Camelback Village Minor General Plan Amendment A 14.73-acre Master Planned Community Northeast of 84th Lane and Camelback Road Glendale, Arizona 1st Submittal June 30, 2017 2nd Submittal August 29, 2017 Hillstone Homes
TABLE OF CONTENTS 1.0 Executive Summary... 1 2.0 Current Site Conditions... 1 2.1 Location Description... 1 2.2 Legal Description... 1 2.3 Existing Zoning... 2 2.4 Drainage and Utility Infrastructure... 2 2.5 Relationship to Surrounding Properties... 3 2.6 Accessibility... 3 3.0 Intended Plan of Development... 3 4.0 Project Goals and Objectives... 4 5.0 Conclusion... 6 FIGURES Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Vicinity Map Aerial Map Existing General Plan Land Use Proposed General Plan Land Use Existing Zoning Map Proposed Zoning Map APPENDICES Appendix A Appendix B Appendix C Appendix D Property Owner Authorization Maricopa County APN Map ALTA Survey Legal Description i
PROJECT TEAM Property Owner and Developer Lou Turner Hillstone Homes 9014 North 23 rd Avenue Suite 12 Phoenix, Arizona 85021 Owners Representative David Maguire Land Solutions, Inc. 4121 West Oraibi Drive Glendale, Arizona 85308 Project Management and Engineering Frank Koo, PE Wood, Patel & Associates, Inc. 2051 West Northern Avenue, Suite 100 Phoenix, Arizona 85021 Land Planning David Maguire Land Solutions, Inc. 4121 West Oraibi Drive Glendale, Arizona 85308 Landscape Architect Tim McQueen TJ McQueen & Associates 8433 East Cholla Street, Suite 101 Scottsdale, Arizona 85260 Traffic Consultant Andrew Smigielski, PE, PTOE, PTP Southwest Traffic Engineering, LLC 3838 North Central Avenue, Suite 1810 Phoenix, Arizona 85012 ii
1.0 Executive Summary Hillstone Homes is pleased to propose another quality City of Glendale neighborhood - Camelback Village (Project). This exciting new gated neighborhood is a proposed 14.73-acre Planned Residential Development (PRD) located north of Camelback Road between 83rd Avenue and 85th Avenue. We are submitting a Minor General Plan Amendment (GPA), a Residential Rezone with a Planned Residential Development (PRD) overlay, as well as a Preliminary Plat, concurrently. This narrative summarizes the GPA and PRD. The existing General Plan Land Use Designation is Low Density Residential (LDR) (1-2.5 du/ac). The proposed General Plan Land Use Designation is Medium Density Residential (MDR) (3.5-5.0 du/ac). Camelback Village will be comprised of 53 lots situated around private streets and a centrally located recreational amenity. The PRD Booklet has a more detailed description of the neighborhood, conformance with the Residential Design and Development Manual, circulation and access, maintenance of streets and common areas, and public utilities and services. Also, the Preliminary Plat provides detailed lot dimensions, orientation, etc. 2.0 Current Site Conditions 2.1 Location Description The Project is located within the City of Glendale General Planning Area. More specifically, the Project is located north of Camelback Road and approximately 660 feet west of 83rd Avenue. Refer to Figure 1 Vicinity Map for project location. South of Camelback Road is within City of Phoenix jurisdiction. Camelback Road is classified as a major arterial street with a 130-foot right-of-way. The main access to the Project will be located from Camelback Road. Refer to Figure 2 - Aerial Map for location and additional information. 2.2 Legal Description Title Report File No.: 26170050-026-NM2 PARCEL NO. 1: The northwest quarter of the southeast quarter of the southeast quarter of Section 15, Township 2 North, Range 1 East, of the Gila and Salt River Base and Meridian, Maricopa County, Arizona. Title Report File No.: 26170049-026-NM2 PARCEL NO. 1: (Tax Parcel No. 102-11-001P) The east half of the southwest quarter of the southeast quarter of the southeast quarter of Section 15, Township 2 North, Range 1 East, of the Gila and Salt River Base and Meridian, records of Maricopa County, Arizona; except the south 50 feet. 1
