otherwise attainable without such deviation Locate parking lots 20' from ROW for arterial, non-arterial and all other ROW and property lines, unless said property lines are of a smaller parcel (pad) within a larger planned development, all parking spaces and access drives shall be set back at least 10' feet. Additional setback requirement if located at an

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CODE REFERENCE 35-1902. Site Development Plan Design Standards. 2.a

35-1902 Site Development Plan Design Standards.2.c

COMMENTS While Site Development Plan requirements are not meant to be applied to the downtown corridor or other developed areas where adaptive reuse is likely to happen, adaptive reuse development within these areas is discouraged by the code because it requires the applicant to make a case for code deviation and acquire a deviation finding from the approving Adaptive Reuse application process still requires addressing the strict requirements of this article, proving that departure from them would result in a superior development, and having the approving authority issue a finding exempting the project from the requirements.

This is a lengthy and expensive process that may make the development cost- or timeprohibitive.

POTENTIAL ACTIONS Suggest adding subsections to this article that specifically exempt certain types of adaptive reuse development projects from the

(see above) Sec. 35-1902. Site development plan design standards. 4.a.1&2

parking within 20' of the ROW may be necessary to meet parking schedule requirements and preserve internal lot space adjacent to building for outdoor dining, patios, etc.

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City of Chandler

Category Parking

Current Adaptive Reuse Issues

Issue & Assistance Parking Location Restrictions at intersections

Current provisions CODE REFERENCE Setbacks of 30-50' shall be free and Sect. 35-1902. Site Development open of parking and driveways?

Plan Standards. 4.a.2.a (contradictory guidance) at the following distances from intersections.

Arterial/arterial intersections : 50' setbacks for 250' in both directions;

COMMENTS POTENTIAL ACTIONS parking within 30-50' of the ROW near intersections may be necessary to meet parking schedule requirements and preserve internal lot space adjacent to building for outdoor dining, patios, etc.

Arterial/other road intersections:

Parking

Parking

Landscape (general)

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50' setbacks for 100' along arterial street and 30' setback for 100' along the other street; Collector/collector intersections: 30' setback for 60 feet along both streets (flexibility in Parking Location No vehicle or other obstruction Restrictions within Site exceeding two (2) feet in height shall be Visibility Triangle parked at an intersection of two (2) right-of-way lines within triangular area formed by the right-of-way lines and the line connecting them between points located thirty (30) feet from the Driveway Location Driveways onto major arterials must be Restrictions consistent with City policy allowing breaks in street medians at one-quarter (Ÿ) and one-half (½) mile intervals. All driveways shall be situated at least thirty (30) feet from an intersection and at least ten (10) feet from an interior lot line. (flexibility in regards to Arizona Definition of "landscaping" "landscaping" is defined as including v. "landscaped area" plazas and other hardscapes; elsewhere in the code, "landscaped area" seems to refer exclusively to "nonhardscape" areas, i.e. planting areas

Sect. 35-1902. Site Development Plan Standards. 4.a.2.b

Blanket site visibility triangle parking/building/structure restrictions, regardless of road speed, may unneccessarily restrict parking in these intersections; this could also be interpreted to restrict street trees or outdoor dining areas

Sect. 35-1902. Site Development Plan Design Standards. 3.b

While exceptions are granted for downtown adaptive reuse properties through the process described in "Applicability," above, this requirement may be overly restrictive for retail and restaurant adaptive reuse developments along low-speed pedestrian-oriented secondary streets offset from Arizona Avenue

Sect. 35-1903. Landscaping. 3.b; 6.b.2,4,5&9

Adaptive reuse applicant may be confused as to whether landscape buffer and vegetative cover requirement calculations include or exclude attractively designed "hardscape" areas (see rows below)

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City of Chandler

Current Adaptive Reuse Issues

Category Issue & Assistance Parking Lot Landscape parking landscape req. requirements

Current provisions CODE REFERENCE 10% of interior surface area of parking Sect. 35-1903. Landscaping. 6.b.2 lots must be landscaped (includes plants, earthen berms, and attractive hardscaped areas); increasing width of perimeter landscape areas to meet this req. allowed

COMMENTS This requirement may be misinterpreted by applicants as requiring 10% vegetative cover, which it does not.

