PLANNING COMMISSION REPORT

Transcription

1 PLANNING COMMISSION REPORT MEETING DATE: 04/05/2018 FROM: PRESENTED BY: Diana Figueroa, Management Assistant Jeremy Underwood, Planner SUBJECT GPA17-09 and ZON17-14 El Prado: A request by Susan Demmitt with Gammage & Burnham, LLP representing Taylor Morrison/Arizona, Inc. to amend the General Plan for acres from LDR (Low Density Residential) to MDR (Medium Density Residential). The applicant also seeks to rezone the property from SR-17 (Suburban Residential) to R1-6 and R1-8 (Single Residence) with a PRD (Planned Residential Development) overlay. The site is located at the northwest corner of Camelback Road and 79 th Avenue. REQUESTS Amend the General Plan from LDR (Low Density Residential, du/ac) to MDR (Medium Density Residential, du/ac). Rezone from SR-17 (Suburban Residential) to R1-6 PRD and R1-8 PRD (Single- Residence, Planned Residential Development Overlay). APPLICANT/OWNER Susan Demmitt with Gammage & Burnham / LLP/Taylor Morrison, Arizona, Inc. REQUIRED ACTION The Planning Commission must conduct a public hearing and determine if this request is in the best long-term interest of the neighborhood and consistent with the General Plan. SUMMARY The applicant is requesting an amendment to the General Plan, which would redesignate approximately acres from LDR (Low Density Residential, du/ac) to MDR (Medium Density Residential, du/ac). In addition to the General Plan Amendment, the applicant also seeks to rezone the property from SR-17 (Suburban Residential) Zoning District to R1-6 PRD and R1-8 PRD (Single-Residence)

2 Zoning District with a Planned Residential Development overlay. The site is located on the northwest corner of Camelback Road and 79 th Avenue in the Yucca District. BACKGROUND INFORMATION General Plan Designation: The property is designated as LDR (Low Density Residential, du/ac). Property Location and Size: The property is located at 7932 West Camelback Road (NWC 79 th Ave & Camelback Road) and is approximately acres in size. History: No land use actions, including rezoning, conditional use permits, or General Plan amendments have been granted to the subject property. Design Review: Design Review approval is required for the house product lines that will be built in association with the El Prado subdivision. No application for Design Review has been submitted at this time. Project Details: A rezone of the subject site to R1-6 and R1-8 with a PRD (Planned Residential Development) overlay would allow the property to be developed as El Prado. Currently, only one (1) existing single-family home is located on the subject property. If approved, the lone existing single-family home would be removed in order to allow for the development of the El Prado subdivision. This general plan amendment and rezoning request is necessary in order for PP17-07 to proceed as a subdivision of the property into 79 lots. If approved, the zoning would be subject to the development standards applied through the PRD overlay to establish El Prado. The development standards comparison between the R1-6 and the proposed R1-6 PRD for El Prado are identified below: DEVELOPMENT EXISTING R1-6 PROPOSED R1-6 PRD Minimum Lot Area 6,000 sq. ft. 5,100 sq. ft. Minimum Lot Width Minimum Lot Depth Minimum Front Yard Setback 15 to living area; Minimum Side Yard 5 & 10 5 & 5 Minimum Street Side Yard Minimum Rear Yard Maximum Building Height Maximum Lot Coverage 40% 50% 15 to living area;

3 The applicant is proposing a transitionary zoning area of R1-8 PRD between the R1-6 PRD zoning within the development and the lower-density SR-17 zoning to the west of the site. The development standards comparison between the R1-8 and the proposed R1-8 PRD for El Prado are identified below: DEVELOPMENT EXISTING R1-8 PROPOSED R1-8 PRD Minimum Lot Area 8,000 sq. ft. 8,000 sq. ft. Minimum Lot Width Minimum Lot Depth Minimum Front Yard Setback 15 to living area; Minimum Side Yard 5 & 10 5 & 5 Minimum Street Side Yard Minimum Rear Yard Maximum Building Height Maximum Lot Coverage 40% 45% 15 to living area; The proposed lot sizes of the 79-lot El Prado development range in size from 5,102 sq. ft. to 13,073 sq. ft., with a typical lot size of 45 x 115 (5,175 sq. ft.). Each lot will have access to a private street. In addition, there are various landscape tracts, open space, and storm water retention areas identified on the preliminary plat throughout the project. The open space area (including landscaping areas & storm water retention areas) totals 4.93 acres in size (23% of the gross project area). These open space features will be owned and maintained by the homeowners association. CERTIFICATE OF ADEQUATE SCHOOL FACILITIES: The subject property is located within the Glendale Elementary School District (GESD #40) and Glendale Union High School District (GUHSD #205). The applicant has met with both school districts to ensure that there are adequate school facilities in their respective districts. Both GESD #40 and GUHSD #205 confirmed that the school districts have adequate facilities to accommodate the projected number of new students within the school districts attendance areas that will be generated by the rezoning request. Copies of the certificates are provided as attachments. CITIZEN PARTICIPATION TO DATE: Applicant s Citizen Participation Process: On November 28, 2017, the applicant mailed notification letters to adjacent property owners and interested parties notifying the public of a neighborhood meeting which was held December 13, 2017 at Copper Canyon High School. At the neighborhood meeting, there were eight (8) neighbors/interested party listees in attendance, in addition to the applicant and city staff. The attendees concerns centered around the single access point

4 for the subdivision as well as traffic safety on 79 th Avenue. 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 March 15, Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on March 16, The property was posted on March 20, STAFF FINDINGS AND ANALYSIS General Plan Amendment Findings: The amendment is consistent with the policies and objectives of the rest 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 adjacent General Plan designations in the area. The proposal will be compatible with other existing, planned and anticipated residential densities in the area. Rezoning Findings: The General Plan amendment and subsequent rezoning is consistent with the policies and objectives of the Glendale General Plan. The proposal, when developed, would provide a quality living environment and accommodate desired lifestyles. The necessity of adequate school facilities, per Section (Adequate School Facilities) is applicable and has been sufficiently addressed. The type and quality of the house products will be evaluated through the City s Design Review process that is required for approving the housing products of all subdivisions built within Glendale. Analysis: All applicable city departments have reviewed this proposal and recommended approval or conditional approval of the rezoning request. If approved, the proposal will develop an underutilized infill site which is currently vacant. Street improvements, including widening of 79 th Avenue, will help alleviate some traffic concerns in the neighborhood. Public school districts have indicated that adequate school facilities exist for the projected number of students which are a result of the proposed rezoning. Staff supports the proposed lot size, street layout and open space of El Prado.

5 RECOMMENDATION The Planning Commission should recommend approval of request GPA17-09 as written. The Planning Commission should recommend approval of ZON17-14, subject to the following stipulation: 1. Development shall be in substantial conformance with the development plan outlined in the PRD document, dated January 30, PROPOSED MOTION Move to recommend approval of GPA17-09, as written. Move to recommend approval of ZON17-14, subject to the stipulation contained in the staff report. ATTACHMENTS: 1. Applicant s Development Booklet, dated January 30, Citizen Participation Final Report (without mailing labels), received February 12, Certificates of Adequate Schools. 4. General Plan Map. 5. Vicinity Zoning Map. 6. Aerial Photograph, dated May 2017.