PLANNING COMMISSION REPORT

Transcription

1 PLANNING COMMISSION REPORT CASE: WINDSOR COURT GPA18-05 & ZON18-06 CASE #: GPA18-05 & ZON18-06 MEETING DATE: 12/06/2018 FROM: Thomas Ritz, Senior Planner, Planning, SUBJECT WINDSOR COURT GPA18-05 AND ZON18-06: A request by the property owner, for a General Plan Amendment from Low Density Residential up to 1 dwelling unit per acre and Office to Medium Density Residential up to 5.0 dwelling units per acre and rezoning from A-1 (Agricultural) and C-O (Commercial Office) to R1-6 PRD (Single Residence with a Planned Residential Development Overlay) on approximately 5 acres. The site is located north of the northwest corner of 61 rd Avenue and Bell Road (17200 North 61st Avenue) and is in the Sahuaro District. Staff Contact: Thomas Ritz, AICP, Senior Planner (623) REQUEST General Plan Amendment from Low Density Residential up to 1 dwelling unit per acre and Office to Medium Density Residential up to 5.0 dwelling units per acre. Rezone from A-1 (Agricultural) and C-O (Commercial Office) to R1-6 PRD (Single Residence with a Planned Residential Development overlay). This request would allow a 24-lot single family subdivision with all lots at least 4,000 square feet. APPLICANT/OWNER Zachary Pebler of Zachary Pebler PLLC / MC AZ Property LLC. REQUIRED ACTION The Planning Commission must conduct a public hearing, determine if these requests are in the best long-term interest of the neighborhood, are consistent with the General Plan, and then make a recommendation to the City Council. BACKGROUND INFORMATION

2 General Plan Designation: The property land use designations are Low Density Residential up to 1 dwelling unit per acre and Office. Property Location and Size: The property is located at North 61st Avenue and is approximately 5 acres in size. History: The property was annexed to the City of Glendale on September 11, The southern half of the property was rezoned to C-O (Commercial Office) on February 20, Project Details: The site is currently vacant. The property has a single-family residence with outdoor storage zoned A-1 (Agricultural) to the north, vacant land which is the proposed location of the Hartford Court subdivision and a church which was formerly a movie theater both zoned PAD (Planned Area Development) to the east, a cell tower with a SU (Special Use District Overlay) and medical office building zoned CO (Commercial Office) to the south, and two residences with associated industrial uses zoned C-O (Commercial Office) and A-1 (Agricultural) to the west. The site is intended to be developed as a 24-lot single-family subdivision. Minimum lot sizes are proposed to be 4,000 square feet. The site is currently divided into 4 parcels. These parcel lines will be eliminated as part of the platting process. As part of the development process, full half street improvements to 61 st Avenue will be constructed. The streets will be public, and the cul-de-sac bulb will also be sized to meet the city s requirements. Access to the subdivision will be from a single point from 61st Avenue. No lots will front on 61st Avenue, rather access will be from an internal street, 61st Drive. No home builder has been selected and no house product sizes have been determined at this time for the 24 proposed lots. CERTIFICATE OF ADEQUATE SCHOOL FACILITIES: Windsor Court is located within the Deer Valley Unified School District (DVUSD). The applicant has met with the school district to ensure that there are adequate school facilities. DVUSD confirmed that the school district has adequate facilities to accommodate the Windsor Court subdivision. A copy of the certificate is provided as an attachment. CITIZEN PARTICIPATION TO DATE: Applicant s Citizen Participation Process: On September 6, 2018, the applicant mailed notification letters to adjacent property owners and interested parties inviting them to a neighborhood meeting on September 27, 2018 at Greenbriar Elementary School. There was one attendee and no comments or concerns were raised at the formal neighborhood meeting. Prior to the formal neighborhood meeting, the applicant held an informal neighborhood meeting on January 10, 2018 at Greenbriar Elementary School where the owner of the

3 property located to the southwest attended and expressed interest in having an 8-foot perimeter wall separating the applicant s property and their trailer manufacturing facility, to which the applicant is agreeable. Another neighbor contacted the applicant by to notify the applicant that his water line goes across the property. This concern has been addressed by the applicant by leaving an open area between lots 6 and 7 for the line. The applicant s Citizen Participation Final Report is attached. Planning Commission Public Hearing: A Notice of Public Hearing was published in The Glendale Star on November 15, Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on November 21, The property was posted on November 15, STAFF FINDINGS AND ANALYSIS General Plan Amendment Findings: The amendment is consistent with the applicable policies and objectives of the General Plan; and The proposed amendment furthers the public health, safety and general welfare of the citizens of Glendale. Analysis: The proposed General Plan designation is appropriate for this site and is similar to an adjacent General Plan designation in the area. The proposal will be compatible with other existing, planned and anticipated residential densities in the area. If approved, the proposal will develop an underutilized infill site which is currently vacant. The proposed project will help aid the city to provide a variety of housing types, styles and options. Rezoning Findings: The rezoning is consistent with the policies and objectives of the General Plan. The proposed amendment furthers the public health, safety and general welfare of the citizens of Glendale. As the amendment is to the official Zoning Map, the proposed change will include any conditions necessary to mitigate any adverse impacts on the businesses, persons, or properties adjacent to the requested amendment. A finding is made that there are adequate school facilities, if the amendment is to the Official Zoning Map, and if Section (Adequate School Facilities) is applicable. Analysis: The City s Design Review process reviews and approves the housing products of all subdivisions built within Glendale. Stipulations are necessary to ensure appropriate right-of-way dedications and street improvements are completed at time of development. The public school district has indicated that adequate school facilities exist for the projected number of students which are a result of the proposed rezoning. If approved, the proposal will develop an underutilized infill site which is currently vacant.