Parking Lot Landscape parking landscape requirements requirement

Planter islands shall be at least 9' wide Sect. 35-1903. Landscaping 6.b.2 and protected by raised curbs; 'diamond planters' shall be installed in commercial devpt.s and uniformly distributed between planter islands.

These must be at least 5 sqft, diagonallyoriented. 1 planter island and 2 diamond planters/12 spaces.

Planter islands and diamond planters, if planted with shade trees, have the effect of lowering ambient temperatures. In single-rows of parking at the front of buildings, the same effect can be accomplished, without eliminating a potential parking space, by planting shade trees between the building edge and the front of the parking spaces, or constructing parking structures or trellises. Guidelines for this type of design are found in Sec 35-1804. Parking Schedule. 8.e. Raised curb requirement in parking lot planter islands is not conducive to passive water harvesting and therefore shading of pavement and adjacent sidewalks, which can significantly lower the ambient temperatures and extend the period of the year in which the pedestrian experience is comfortable. Diamond planters do not always complement the design of a landscape and associated building. Overall: performance measures for pavement shading, rather than strict formal requirements, would allow for more creative and funtional design of parking areas and landscapes on adaptive reuse

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POTENTIAL ACTIONS

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City of Chandler

Category Issue & Assistance Parking Lot Landscape Parking Lot screening requirements

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Current Adaptive Reuse Issues

Current provisions CODE REFERENCE Parking lot screening: When parking Sect. 35-1903. Landscaping 3.b; areas abut a front yard or road frontage 6.b.8 landscaped area, such parking area shall be screened with a decorative masonry wall(s) and earth berm(s) ranging between thirty (30) and fortytwo (42) inches in height. Horizontal and vertical variation in the design of screening wall is required whenever linear alignments exceed eighty (80) feet.

COMMENTS POTENTIAL ACTIONS When parking lots are done with permeable pavers or are in sum otherwise positive visual amenities for a site (particularly an urban commercial retail, restaurant, or bar), is it necessary to screen them from view? This may discourage outdoor dining spaces from facing (and therefore activating) the street if the 'front yard' also includes parking

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City of Chandler

Category Landscape Buffer / Setbacks

Current Adaptive Reuse Issues

Issue & Assistance Wide landscape buffer / parking restriction requirements for urban commercial zones

Current provisions CODE REFERENCE Setbacks of 30-50' shall be landscaped Sect. 35-1902. Site Development and free and open of buildings, parking, Plan Standards. 4.a.2.a driveways? (contradictory guidance), and walls > 2.5' at the following distances from intersections.

Arterial/arterial intersections : 50' setbacks for 250' in both directions; Arterial/other road intersections:

50' setbacks for 100' along arterial street and 30' setback for 100' along the other street; Collector/collector intersections: 30' setback for 60 feet along both streets

COMMENTS POTENTIAL ACTIONS Disallowance of parking and buildings within 3050' of the ROW may discourage redevelopment of commercial-zoned parcels for uses such as restaurants and retail. Uses of this type may benefit from closer proximity of storefronts to the public ROW in order to enhance the pedestrian experience. In other instances, particularly where parking requirements are not loosened and parcels are narrow, a single row of store-front parking may be necessary based on space constraints.

Landscape Buffer / Setbacks

Landscape buffer Landscape buffer areas to include 6' areas/dissimilar land uses masonry wall and evergreen trees at least 7' tall (12' if towards existing and planned residential development) at least every 20' and 5 shrubs per 100'

Sect. 35-1903. Landscaping 3.b; 6.b.6

Are 6' block walls and a vegetative screen necessary to separate commercial space from MF residential?

Landscape Buffer / Setbacks

Landscape buffers along site boundaries

10' landscape strip required along all site boundary lines; landscape may include hardscape

Sect. 35-1903. Landscaping 6.b.3

Landscape planting requirements

plant spacing (uneven spacing req.)