PARCEL NO. 2: (Tax Parcel No. 102-11-001N) The north 10 feet of the south 50 feet of the east 330 feet of the west 660 feet of the east half of the southeast quarter of Section 15, Township 2 North, Range 1 East, of the Gila and Salt River Base and Meridian, records of Maricopa County, Arizona. 2.3 Existing Zoning The current General Plan reflects a use of Low Density Residential. Refer to Figure 3 - Existing General Plan Use for existing land uses and Figure 5 Existing Zoning Map for the Project and surrounding area. The current zoning is SR-17. 2.4 Drainage and Utility Infrastructure Drainage The area on and surrounding the Property generally slopes to the southwest. The properties immediately to the north of the Project are either undeveloped vacant parcels or large residential lots. These properties are currently flood irrigated with depressed yard that will retain the storm runoff. The property immediately north of the Project is lower than the Project site, and it will retain its own storm runoff. The Project will be designed to retain the onsite 100-year, 2-hour post-development runoff. The retention volume will also account for the half-street runoff from Camelback Road. The ultimate site outfall is at the southwest corner of the site adjacent to Camelback Road. The storm runoff leaving the Project site will not increase from the historical level. All finished floor elevations will be set at a minimum of 12 inches above the adjacent 100-year high water elevation. They will also be set at a minimum of 6 inches above the adjacent high curb, and 14 inches above the adjacent low curb, whichever is higher. Drainage design will be in accordance with all applicable City of Glendale standards. Water The Project is located within the City of Glendale service area. Currently, there is an 8- inch waterline on the north side of Camelback Road, and a 12-inch waterline on the west side of 83rd Avenue. An 8-inch looped system is proposed to serve the Project. The looped system will tap into both waterlines at Camelback Road and 83rd Avenue. The 8-inch waterline from 83rd Avenue will be located in a 30-foot access easement that connects 83rd Avenue to the Project site. Wastewater The Project is located within the City of Glendale service area. Currently, there is a 48- inch sanitary sewer line on the north side of Camelback Road. It is approximately 14 feet deep. The Project will be served with a network of 8-inch sanitary sewer lines, and it will outfall to the 48-inch line in Camelback Road. 2
2.5 Relationship to Surrounding Properties Currently, the Property is mostly vacant with a horse stable near Camelback Road. The land uses proposed with this Minor General Plan Amendment enhance the existing and future uses planned for the surrounding and nearby properties. The surrounding properties to the north, east, and west are located in City of Glendale. The area to the south is within City of Phoenix. The land uses and General Plan land use designations are described below. West First Baptist Bible Church is located immediately west of the lower parcel (102-11-001P) and south of the upper parcel (102-11-001D). It is zoned SR-17. Camelback Park is a residential subdivision located immediately west of the upper parcel (102-11-001D). It is zoned R1-8. Minimum lot size is approximately 60 feet by 100 feet. However, lots immediately adjacent to the Project are larger, with a minimum width of 100 feet. East Immediately east of the upper Parcel (102-11-001D) are two parcels, 102-11-001J and 102-11-001W. Parcel 102-11-001J is approximately 4.6 acres, and has a few building structures onsite. Parcel 102-11-001W is approximately 3.1 acres, and it is currently vacant. Both parcels are zoned SR-17. Immediately east of the lower parcel (102-11-001P), and a portion of the upper parcel (102-11-001D), is a commercial parcel owned by Walmart. It is currently zoned SC, and is vacant. South South of Camelback Road is in City of Phoenix jurisdiction. Horizons on Camelback Unit 3 is a residential subdivision, zoned R1-6. Immediately east of Horizons on Camelback Unit 3 is a commercial parcel, currently zoned C-1. 