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HomeMy WebLinkAboutMinutes - Minutes - Planning Commission - Meeting Date: 8/3/2017 (7) MINUTES CITY OF GLENDALE PLANNING COMMISSION CITY COUNCIL CHAMBERS 5850 WEST GLENDALE AVENUE GLENDALE,ARIZONA 85301 THURSDAY, AUGUST 3, 2017 6:00PM CALL TO ORDER The meeting was called to order at approximately 6:00pm. Commissioners Present: Chairperson Dobbelaere, and Vice Chairperson Hirsch, Commissioners Gallegos, Lenox, Harper, Moreno, and Crow were in attendance. City Staff Present: Tabitha Perry, Assistant Planning Director, Jon Froke, AICP, Planning Director, Thomas Ritz, AICP, Senior Planner, Jim Gruber, Chief Deputy City Attorney, and Diana Figueroa, Recording Secretary. APPROVAL OF MINUTES Chairperson Dobbelaere called for approval of the minutes. MAY 18, 2017 - PUBLIC HEARING — COMMISSIONER HARPER MADE A MOTION TO APPROVE THE MINUTES AS WRITTEN. COMMISSIONER GALLEGOS SECONDED THE MOTION WHICH WAS APPROVED WITH A VOTE OF 7 TO 0. JUNE 1, 2017 - WORKSHOP — COMMISSIONER LENOX MADE A MOTION TO APPROVE THE MINUTES AS WRITTEN. COMMISSIONER HARPER SECONDED THE MOTION WHICH WAS APPROVED WITH A VOTE OF 7 TO 0. WITHDRAWALS AND CONTINUANCES Chairperson Dobbelaere called for any withdrawals and/or continuances. There were none. PUBLIC HEARING ITEMS Chairperson Dobbelaere called for staff's presentation. He noted they will be changing the order of the agenda items. The first three will be heard concurrently. Jon Froke, AICP, Planning Director, stated that the Commission will take separate motions for each of the three items. 1. GENERAL PLAN AMENDMENT (GPA) GPA17-04 AND REZONING (ZON) APPLICATION ZON17-05: CANDANCE AT PARK PASEO (7300 WEST GRANDVIEW ROAD: The applicant is requesting to amend the general plan and rezone the property to accommodate the Cadence at Park Paseo subdivision. This is a proposal for a 50- lot single family subdivision on approximately 8.22 acres with a gross density of 6.09 dwelling units per acre. Approximately 2.24 acres of planned open space is 1 August 3,2017 Planning Commission Minutes provided. This represents 27% of the site. The typical lot size is 36' x 90' with an average lot size of 3,200 square feet. 2. PRELIMINARY PLAT (PP) PP17-03: CADENCE AT PARK PASEO SUBDIVISION(7300 WEST GRANDVIEW ROAD) This is a proposal for a 50-lot single family subdivision on approximately 8.22 acres with a gross density of 6.09 dwelling units per acre. Approximately 2.24 acres of planned open space is provided. This represents 27% of the site. The typical lot size is 36' x 90' with an average lot size of 3,541 square feet. Jon Froke, AICP, Planning Director, stated this was a request to amend the general plan and rezone the property to accommodate the Cadence at Park Paseo subdivision. He said it is a proposal for a 50-lot single family subdivision on approximately 8.22 acres with a gross density of 6.09 dwelling units per acre. Approximately 2.24 acres of planned open space is provided. He said that this represents 27% of the site. He noted the typical lot size is 36' x 90' with an average lot size of 3,200 square feet. Mr. Froke stated the property is currently designated as P/OS, Parks & Open Space and OFC, Office on the General Plan Land Use Map. He noted that if the General Plan Amendment is approved the new land use designation for the entire site would be Medium High Density Residential. He explained that a companion application PP17-03 has been filed to subdivide the site into 50 residential lots. He stated this general plan amendment and rezoning request is necessary in order for PP17-03 to proceed. If approved, the zoning would be subject to the development standards applied through the PRD overlay to establish Cadence at Park Paseo. On March 30, 2017, the applicant mailed notification letters to adjacent property owners and interested parties notifying the public of a neighborhood meeting which was held on Wednesday, April 12, 2017 at Foothills Elementary School. He stated there were two residents in attendance in addition to the applicant. Additionally, the participants did not express any concerns with Cadence at Park Paseo. In conclusion, Mr. Froke stated these requests do appear to meet the required findings. The Planning Commission should recommend approval of GPA17-04 and ZON17-05 subject to one stipulation listed in the staff report and approve PP17-03, subject to the stipulations listed in the staff report. He asked if the Commissioners had any questions. Chairperson Dobbelaere called for questions from the Commission. Commissioner Crow asked what the progress was with the school district negotiations. Mr. Froke stated the applicant can respond to that matter. Chairperson Dobbelaere asked for the applicant or representative to make their presentation. 