Uneven plant spacing (in order to create a more natural look) is required unless regular spacing is for a massed shrub or ground cover bed

Sect. 35-1903. 5.e

req. may be misinterpreted by applicants as requiring vegetative cover, but it can include hardscape, which is more conducive to urban infill Preference for 'natural', uneven plant spacing may restrict more geometric planting patterns that better complement desirable urban infill commercial buildings

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City of Chandler

Current Adaptive Reuse Issues

Category Landscape planting requirements

Issue & Assistance Current provisions Percent vegetative cover in commercial: a minimum of fifty (50) planting beds percent of all interior "nonhardscape" open space surfaces shall be covered with shrubs and ground cover.

Building Design

Restricted use of metal material

Building Design

Commercial building height restrictions when adjacent to residential

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Metal buildings will not be allowed on roads designated by the General Plan as arterial roads except that:a. A portion of a building may be constructed using an exterior metal finish where said portion is not visible from the arterial road upon which the building fronts.

Commercial parcels next to or across alley from rear or side yard of SFR developments shall be no closer than 25' + 1' for each foot of height of the commercial bldg, from the residential property line

CODE REFERENCE Sect. 35-1903. Landscaping. 6.c.2

Sec. 35-1902. Site development plan design standards. 5.d.1.

Sec. 35-1902. Site development plan design standards. 8.a.1&2

COMMENTS POTENTIAL ACTIONS This requirement may restrict groundplane/mulch/plant compositions that are desirable in urban settings. 50% vegetative cover is a high threshold for low water-use plantings, and is seemingly a relic of an era of high water-use landscape design (i.e. vast swaths of grass turf). Restrictions on maximum permitted percentage of turf grown without reclaimed water (35-1903.6.e) are 10% for commercial land uses, which makes accomplishing 50% vegetative cover very difficult. This may result in a built appearance that is overplanted with low-water use plantings, and not appropriate for an urban setting. Q: Are there any ground covers on the "Low Water-Using Plant List", and if so, are they desirable in an urban setting (i.e. lantana)? Q: Are reclaimed water lines available to tap into for Arizona Ave/downtown infill properties? If May limit some "creative" façade changes, using "architectural metals" that can yield noticeable appearance improvements at modest cost.

SFR residential parcels share rear property lines with narrow commercial parcels (~170') fronting the E side of Arizona Ave on N and S ends of downtown nucleus, de-facto restricting their adaptive reuse development as 2-story bldgs on the rear third of the property

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City of Chandler

Current Adaptive Reuse Issues

Category Issue & Assistance Current provisions CODE REFERENCE Pedestrian Circulation walkway/bikeway req.s for walkways, special pavings, bridges, Sect. 35-1902. 4.c&d; 8.b.1&3 commercial properties shade, rest area, bikeways, and bicycle storage required "as appropriate to any specific development"; vary from 6-8' wide, depending on use and traffic, generally required to be meandering with landscape barrier or other decorativebasins material Retention Basins Retention basin Retention may be located in the Sec. 35-1902. Site development restrictions not front yard of parking lots and building plan design standards. 4.b.1.a&b appropriate for urban when they do not occuply more than design or contemporary 1/2 the landscaped area and are water harvesting / green shaped to be a "pleasing and natural infrastructure practices configuration"

COMMENTS Meandering walkways and bikeways may not be appropriate in form and may require too much space for urban infill scenarios

Retention Basins

Do they truly mean "retention" or is this term used to also include "detention" basins, which is more common in Central Arizona? These reqs precludes many "sunken plaza" rain garden/retention designs from occuring in tight urban spaces; if berms are minimizing views into retention basins, there is no incentive for urban developers to design them to be positive sight amenities for the streetscape; retention basins that are naturalistic are not appropriate for urban infill settings, whereas "rectangular shapes" and "straight side slopes" are. Urban developers unlikely to see on-site stormwater capture as positive if the forms are

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Retention basin restrictions not appropriate for urban design or contemporary water harvesting / green infrastructure practices

Front yard setback area can not be more than 50% covered by stormwater retention; fill from excavation to be used to create berms to minimize street views into retention basins