2.6 Accessibility The Project is readily accessible from Camelback Road, which is currently paved with two (2) lanes in each direction, plus a striped median. An emergency access can be provided through a 30-foot ingress and egress easement from 83 rd Avenue to the east edge of the Property. 3.0 Intended Plan of Development Proper land use planning and engineering is essential to establishing a successful and sustainable planned neighborhood. The Project Team is committed to creating a high quality, sustainable community for the residents by offering a variety of lot sizes that will accommodate numerous floor plans and elevations, complimenting a range of lifestyles. The intended plan of development offers a mix of single-family housing and recreational opportunities in a private, gated setting to meet the needs of the new residents. 3
In anticipation of residential growth near the Loop 101 Stadium Corridor, the Applicant is submitting an application for a Minor GPA to permit the introduction of a mix of single-family products. The existing General Plan Land Use for the Property is Low Density Residential (LDR). Refer to Figure 3, Existing General Plan Land Use for land use designations. Our proposed Amendment to the land use is to eliminate the LDR (1-2.5 du/ac) and replace it with Medium Density Residential (MDR) (3.5-5.0 du/ac) to permit a range of detached single-family home sites. With this change, a more diverse housing product is available, creating a more sustainable community while maintaining consistency and compatibility with the surrounding land uses. To achieve the desired land uses, the Applicant will pursue a rezoning of the site, from the current City of Glendale zoning of SR-17 to R1-8 PRD and R1-10 PRD. Please see Figure 6 for the proposed zoning. 4.0 Project Goals and Objectives General Plan Compliance: Goal HE-2: Glendale has a wide variety of housing types, styles and options. Camelback Village mindfully incorporates seven (7) diverse housing products, with three (3) elevations each, with lot sizes ranging from 55-foot wide to 70-foot wide lots near the adjacent larger-lot residential properties. Policy HE-2.1: The City should require a variety in siting, floor plans, elevations, massing, materials, and color schemes in housing units included in new residential developments. In addition to the prior response, this proposal also provides side-entry garage options, front porches, many color scheme and stone front options and privacy lots. Policy HE-2.10: The City shall support housing that promotes inter-generational housing products. The proposed floor plans have found success in other Hillstone communities with all age groups from young singles to young marrieds, with and without children, ranging all the way to retirees. Goal HE-3: Glendale has housing options that meet the range of socioeconomic needs of the City s current and future residents. Policy HE-3.7: The City shall encourage planned residential communities to provide a range of housing options and promote socioeconomic balance in the Glendale housing supply. Our proposed gated neighborhood provides housing options in a unique setting, allowing affordable housing in a private environment. Goal HE-5: Glendale has diverse, safe, resource-efficient, and high-quality housing options that blend with and enhance its image. 4
Policy HE-5.1: The City shall encourage creatively-designed subdivision layouts, particularly layouts in which open space and recreational amenities are thoughtfully integrated throughout. Camelback Village is a gated neighborhood of 53 high-quality homes within an in-fill property that creatively uses an irregularly-shaped parcel. The beautifully-landscaped entry along Camelback Road provides a setback to the homes of over 130 feet. In addition, a landscaped open space is centrally located for optimum access. Policy HE-5.2: The City shall encourage housing developments to incorporate the highest possible cost and quality-effective level of amenities, sustainable design, durability, and architectural quality. The proposed homes incorporate all the latest