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HomeMy WebLinkAboutMinutes - Minutes - Planning Commission - Meeting Date: 11/5/2018SPECIAL MEETING MINUTES CITY OF GLENDALE PLANNING COMMISSION CITY COUNCIL CHAMBERS 5850 WEST GLENDALE AVENUE GLENDALE, AMZONA 85301 THURSDAY, NOVEMBER 5, 2018 6:00 PM CALL TO ORDER Acting Chairperson Hirsch called the meeting to order at approximately 6:00 p.m. Commissioners Present: Commissioners Crow, Harper, Lenox, Moreno, Wilfong, Froke, and Acting Chairperson Hirsch were present. City Staff Present: Thomas Ritz, AICP, Senior Planner, George Gehlert, AICP, Plaimer, Jeremy Underwood, Planner, Tabitha Perry, Special Projects Executive Officer, James Gruber, Chief Deputy City Attorney, David Williams, AICP, Planning Administrator, Sam McAllen, Development Service Director, Samantha Cope, Recording Secretary, and Diana Figueroa, Recording Secretary. CITIZEN COMMENTS Acting Chairperson Hirsch called for citizen comments. There were none. APPROVAL OF MINUTES Acting Chairperson Hirsch called for a motion to approve the minutes. He called for a motion for the August 2, 2018 Planning Commission Workshop minutes. Commissioner Harper made a motion to approve the minutes from the August 2, 2018 Planning Commission Workshop minutes as written. Commissioner Lenox seconded the motion, which was approved unanimously. Acting Chairperson Hirsch called for a motion to approve the minutes of the Special Planning Commission public hearing of September 12, 2018. Commissioner Crow made a motion to approve the minutes from the September 12, 2018 Planning Commission Special Public Hearing. Commissioner Lenox seconded the motion, which was approved unanimously. WITHDRAWALS AND CONTE^UANCES Acting Chairperson Hirsch asked for Withdrawals and Continuances. There were none. PUBIJC HEARING ITEMS Acting Chairperson Hirsch made an announcement regarding the October 18, 2018 Planning Commission Public Hearing. He apologized to those who planned to attend. Unfortunately, it was canceled due to lack of a quorum. November 5, 2018 Planning Commission Minutes Page 2 Acting Chairperson Hirsch called for the Public Hearing Items. VILLAGE AT THUNDERBIRD GPA18-04: A request by Mike Withey, Withey Morris, PLC, representing ASU, for a Major General Plan Amendment for approximately 158 acres to amend the land use designation of 110 acres from Corporate Commerce Center and 40 acres of Education to approximately 85 acres to Corporate Commerce Center and 72 acres to Medium- High Density Residential (8 dwelling units per acre). The site is located at the southeast comer of 59th Avenue and Greenway Road (15249 North 59th Avenue) and is in the Sahuaro District. Staff Contact: Tabitha Perry, Special Projects Executive Officer (623) 930-2596. Ms. Tabitha Perry, Special Projects Executive Officer, made staffs presentation. She said Village at Thunderbird is located at the southeast comer of 59th Avenue and Greenway Road and is approximately 158 acres. She noted the area is occupied by a school campus, a YMCA Facility, with the remaining area being vacant land. Ms. Perry said Fire Station #153 is located a quarter mile south of the site. The site is primarily surrounded by single family residential with the northwest and northeast corners developed for commercial land uses. Existing land use designation of education and Corporate Commerce Center was established by City Council in 2006. The proposed major general plan amendment is to change the land use designation to Corporate Commerce Center and Medium High Density Residential, 8 dwelling units per acre. Ms. Perry said the CCC request will allow for mixed land use development. Medium High Density Residential will allow for various housing types with 8 dwelling units per acre. Ms. Perry said within the CCC land use designation, education is considered an appropriate land use to be incorporated into a forthcoming rezoning application request. State Statutes are still in the process of being met as the case needs to be heard before City Council within this calendar year. As part of the Citizen Participation process the Final Report is included in your packet. There were three meetings held to provide as much transparency regarding the submitted application. At the September 12, 2018, Planning Commission public hearing this item was presented for informational purposes only. During the meeting, citizens voiced concerns mainly regarding zoning issues which can only be addressed during the rezoning application process. She said in conclusion, the major general plan amendment request meets several of the goals and policies within the Envision 2040 General Plan. A recommendation of approval to be forwarded to City Council is the first step toward the site developing the approximate 77 acres of vacant land while allowing the two-existing land uses onsite to remain, if desired by the property owner. Acting Chairperson Hirsch called for the applicant. Mr. Mike Withey, Withey Morris PLLC, applicant, representing The Thunderbird School of Global Management, introduced his team in attendance. He said the first step in the process is the November 5, 2018 Planning Commission Minutes Page3 General Plan Amendment. He said the rezoning, site plan approval, or development approval is not being presented or brought forward at this time. Mr. Withey provided background information regarding