2 August 3,2017 Planning Commission Minutes Taylor Earl, applicant's representative, stated he did not want to be repetitive on Mr. Froke's presentation. However, would like to state that they were very proud to represent this project and builder. He said they have represented KHovnanian across the valley on several projects. He said they were honored to have worked on other projects and have found that this company was very good at infill projects and KHovnanian has been able to turn difficult sites into something great. He added that they were ranked the third most trusted builder in the nation and have a great reputation. He displayed the site and map area. He discussed the difficulty with the drainage system and their proposal to have it corrected. He spoke about the amenities the project will contain as well as provided pictures to show the upgrades to the homes with indoor and outdoor living areas. Commissioner Moreno inquired as to how the water was being channeled. Mr. Earl explained that they have worked on that issue and the water has already been channeled. He noted the problem was the foliage. As a result, they are now maintaining the water flow with direction ditches. Commissioner Crow asked if the power lines were above or below ground. Mr. Earl stated that the power lines were mostly underground but come up at the Skunk Creek crossing then go back down again. Mr. Earl addressed the question regarding the negotiations with the school district. He explained that they are in agreement and have no concerns regarding the $1,000 per site contribution to the Peoria Unified School District. He noted that this stipulation will be completed after they close on the site. Chairperson Dobbelaere opened the public hearing. With no one wishing to speak, he closed the public hearing. _ Chairperson Dobbelaere asked for any additional comments. There were none. Chairperson Dobbelaere called for a motion. COMMISSIONER MORENO MADE A MOTION TO RECOMMEND APPROVAL OF GPA17-04. COMMISSIONER HARPER SECONDED THE MOTION, WHICH WAS APPROVED WITH A VOTE OF 7 TO 0. COMMISSIONER LENOX MADE A MOTION TO RECOMMEND APPROVAL OF ZON17-05 SUBJECT TO ONE STIPULATION LISTED IN THE STAFF REPORT. VICE CHAIR HIRSCH SECONDED THE MOTION, WHICH WAS APPROVED WITH A VOTE OF 7 TO 0. VICE CHAIR HIRSCH MADE A MOTION TO APPROVE PP17-03 SUBJECT TO FOUR STIPULATIONS LISTED IN THE STAFF REPORT. COMMISSIONER LENOX SECONDED THE MOTION,WHICH WAS APPROVED WITH A VOTE OF 7 TO 0. 3 August 3,2017 Planning Commission Minutes 3. REZONING APPLICATION ZON15-09: KENNELLY REZONING — 19822 NORTH 53RD AVENUE This is a request to rezone approximately one acre located south of the southwest corner of 53`i Avenue and Escuda Road from A-1 (Agricultural) to SR-30 (Suburban Residence). This rezoning would allow construction of a single-family home on a parcel which was created and does not meet the minimum size criteria for a parcel in the A-1 (Agricultural) zoning district. Thomas Ritz, AICP, Senior Planner, stated this was a request to rezone approximately one acre located south of the southwest corner of 53rd Avenue and Escuda Road from A-1 to SR-30. He said this rezoning would allow construction of a single-family home on a parcel which was created and does not meet the minimum size criteria for a parcel in the A-1 zoning district. Mr. Ritz stated the site is now vacant. He added that the property owner intends to construct an approximately 2,800 square foot single-family home on the property which will comply with all requirements of the SR-30 zoning district and all other development standards. He said the proposed home faces 53`d Avenue and will have a single driveway onto 53`d Avenue. The surrounding properties are all zoned A-1 and are either approximately 1 or 2 acres in size. Except for the parcel to west, which is vacant, all other surrounding parcels have single family homes on them. He explained that the Carmel Park subdivision is located approximately 160 feet south of this property and has no access onto 53`d Avenue. Mr. Ritz explained that there are no operational issues associated with this rezoning request. Escuda Road and 53`d Avenue are equipped to handle the traffic from one additional single- family home. The applicant will be connecting to City of Glendale water. He added that a current permit for a septic system is approved through Maricopa County. On-site storm water retention will be utilized. He stated the property is located within the Deer Valley Unified School District. He noted the applicant has met with the school district to ensure that there are adequate school facilities. The Deer Valley Unified School District confirmed that the school district has adequate facilities to accommodate the proposed development. On March 20, 2015, the applicant mailed notification letters to adjacent property owners and interested