technology and quality materials and construction techniques expected by sophisticated buyers in today s market. The heavilylandscaped entry, tree-lined streets, and central park area will add to the sustainability of the neighborhood. Policy HE-5.3: The City should develop safe, well-built, attractive housing that adds variety to neighborhoods; thereby serving as a catalyst for the improvement of the surrounding neighborhoods. Camelback Village will set the new quality standard for the area. The front entry experience will be a beautiful addition to the street scene. Goal HE-6: Residential areas relate to work places. Policy HE-6.2: The City shall encourage housing in close proximity to designated employment land uses. The location of this proposed neighborhood is very close to the Loop 101 employment corridor. Goal UD-1: Visual identities and transitions between districts and neighborhoods. Policy UD-1.3: The City should create landscaping as an important aesthetic and unifying element of neighborhoods. Proposed landscaping will follow the prescribed landscape theme for Camelback Road. Furthermore, the tree-lined streets will unify the neighborhood. Goal CRR-2: Infill development is a top priority. Policy CRR-2.1: The City shall encourage and support infill development to take advantage of existing infrastructure, community and educational facilities, and enhance existing neighborhoods. The assemblage of two vacant in-fill parcels will enhance the existing infrastructure by providing a water loop between 83rd Avenue and Camelback Road, and by providing a stubbed waterline to accommodate further potential development to the north. The proposed quality of Camelback Village will enhance the existing area. 5
Goal NPR-3: Regulations and standards for livability guide existing and future neighborhoods. Policy NPR-3.1: The City shall establish residential property maintenance standards and related provisions, and enforce these by emphasizing voluntary compliance with regulatory provisions. A strict set of CC&R.s will be developed to ensure neighborhood sustainability. Policy NPR-3.2: The City shall encourage the use of HOAs and Covenants, Conditions, and Restrictions (CC&Rs) by developers of new residential neighborhoods to provide guidance and private enforcement of desired design and maintenance concerns. A strict set of CC&Rs will be developed to ensure neighborhood sustainability. Policy NPR-3.3: The City shall prescribe landscaping and screening devices as appropriate for land use buffers and greenbelts. An 8-foot-high wall will be constructed to help attenuate the noise from Camelback Road. The wall will be set behind a very large and lushly landscaped front entry. Goal EP-9: Urban heat island effects are minimized through development techniques. Policy EP-9.1: The City shall adopt design and landscaping standards to provide outdoor shade, reduce heat reflection, and implement other strategies to mitigate the urban heat island effect. The proposed street design incorporates separated sidewalks with regularly-spaced street trees to provide a shaded street scene. Additionally, shade trees will be used extensively in the common open space recreation area and the front entry. 5.0 Conclusion Camelback Village proposes a livable and cohesive community, offering a diversity of housing product; a centrally-located park with amenities to encourage family and neighborhood interaction in a private gated setting. This vision and General Plan Amendment will provide the catalyst to continue the vision of the City of Glendale. 6
FIGURES
Figure 1 Vicinity Map
BETHANY HOME ROAD PINNACLE PEAK DEER VALLEY BEARDSLEY UNION HILLS DR. BELL GREENWAY THUNDERBIRD CACTUS PEORIA OLIVE NORTHERN GLENDALE BETHANY HOME CAMELBACK 115TH 107TH 99TH 91ST 83RD 75TH 67TH 59ST 51ST 43RD RD. RD. RD. DR. RD. RD. RD. AVE. AVE. AVE. AVE. AVE. RD. RD. 91ST AVENUE PROJECT SITE CAMELBACK ROAD VICINITY MAP N.T.S. MISSOURI AVENUE N Z:\2017\174644\Dwg\Exhibits\4644-GPA Exhibits.dwg 85TH AVENUE 83RD AVENUE NOT FOR CONSTRUCTION OR RECORDING OOD/PATEL WMISSION: CLIENT SERVICE (602) 335-8500 WWW.WOODPATEL.COM CAMELBACK VILLAGE DATE: SCALE: 6/30/2017 N.T.S. JOB NO.: DESIGN: 174644 DRAWN: FIGURE 1 VICINITY MAP FK SU SHEET 1 OF 1