this property. He said this property is already zoned for a wide variety of uses. He displayed information showing the General Plan designations. He said the designation ofCCC is currently shown adjacent to the existing residential development to the south. He indicated the CCC designation has been relocated away from the existing residential. Mr. Withey said there will be open houses, discussions, and information provided at the time of the rezoning request. Acting Chairperson Hirsch opened the public hearing. Mr. Gary Livingston, 5231 West Port Au Prince, stated he was concerned about dense housing as well as ASU not being transparent. Mr. Livingston indicated he has asked for information regarding what exactly is being proposed and has received no information from ASU. Commissioner Wilfong asked Mr. Livingston what type of information he would like. Mr. Livingston said he does not want high density housing. He felt it is not needed. He said we should find out what type of housing is being proposed and at what density prior to approving an amendment. He would like to see the overall plans and he has not yet seen them. He would like to see commercial on 59th Avenue and Greenway Road, with the remainder residential but not at eight houses per acre. Ms. Regina Moritz, 5722 West Acoma Drive, stated she is very concerned about the density being proposed. Ms. Moritz said that would mean there could be two to three homes directly behind her lot. She provided information regarding a previous proposal to rezone. She said this is the second attempt to rezone and the applicant committed to maintaining the existing residents' privacy by limiting the height. She stated it should remain as it currently exists. She also has not seen a plan of what is being proposed. She concluded by stating the neighborhood wants to maintain their privacy and the look of the neighborhood. Mr. Ron Short, 5416 West Bryce Lane, president of the Historical Preservation Society, stated if it is the applicant's wish to redevelop the 150-acre Thunderbird School of Global Management property into commerce center, then elimination of EDU, Education to Corporate Commerce Center is reasonable and appropriate. The Planning Commission needs to understand what is allowed in the CCC designation. If a college were to purchase the property, it would be necessary to amend the General Plan back to EDU. Mr. Short said the medium high density residential is appropriate, but when the zoning is presented to the Planning Commission, it is critical that low density single family detached residences be adjacent to the existing single family detached residences. November 5, 2018 Planning Commission Minutes Page 4 He stated the adopted General Plan states historic preservation is an integral part of the planning process. He said the Policy states that cities shall promote historic preservation and respect the historical character when processing applications. He said Thunderbird Airfield I was created in 1941 in 90 days to train over 10,000 pilots to fight in World War II. This site is an important resource and needs to be honored and protected. Acting Chairperson Hirsch called for the applicant. Mr. Withey said this existing zoning does have significant title rights although this is not a rezoning hearing. He said no one is suggesting that eight units per acre next to the existing single family is not being proposed. He said the proposal of the multi-family and single-family averages to eight units per acre. All this information would be brought forward at the rezoning stage of this process. He said the density east of 55th Avenue is 4.2 to 4.5 dwelling units per acre and to the south along Acoma there is multi-family at nine units per acre. Mr. Withey said they will be incorporating development standards based on the history of the property into their final PAD rezoning proposal. He wanted to reassure the audience that they are very aware of their concerns and will take those concerns into consideration. He concluded by stating staff is recommending approval of the General Plan Amendment and asked for the Planning Commission's approval. Commissioner Wilfong stated he agrees with the homeowners' concerns regarding high density housing adjacent to their homes. With no one else wishing to speak. Acting Chairperson Hirsch closed the public hearing. Acting Chairperson Hirsch called for a motion. Commissioner Crow made a motion to recommend approval of GPA18-04, as written. Commissioner Lenox seconded the motion, which was approved unanimously. Mr. David Williams, AICP, Planning Administrator, stated case GPA18-04 will be forwarded with a recommendation of approval to the City Council. This is not final action. BROWNSTONE PAD GPA18-07 / ZON18-08: A request by the City of Glendale Planning Commission to amend the land use designation on approximately 18 acres from MDR 3.5 (Medium Density Residential with up to 3.5 dwelling units per acre) to MHDR 12 (Medium High Density Residential with up to 12 dwelling units per acre). The site is located at the southeast comer of 91st and Orangewood Avenues (7437 North 91st Avenue) and is in the Yucca District. Staff Contact: Tabitha Perry, Special Projects Executive Officer (623) 930-2596. A request by the City of Glendale Planning Commission to rezone approximately 18 acres from A-l (Agriculture), C-3 (Heavy Commercial) and