4 RECOMMENDATION The Planning Commission should recommend approval of request GPA The Planning Commission should recommend approval of request ZON18-06 subject to the stipulations recommended by staff. PROPOSED MOTION Move to recommend approval of GPA18-05 Windsor Court. Move to recommend approval of ZON18-06 Windsor Court, subject to the following stipulations: 1. Development shall be in substantial conformance with the applicant s development booklet received November 20, The cul-de-sac must be 52.5 foot turning radius. 3. Developer to provide 8 perimeter wall in the area adjacent to the existing trailer manufacturing operation. Attachments Project Narrative Citizen Participation Certificate of Adequate School signed by Deer Valley Statement of Support Hensley Statement of Support Carlson Statement of Support Holgate General Plan Map Vicinity Zoning Map Aerial Photo

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44 61ST 60TH 58TH 64TH CAMPO AVENUE 64TH MDR 3.5 BELLO DRIVE LDR 2.5 ELEMENTARY SCHOOL EDU CAMPO BELLO MDR 3.5 DR. 59TH LN. OFC CAMPO BELLO MDR 5 DR. GREENBRIAR LDR 1 GC LDR 1 DRIVE MDR RD AVENUE GC GREENBRIAR LDR 1 OFC LDR 1 OFC OFC a LDR 2.5 MHDR 8 GC PC BELL ROAD DRIVE APS PF 59TH AVENUE MDR 5 GREENBRIAR 58TH AVE. 57TH MHDR 12 PC PC GC HDR 20 GC GC PC 62ND JUNIPER 61ST MDR 5 AVENUE 60TH PC PC WINDSOR COURT GENERAL PLAN AMENDMENT (GPA18-05) º LOCATION N. 61ST AVENUE REQUEST GENERAL PLAN AMENDMENT FROM LDR 1 (LOW DENSITY RESIDENTIAL, 0-1 DU/AC) TO MDR 5 (MEDIUM DENSITY RESIDENTIAL, DU/AC).

45 61ST 60TH 58TH 64TH CAMPO AVENUE 64TH GREENBRIAR R1-10 PRD Z R-3 Z BELLO C-2Z C-2 Z C-2 Z DRIVE RR-45 DRIVE C-2 Z R1-6 63RD AVENUE LOCATION N. 61ST AVENUE A-1 C-1 Z ELEMENTARY SCHOOL GREENBRIAR R-3 C-2 Z Z WINDSOR COURT º REZONING (ZON18-06) A-1 62ND JUNIPER 61ST CAMPO A-1 SU Z AVENUE C-O R1-6 Z R1-6 BELLO RR-45 A-1 SR-17 A-1 RR-45 ZON05-11 C-O Z C-2 Z C-O ZON13-02 G-O ZON15-12 C-2 Z a RR-45 ZON05-25 C-O Z C-O Z C-2 Z Z R1-6 PAD ZON17-03, Z TH DR. 59TH LN. RR-45 Z SR-17 Z PAD Z BELL ROAD C-2 Z-412 DRIVE APS A-1 59TH AVENUE GREENBRIAR CAMPO R-2 Z BELLO 58TH AVE. C-2 Z PAD Z-92-07, Z REQUEST REZONE FROM A-1 (AGRICULTURAL) TO R1-6 PRD (SINGLE RESIDENCE, PLANNED RESIDENTIAL DEVELOP- MENT). 57TH DR. R-3Z-85-08

46 62ND 61ST 61ST 60TH 60TH 59T 58TH 63RD ANGELA DR. 64TH CAMPO 64TH AVENUE ANGELA BELLO DRIVE DRIVE 63RD GREENBRIER ELEMENTARY SCHOOL CAMPO BELLO DR. 59TH LN. CAMPO ANGELA BELLO DR. DR GREENBRIAR DRIVE 63RD AVENUE GREENBRIAR a DRIVE APS 59TH AVENUE GREENBRIAR 58TH AVE. 57TH BELL ROAD JUNIPER AVENUE 60TH AVE Aerial Date: May 2017 WINDSOR COURT º GENERAL PLAN AMENDMENT & REZONING (GPA18-05 & ZON18-06)