Sect. 35-1903. Landscaping. 3.b; 6.b.9

POTENTIAL ACTIONS

Size limitation and "pleasing and natural configuration" may be overly restrictive for sunken plazas and rain gardens of a rectilinear, urban nature

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City of Chandler

Category Streetscape Landscaping

Current Adaptive Reuse Issues

Issue & Assistance streetscape standards

Current provisions Street frontage landscaping requirements are found in area plans

PERMITTED USES BY ZONE Mixed Use in Commercial Zones

Residential uses (MF, SF) in C-1, C-2, and C-3 require a use permit

Artistic programming in Commercial Zones

Artistic Programs or events in C-1, C-2, and C-3 require a use permit

CITY CENTER DISTRICT (CCD) Applicability

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geographic extents of CCD The City Center District (CCD) applies exclusively to those lots and parcels of land which front directly upon San Marcos Place, Arizona Place, Buffalo Street, Boston Street, and Arizona Avenue between Chandler Boulevard and Buffalo Street,

CODE REFERENCE Sect. 35-1903. 5.f

COMMENTS POTENTIAL ACTIONS Placing streetscape standards in area plans is confusing to the applicant and potentially leaves commercial-zone areas of town without streetscape guidance if such a plan does not overlay the site

Article XXI. Table of Permitted Uses for Nonresidential Districts Sect. 35-2100 Process of acquiring a use permit may be a costly, time-consuming deterrent to developers' pursuit of small-scale mixed-use developments Sect. 35-2100

Process of acquiring a use permit may be a costly, time-consuming deterrent to developers' pursuit of small-scale commercial developments with artistic programming (outside of gallery space)

Article XXXII. City Center District Sect. 35-3201-Applicability

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City of Chandler

Current Adaptive Reuse Issues

Category Applicability

Issue & Assistance rezoning from CCD to PAD required to exempt from this article

Applicability

Types of projects this CCD The regulations of this district shall articles apply to apply to all new uses, changes of use, expansions of use, new building construction, building expansions, and facade renovations.

Sect. 35-3201-Applicability.C

More restrictive than general site development plan requirements

Applicability

Grandfathered uses exempted from CCD articles

Sect. 35-3201-Applicability.C

Does this prevent any land use changes from occuring for parcels that have been made significantly non-conforming by the CCD articles?

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Current provisions CODE REFERENCE Nothing herein shall prevent any owner Sect. 35-3201-Applicability.B of property within this district from seeking rezoning to a Planned Area Development (PAD) designation, for reason of new construction that features a building size, height, or other characteristic beyond the scope or limits of this district, yet which may meet the purpose and intent of a PAD designation as set forth in Section 1700 of the Zoning Code.

Any use lawfully existing at the time these regulations take effect, which subsequently become non-conforming by reason of use or development characteristic, may continue in such manner, provided however, that such use or characteristic shall not be discontinued for more than twelve (12) consecutive months, after which time such use or characteristic shall conform with these regulations.

COMMENTS PAD process may be cost-prohibitive to most small-scale infill projects

POTENTIAL ACTIONS

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City of Chandler

Category Applicability

Site Development Standards

Winter & Company

Current Adaptive Reuse Issues

Issue & Assistance Current provisions CODE REFERENCE Uses requiring use permit The following uses shall require Sect. 35-3203-Uses requiring use approval in CCD approval of a use permit by City permit approval. (CCD zoning Council, upon recommendation by the district) Planning and Zoning Commission, subject to the review and approval criteria set forth in Section 35-305 of the Zoning Code: public assembly, commercial recreation, liquor licenses (with many form-based restrictions), ground-floor offices, upper floor Types of projects CCD Prior to development, redevelopment, Sect. 35-3204-Site Development articles apply to building or structure construction or Standards reconstruction; building or structure expansion, enlargement, structural alteration, or facade renovation, upon any property within this District; or any expansion of a use permitted by right in this District exceeding twenty (20) percent of a building's or structure's existing floor area; the property owner shall comply with the following development standards:

COMMENTS use permit approval process may discourage many desirable small-scale uses such as public meeting halls, gyms, professional offices, livework, etc., due to cost and time required.