Figure 2 Aerial Map
BETHANY HOME ROAD ALIGNMENT N PROPOSED STONEHAVEN PAD MISSOURI AVENUE 91ST AVENUE 85TH AVENUE CAMELBACK VILLAGE 83RD AVENUE Z:\2017\174644\Dwg\Exhibits\4644-GPA Exhibits.dwg NOT FOR CONSTRUCTION OR RECORDING CAMELBACK ROAD OOD/PATEL WMISSION: CLIENT SERVICE (602) 335-8500 WWW.WOODPATEL.COM CAMELBACK VILLAGE DATE: SCALE: 6/30/2017 N.T.S. JOB NO.: DESIGN: 174644 DRAWN: FIGURE 2 AERIAL MAP FK SU SHEET 1 OF 1
Figure 3 Existing General Plan Land Use
N CAMELBACK VILLAGE Z:\2017\174644\Dwg\Exhibits\4644-GPA Exhibits.dwg NOT FOR CONSTRUCTION OR RECORDING OOD/PATEL WMISSION: CLIENT SERVICE (602) 335-8500 WWW.WOODPATEL.COM CAMELBACK VILLAGE FIGURE 3 EXISTING GENERAL PLAN LAND USE DATE: SCALE: 6/30/2017 N.T.S. JOB NO.: DESIGN: 174644 DRAWN: FK SU SHEET 1 OF 1
Figure 4 Proposed General Plan Land Use
N CAMELBACK VILLAGE Z:\2017\174644\Dwg\Exhibits\4644-GPA Exhibits.dwg NOT FOR CONSTRUCTION OR RECORDING OOD/PATEL WMISSION: CLIENT SERVICE (602) 335-8500 WWW.WOODPATEL.COM CAMELBACK VILLAGE FIGURE 4 PROPOSED GENERAL PLAN LAND USE DATE: SCALE: 6/30/2017 N.T.S. JOB NO.: DESIGN: 174644 DRAWN: FK SU SHEET 1 OF 1
Figure 5 Existing Zoning Map
N CAMELBACK VILLAGE Z:\2017\174644\Dwg\Exhibits\4644-GPA Exhibits.dwg SR-17 CAMELBACK VILLAGE NOT FOR CONSTRUCTION OR RECORDING W FIGURE 5 EXISTING ZONING MAP OOD/PATEL MISSION: CLIENT SERVICE (602) 335-8500 WWW.WOODPATEL.COM DATE: 6/30/2017 JOB NO.: 174644 SCALE: N.T.S. DESIGN: DRAWN: FMK SU SHEET 1 OF 1
Figure 6 Proposed Zoning Map
N CAMELBACK VILLAGE R1-8 PRD Z:\2017\174644\Dwg\Exhibits\4644-GPA Exhibits.dwg R1-7 PRD CAMELBACK VILLAGE NOT FOR CONSTRUCTION OR RECORDING W FIGURE 6 PROPOSED ZONING MAP OOD/PATEL MISSION: CLIENT SERVICE (602) 335-8500 WWW.WOODPATEL.COM DATE: 6/30/2017 JOB NO.: 174644 SCALE: N.T.S. DESIGN: DRAWN: FMK SU SHEET 1 OF 1
APPENDICES
Appendix A Property Owner Authorization
Appendix B Maricopa County APN Map
N CAMELBACK VILLAGE Z:\2017\174644\Dwg\Exhibits\4644-GPA Exhibits.dwg NOT FOR CONSTRUCTION OR RECORDING OOD/PATEL WMISSION: CLIENT SERVICE (602) 335-8500 WWW.WOODPATEL.COM CAMELBACK VILLAGE DATE: SCALE: 6/30/2017 N.T.S. JOB NO.: DESIGN: 174644 DRAWN: ASSESORS MAP FK SU SHEET 1 OF 1
Appendix C ALTA Survey
Appendix D Legal Description
File No.: 26170049-026-NM2 EXHIBIT A THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF MARICOPA, STATE OF ARIZONA AND IS DESCRIBED AS FOLLOWS: PARCEL NO. 1: (Tax Parcel No. 102-11-001P) The East half of the Southwest quarter of the Southeast quarter of the Southeast quarter of Section 15, Township 2 North, Range 1 East of the Gila and Salt River Base and Meridian, records of Maricopa County, Arizona; EXCEPT the South 50 feet. PARCEL NO. 2: (Tax Parcel No. 102-11-001N) The North 10 feet of the South 50 feet of the East 330 feet of the West 660 feet of the East half of the Southeast quarter of Section 15, Township 2 North, Range 1 East of the Gila and Salt River Base and Meridian, records of Maricopa County, Arizona. 72C101A (6/06) 2 ALTA Commitment 2006 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.
File No.: 26170050-026-NM2 EXHIBIT A THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF MARICOPA, STATE OF ARIZONA AND IS DESCRIBED AS FOLLOWS: PARCEL NO. 1: The Northwest quarter of the Southeast quarter of the Southeast quarter of Section 15, Township 2 North, Range 1 East of the Gila and Salt River Base and Meridian, Maricopa County, Arizona. PARCEL NO. 2: An easement for ingress and egress over the South 15 feet of the North half of the Northeast quarter of the Southeast quarter of the Southeast quarter of Section 15, and over the North 15 feet of the South half of the Northeast quarter of the Southeast quarter of the Southeast quarter of Section 15, all Township 2 North, Range 1 East of the Gila and Salt River Base and Meridian, Maricopa County, Arizona 72C101A (6/06) 2 ALTA Commitment 2006 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association.