parties. The applicant received three responses to the request. Two neighbors were concerned that the home would block their view of the mountain. Mr. Ritz stated that in response, the applicant floated balloons where the home would be, showing that the new home would only be three to four feet higher than the neighbor's home. Another neighbor expressed concern about flooding. He explained that the applicant indicated that they would comply with all requirements for storm water retention. Staff received one phone call in opposition to the request. He said that this neighbor stated she was against this request and commented that this property was never supposed to be split. The property is directly behind her fence and a rezoning to build a big house will decrease her property value. She opposes a rezoning. The caller noted that the property was zoned agricultural, while the property owner has been selling parcels. She said that one house was supposed to be a guest house, and that home has been recently sold. She noted she had talked to Kennelly about the height of the house and flown balloons to show the height of the proposed home. She suggested that if the house was smaller and only one story it 4 August 3,2017 Planning Commission Minutes would have less of an impact. She noted another neighbor on the adjacent cul-de-sac opposed this request. In conclusion, Mr. Ritz stated this request does appear to meet the required findings. The Planning Commission should recommend approval, subject to the stipulations contained in the staff report. He asked if the Commission had any questions Chairperson Dobbelaere called for questions from the Commission. Commissioner Crow inquired as to the deed restrictions and if they show this structure encroaching on someone's view. Mr. Ritz responded that there were no deed restrictions and that this property has never been the subject of any subdivision. He added that the neighborhood of concern was in a separate subdivision. Vice Chair Hirsch asked if the emails from the owners regarding this issue were approximately 160 feet away from this property. Mr. Ritz responded that he was correct and added this was at their closest point. Chairperson Dobbelaere asked for the applicant or representative to their presentation. James Kennelly, applicant, stated that other than just introducing himself he had nothing to add to Mr. Ritz presentation. He thanked them for their time and recommendation. Chairperson Dobbelaere asked for question from the Commission. There were none. Chairperson Dobbelaere opened the public hearing. With no one wishing to speak, he closed the public hearing. Chairperson Dobbelaere asked for any additional comments. There were none. Chairperson Dobbelaere called for a motion. COMMISSIONER CROW MADE A MOTION TO RECOMMEND APPROVAL OF ZON15-09. COMMISSIONER GALLEGOS SECONDED THE MOTION, WHICH WAS APPROVED WITH A VOTE OF 7 TO O. 4. REZONING (ZON) APPLICATION ZON17-06: BONDEROSA REZONING—7740 NORTH 83" AVENUE A request for a Planning Commission initiative to rezone various properties located on the west side of 83`d Avenue, south of Northern Avenue from A-1 (Agricultural) to SR-30 (Suburban Residence). Jon Froke, AICP, Planning Director, stated this was a request for a Planning Commission initiative to rezone various properties located on the west side of 83`d Avenue, south of Northern Avenue from A-1 to SR-30. He displayed a vicinity map to show the area and property. 5 August 3,2017 Planning Commission Minutes Mr. Froke said the property is owned by several members of the Bond family and the Church of Christ. He said the property, known as Bonderosa, presently contains five single-family residences. Four additional parcels, which are currently farmed, will be developed with single- family residences in the future. He added that the proposed church will be located on the immediate southwest corner of Northern Avenue and 83`d Avenue. He noted that vehicular access to the homes and lots is provided by Augusta Avenue. The property was annexed into the City limits on November 22, 2016. On June 9, 2017, the applicant mailed notification letters to adjacent property owners and interested parties inviting them to a neighborhood meeting. On June 26, 2017 the applicant held a neighborhood meeting at one of the homes on Augusta Avenue. Mr. Froke stated that approximately 10 people attended the meeting including Councilmember Clark. He stated there is unanimous support in the neighborhood for SR-30 zoning at this location. In conclusion, Mr. Froke stated this request does appear to meet the required findings. The Planning Commission should recommend approval of this request. He asked if the Commission had any questions. Chairperson Dobbelaere called for questions from the Commission. There were no questions. Chairperson