POTENTIAL ACTIONS

Faรงade renovation within the CCD requires site development standard application, but not outside of CCD, which could be a source of confusion for the applicant

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City of Chandler

Current Adaptive Reuse Issues

Category Site Development Standards

Issue & Assistance Zero setback allowance within the CCD

Site Development Standards

Third-story development allowance within the CCD

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Current provisions CODE REFERENCE Building setbacks: Any building or Sect. 35-3204-Site Development structure may be located at a zero (0) Standards.A setback from the front, side, and rear property lines, provided however, that all building walls, openings, and exterior materials shall meet the applicable requirements of the Uniform Building Code and Fire Code as adopted by the City of Chandler.

Building height: No building or Sect. 35-3204-Site Development structure shall exceed thirty (30) feet at Standards.B the building setback line, provided however, that a building may exceed such height if at no point does it project above a line sloping inward and upward at a forty-five (45) degree angle at the required height and setback line, to a maximum height of forty-five (45) feet.

Any building or structure that does not meet these height limitations may be considered under a Planned Area Development application, in accordance with the requirements as

COMMENTS POTENTIAL ACTIONS The CCD is the only zone in the City that allows zero setback from property lines. Allowing similar zero setbacks to adaptive reuse properties outside of the CCD could allow for a greater range of creative architectural design solutions, and greater densities; and therefore encourage their redevelopment.

The CCD is the only zone in the City that allows three-story buildings at the building setback line. Allowing similar heights to adaptive reuse properties outside of the CCD could allow for a greater range of creative architectural design solutions and greater densities; and therefore encourage their redevelopment.

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City of Chandler

Current Adaptive Reuse Issues

Category Site Development Standards

Issue & Assistance 100% lot coverage allowance in CCD

Site Development Standards

Parking requirement exemptions for parcels in CCD

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Current provisions CODE REFERENCE Lot coverage: Any building or structure Sect. 35-3204-Site Development as permitted herein may occupy up to Standards.C one hundred (100) percent of the lot area, provided however, that such maximum building coverage shall not preclude compliance with any stormwater drainage requirements, or with the applicable requirements of the Uniform Building Code and Fire Code as adopted by the City of Chandler Any building or use lawfully existing at Sect. 35-3204-Site Development the effective date of this ordinance, Standards.F including any renovation or remodeling that does not expand the total gross floor area of an existing building, shall be exempt from the parking schedule set forth in section 35-1804 of this

COMMENTS POTENTIAL ACTIONS The CCD is the only zone in the City that allows over 55% lot coverage. Allowing similar lot use to adaptive reuse properties outside of the CCD could allow for a greater range of creative architectural design solutions and greater densities; and therefore encourage their redevelopment.

The CCD is the only zone in the City that allows exemptions from parking requirements for buildings undergoing adaptive reuse that does not incread floor area. Similar exemptions could be applied to commercial-zoned parcels outside of the CCD.

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City of Chandler

Category Architectural plan review (in CCD)

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Current Adaptive Reuse Issues

Issue & Assistance Applicability and Architectural Review Committee organization

Current provisions CODE REFERENCE Approval required: Prior to Sect. 35-3205-Architectural Plan development, redevelopment, building Review or structure construction or reconstruction; building or structure expansion, enlargement, structural alteration, or facade renovation, upon any property within this District; or any expansion of a use permitted by right in this District exceeding twenty (20) percent of a building's or structure's existing floor area; or any sign installation that does not fully comply with the standards and requirements set forth in section 39-9.18 of the Chandler City Code; the property owner or agent shall secure approval of the building or structure exterior from the Architectural Review Committee, except where design of the exterior has been approved as part of the use

COMMENTS POTENTIAL ACTIONS Architectural Review of projects such as faรงade renovations is not intended to be used outside of the CCD. This could be a source of confusion for the applicant.

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City of Chandler

Category

Current Adaptive Reuse Issues

Issue & Assistance

Current provisions

CODE REFERENCE

COMMENTS

POTENTIAL ACTIONS

BUILDING & LIFE SAFETY Sprinkler systems

Requirement to sprinkler existing space can be a cost burden

Exiting requirements Restrooms

ENGINEERING Auto access

UTILITIES

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