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HomeMy WebLinkAboutMinutes - Minutes - Planning Commission - Meeting Date: 12/7/2017 MINUTES PLANNING COMMISSION CITY COUNCIL CHAMBERS 5850 WEST GLENDALE AVENUE GLENDALE,ARIZONA 85301 THURSDAY,DECEMBER 7,2017 6:00 PM CALL TO ORDER The meeting was called to order at approximately 6:02 p.m. Commissioners Present: Commissioners Lenox, Harper, Moreno, Gallegos and Vice Chairperson Hirsch, and Chairperson Dobbelaere. Commissioner Absent: Commissioner Crow was absent and excused. City Staff Present: Tabitha Perry, Assistant Planning Director, Jim Cronk, Interim Planning Director, James Gruber, Chief Deputy City Attorney, Paul Whalen, RLA/AICP, Senior Planner, and Diana Figueroa, Recording Secretary. CITIZEN COMMENTS • Chairperson Dobbelaere called for citizen comments. There were none. APPROVAL OF MINUTES Chairperson Dobbelaere called for a motion to approve the Minutes of the Workshop of August 17, 2017. Commissioner Harper made a motion to approve the meeting minutes from the August 17, 2017 Planning Commission Workshop. Vice Chair Hirsch seconded the motion,which was approved unanimously. Chairperson Dobbelaere called for a motion to approve the Minutes of the Regular Meeting of August 17, 2017. Commissioner Moreno made a motion to approve the meeting minutes from the August 17, 2017 Planning Commission Regular Meeting. Commissioner Harper seconded the motion, which was approved unanimously. WITHDRAWALS AND CONTINUANCES Chairperson Dobbelaere asked for Withdrawals and Continuances. Ms. Perry stated there were none. PUBLIC HEARING ITEMS Chairperson Dobbelaere called for the Public Hearing Items. He noted that the first two cases will be heard together. December 17,2017 Planning Commission Minutes Page 2 1. ZON17-02: A request by Bergin, Frakes, Smalley & Oberholtzer PLLC representing Garrett-Walker Homes to rezone a 14.43-acre site from R1-6 to R1-6 PRD (Planned Residential Development). The property is located at the southwest corner of 71St Avenue and Bethany Home Road (5850 North 71St Avenue) and is in the Yucca District. Staff Contact: Paul Whalen, AICP, Senior Planner. 2. PP17-01: A request by Bergin, Frakes, Smalley & Oberholtzer PLLC representing Garrett-Walker Homes, to approve a Preliminary Plat to subdivide approximately 14.43 acres into 56 single residential lots for a subdivision titled "Bethany Ranch." The site is located at the southwest corner of 71St Avenue and Bethany Home Road (5850 North 71st Avenue) and is in the Yucca District. Staff Contact: Paul Whalen, AICP, Senior Planner. Paul Whalen, RLA/AICP, Senior Planner, stated this was a request by Bergin, Frakes, Smalley & Oberholtzer PLLC, representing Garrett-Walker Homes, to rezone a 14.43-acre site from R1-6 to R1-6 PRD. He said the property is located at the southwest corner of 71st Avenue and Bethany Home Road in the Yucca District. He noted the proposed subdivision site, comprised of five vacant parcels, was used for agricultural purposes until purchased by the applicant in 2014. The site is currently vacant and the parcels are long, narrow strips of ground approximately 1,270 feet by 82.5 feet and 165 feet. Mr. Whalen stated that Garrett-Walker Homes is seeking permission to transform five parcels totaling 14.43 acres, into an aesthetically pleasing private gated community offering 56 lots and six open space tracts. He explained that the proposed density is 3.88 units per acre with lots ranging in size from 5,025 square feet to 6,838 square feet and 3.29 acres of landscaped open space and private gated streets. He said the applicant is confident this project will offer a competitive housing product to the local economy. He noted the landscaped open spaces include play areas, a trail system,playground/tot lot,picnic areas with tables and barbeque units, ramada and other site amenities for an active lifestyle.He explained the applicant is seeking permission to add a Planned Residential District overlay district to the existing R1-6 zoning to allow for flexibility in developing the properties. In addition, the applicant shall be responsible for constructing the southbound side of the 71StAvenue half-street from Bethany Home Road to the southern property line as indicated on the preliminary plat exhibit. He stated the applicant proposes two controlled points of access onto the site from 71 StAvenue. Mr. Whalen stated that on February 14, 2017, the applicant mailed 297 notification letters to adjacent property owners and interested parties. Subsequently, a neighborhood meeting was held on March 1,2017 with 11 residents in attendance.He stated that the applicant,in a good will effort, adjusted the site and reduced lot counts to reasonably respond to the neighbors' concerns. Mr. Whalen stated this request appears to meet the required findings. The Planning Commission should recommend approval of ZON17-02 subject to the stipulation contained in the staff report. Staff also moves to recommend approval of PP17-01 subject to the stipulations contained in the staff report. He said he would be happy to answer any questions. Chairperson Dobbelaere asked for the applicant's presentation. December 17,2017 Planning Commission Minutes Page 3 Ms. Carolyn Oberholtzer, applicant's representative, thanked staff for their work on this application. She said they have been involved with the community through this process and believes the result was a good plan. She stated they are all eager to move forward if they receive their recommendation today so it can go before city council next month. She noted they hope to be under construction this summer and have models by the end of the year. She asked for questions from the Commission. Chairperson Dobbelaere asked if the Commission had any questions. There were none. Chairperson Dobbelaere opened the public hearing. With no one wishing to speak, the public hearing was closed. Chairperson Dobbelaere called for a motion. Commissioner Lenox made a motion to recommend approval of ZON17-02 subject to the stipulations listed in the staff report. Commissioner Harper seconded the motion,which was approved unanimously with a vote of 6 to 0. Mr. Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are not final and the Commission's recommendation will be forwarded to City Council for further action. Vice Chairperson Hirsch made a motion to approve PP17-01 subject to the stipulations listed in the staff report. Commissioner Gallegos seconded the motion, which was approved unanimously with a vote of 6 to 0. Mr. Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are final subject to a written appeal if filed within 15 days 3. PP17-04: A request by Cardno,representing Urban Fabric Builders, LLC,to approve a Preliminary Plat to subdivide approximately 18.2 acres into 86 single residential lots for a subdivision titled "Sarival Farms." The site is located south of the southeast corner of 51St Avenue and Peoria Avenue (4850 West Brown Street) and is in the Cactus District. Staff Contact: James Cronk, Interim Planner Director. Mr. Jim Cronk,Interim Planning Director,made staffs presentation. He said this was a request by Cardno, representing Urban Fabric Builders, LLC, to approve a Preliminary Plat to subdivide approximately 18.2 acres into 86 single residential lots for a subdivision titled "Sarival Farms." He said the site is located south of the southeast corner of 51St Avenue and Peoria Avenue and is in the Cactus District. Mr. Cronk stated the proposed lot sizes range from approximately 6,000 to 8,000 square feet in size. The average lot size is approximately 6,000 square feet. Each lot will have access to public streets. In addition, there are various landscape tracts, open space and storm water retention areas identified on the preliminary plat layout throughout the project which totals 1.56 acres. These December 17,2017 Planning Commission Minutes Page 4 features will be owned and maintained by the Homeowners Association. He said vehicular access is provided from one connection to Brown Street. Emergency access is provided on 49th Avenue as depicted on the Preliminary Plat. This street will be built on dedicated rights-of-way which would occur after final plat approval. As noted, Mr. Cronk said this project, when subdivided, will provide open space, storm water retention tracts as well as landscape tracts,perimeter themed walls and entry features. He said the amenity package includes a ramada for shade, picnic tables, playground, tot lot and open space turf. These features will be owned and maintained by the Homeowners Association. He said the applicant is proposing a unique open space feature, wherein a multi-use benefit easement will be provided at the rear of each lot. He explained this will require a 20-foot easement in the rear yard of each lot to accommodate a pedestrian walkway and additional landscaping. While this area will remain a part of each homeowner's lot, they will not be able to fence in this area. Mr. Cronk stated that on October 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 Monday, November 13, 2017. At the neighborhood meeting, there were 35 residents in attendance in addition to the applicant and city staff. The participants did not express any concerns with Sarival Farms. Mr. Cronk stated the Planning Commission should recommend approval of PP17-04, subject to the stipulations as listed in the staff report. He asked if they had any questions. Chairperson Dobbelaere asked if the Commission had questions. There were none. Chairperson Dobbelaere called for the applicant's presentation. Jason Hadley, applicant's representative, thanked staff for the presentation which covered all the bases. He noted it had been a great experience working with Mr. Froke and planning staff. He hopes the Commission will give their approval so they could begin development in the summer. He asked if they had any questions. Chairperson Dobbelaere commented on the path/walkways developed in the back of the homes instead of the front. He asked if they had done that elsewhere. Mr. Hadley replied yes. He stated they had done it with other developers especially in Active Adult Communities. He said that it works very well in bringing people together and encourages them to get to know their neighbors. Chairperson Dobbelaere opened the public hearing. John T. Turbidy, speaker, residing at 4413 West El Camino Drive, stated his support for this project. He said he was very glad to see something being developed there. Lee Kragh, speaker, residing at 4858 West Cheryl Drive, Glendale, stated that he had lived in the area for 12 years. He said he was also glad that area is being developed. However, he had a few concerns with dust and pest control the construction will bring. December 17,2017 Planning Commission Minutes Page 5 Chairperson Dobbelaere asked the applicant's representative if he would like to reply to the dust and pest concerns. Mr. Hadley stated that they will be in conformance with Maricopa dust standards and environmental quality. However,he was not sure about pest control. Chairperson Dobbelaere closed the public hearing. Chairperson Dobbelaere asked if anyone had any comments on this item. There were none. Chairperson Dobbelaere called for a motion. Commissioner Harper made a motion to approve PP17-04 subject to the stipulations as listed in the staff report. Vice Chair Hirsch seconded the motion, which was approved unanimously with a vote of 6 to 0. Mr. Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are final subject to a written appeal if filed within 15 days. 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. Staff provided a summary report of projects that were accomplished in 2017 with the help of the Planning Commission's recommendations. Ms. Perry thanked the Commissioners for their dedication, hard work and for their continued contributions to Glendale and their achievements in 2017. COMMISSION COMMENTS AND SUGGESTIONS Chairperson Dobbelaere called for Comments and Suggestions. There were none. NEXT MEETING January 4, 2018 ADJOURNMENT With no further business, Chairperson'Dobbelaere called for a motion to adjourn. Vice Chair Hirsch made a motion to adjourn. Commissioner Moreno seconded the motion, which was approved with a vote of 6 to 0. The meeting was adjourned at 6:37 p.m.