Dobbelaere called for the applicant to make a presentation. Vanessa Hickman, applicant's representative, thanked staff for their interest in working together with the Bond family to bring this application forward. She stated that she had nothing to add to Mr. Froke's detailed presentation and fully support this application. She agreed with Mr. Froke's earlier comment of this being a beautiful piece of property. She will be happy to answer any questions and added that they are glad to be part of Glendale. Chairperson Dobbelaere asked for any comments or questions. There were none. Chairperson Dobbelaere opened the public hearing. Chairperson Dobbelaere asked if anyone wanted to make any further comments. There were none. With no one wishing to speak, Chairperson Dobbelaere closed the public hearing. Chairperson Dobbelaere called for a motion. VICE CHAIR HIRSCH MADE A MOTION TO RECOMMEND APPROVAL OF ZON17-06. COMMISSIONER HARPER SECONDED THE MOTION, WHICH WAS APPROVED WITH A VOTE OF 7 TO 0. 6 August 3,2017 Planning Commission Minutes 5. GENERAL PLAN AMENDMENT (GPA) GPA17-05 AND REZONING (ZON) APPLICATION ZON17-07: CELEBRATION COMMERCE CENTER—6101 NORTH 99TH AVENUE This request will amend the General Plan Land Use Map and approve a PAD for Celebration Commerce Center. Approval would allow for the approximate 16.1- • acre site to accommodate a mixed-use development that may include such land uses as offices, hotel indoor/outdoor recreation facility and/or restaurants. Tabitha Perry, Assistant Planning Director, stated this was a request to amend the General Plan Land Use Map and approve a PAD for Celebration Commerce Center. She said approval would allow for the approximate 16.1-acre site to accommodate a mixed-use development that may include such land uses as offices, hotel indoor/outdoor recreation facility and/or restaurants. Ms. Perry stated this request to amend the Land Use Map from BP to EMU provides for the most consistent land use designation based on the Goals and Policies outlined in the Envision Glendale 2040 General Plan. She said the requested approximate 16.1-acre site General Plan amendment will accurately align the site for intended development in the area. She added that the companion request is to rezone the property from PAD to PAD. The existing PAD does not encompass all the potential land uses that may be appropriate for this immediate area. She explained that the proposed PAD would allow for similar land uses and additional land uses that support existing land uses and market demands for a sports and entertainment district. In addition, all land uses and development shall be evaluated for the land use compatibility with adjacent land uses. On June 9, 2017, the applicant mailed notification letters to the adjacent property owners and interested parties inviting them to a neighborhood meeting held on June 21, 2017. Ms. Perry said that five individuals attended the meeting. In addition, Councilmember Clark and her assistant were in attendance. During the meeting, there was only support to the proposed applications. She stated that since the neighborhood meeting, on behalf of the Planning Commission, staff has not received any inquiries regarding the requests. In conclusion, Ms. Perry stated this request does appear to meet the required findings. The Planning Commission should recommend approval of GPA17-05, as filed and approval of ZON17-07 subject to the stipulations contained in the staff report. She asked if the Commission had any questions. Chairperson Dobbelaere called for questions from the Commission. There were none. Chairperson Dobbelaere opened the public hearing. Chairperson Dobbelaere closed the public hearing after hearing there were no speakers. He asked for any additional comments. There were none. Chairperson Dobbelaere called for a motion. 7 August 3;2017 Planning Commission Minutes COMMISSIONER LENOX MADE A MOTION TO RECOMMEND APPROVAL OF GPA17-05. VICE CHAIR HIRSCH SECONDED THE MOTION, WHICH WAS APPROVED WITH A VOTE OF 7 TO 0. - COMMISSIONER MORENO MADE A MOTION TO RECOMMEND APPROVAL OF ZON17-07 WITH NINE STIPULATIONS LISTED IN THE STAFF REPORT. COMMISSIONER LENOX SECONDED THE MOTION, WHICH WAS APPROVED WITH A VOTE OF 7 TO O. • OTHER BUSINESS FROM THE FLOOR Chairperson Dobbelaere asked if there was any Business From The Floor. There was none. PLANNING STAFF REPORT Chairperson Dobbelaere asked if there was a Planning Staff Report. There was none. COMMISSION COMMENTS AND SUGGESTIONS Chairperson Dobbelaere called for Comments and Suggestions. There was none. ADJOURNMENT Chairperson Dobbelaere called for a motion to adjourn. COMMISSIONER HARPER MADE A MOTION TO ADJOURN. VICE CHAIR . HIRSCH SECONDED THE MOTION, WHICH WAS APPROVED WITH A VOTE OF 7 TO O. THE MEETING WAS ADJOURNED AT 7:03 PM. NEXT MEETING: August 17, 2017 • 8