M-l (Light Industrial) to PAD (Planned Area November 5, 2018 Planning Commission Minutes Page 5 Development). The request will allow for a mix of land uses including residential development opportunities. The site is located at the southeast comer of 91st and Orangewood Avenues (7437 North 91st Avenue) and is in the Yucca District. Staff Contact: Tabitha Perry, Special Projects Executive Officer (623) 930-2596. Ms. Tabitha Perry, Special Projects Executive Officer, made staffs presentation. She stated GPA 18-07 and ZON 18-08 are companion applications and will be presented concurrently. Ms. Perry said the property is city owned. On August 2, 2018, the Planning Commission initiated both requests. This project is identified as Brownstone and the request is for a minor general plan amendment and rezoning application. She noted the location of the proposed project. Ms. Perry explained the current land use designation for the General Plan is Medium Density Residential, up to 3.5 dwelling units per acre. The request is to amend the General Plan to Medium High Density Residential, which is up to 12 dwelling units per acre. Ms. Perry stated the properties are currently zoned A-l, C-3, and M-l, and the request is to rezone to PAD. The proposed PAD will allow for an opportunity for mixed land use development. She indicated that some of the land uses allowed for the existing and proposed zoning districts. She said the zoning map depicts surrounding zoning designations. She noted in comparison, across 91st Avenue, there is a PAD zoning within a PAD zoning. The inner PAD site is currently under construction for 340 units on 18 acres with a density of 20 dwelling units per acre and noted this is not the level of density that is being proposed relative to multifamily development as a permitted land use. She continued by stating within the proposed PAD, development standards have been incorporated to mitigate some of the concerns from the homeowners to the south. Ms. Perry noted two points for the record. The first is the maximum height is 35 feet and should not exceed two levels. Also, to protect the property owners to the south, only one-story homes would be allowed adjacent to those homes. Many of the considerations within the PAD were collected from the Citizen Participation Process. There were two meetings held and follow up discussions were held with those who reached out to staff. In conclusion, staff acknowledged many property owners' preference is for a single-family subdivision development which is an option within the PAD to develop the entire site as such. Staff believes commercial and retail options are available within the sports and entertainment area which is west of the subject site. The limited options for commercial development is considered appropriate neighborhood uses that would not derail from opportunities to the west, across 91 Avenue. Based on market demands, the necessity for density, additional rooftops to support the surrounding businesses, in addition to providing various housing options, the PAD provides options for a few different types ofmultifamily (traditional apartment, townhomes, detached and attached single units) for lease/rent for the entire 18 acres. Staff has made every reasonable attempt to address the concerns of the neighborhood while proposing a general plan amendment and rezoning which will allow for the highest and best development of the site for the City ofGlendale. November 5, 2018 Planning Commission Minutes Paged Ms. Perry said Staff has provided stipulations within the staff report in which a future developer would adhere to. She was available for questions. Acting Chairperson Hirsch asked if the Commission had questions. Commissioner Harper asked if this property was previously used for Arizona Cardinals' games parking. Ms. Perry stated yes, and it was referred to as the "brown lot." She added, the city has additional parking identified as the "black lot," which is located south of the stadium. The brown lot will no longer be needed for parking. With no further questions. Acting Chairperson Hirsch opened the public hearing. With no one wishing to speak, he closed the public hearing. Acting Chairperson Hirsch called for a motion. Commissioner Moreno made a motion to recommend approval of GPA18-07, as written. Commissioner Harper seconded the motion, which was approved unanimously. Commissioner Moreno made a motion to recommend approval ofZON18-08, subject to the stipulations noted in the staff report. Commissioner Lenox seconded the motion, which was approved unanimously. David Williams, AICP, Planning Administrator, stated case GPA18-07 will be forwarded with a recommendation of approval to the City Council for final action. David Williams, AICP, Planning Administrator, stated case ZON 18-08 will be forwarded with a recommendation of approval to the City Council for final action. TOWNHOMES AT MANISTEE RANCH ZON18-05: A request by Jack Gilmore, Gilmore Planning & Landscape Architecture, representing Virtua Manistee Owner, LLC, to amend the existing Manistee Ranch PAD (Planned Area Development). The proposed amendment to the PAD will allow for an increase in maximum density from 12.0 du/ac to 12.5 du/ac on 5.78 acres for 81 new townhome units to be constructed on vacant land within Manistee Ranch. The site is located at the northeast corner of 53rd Avenue and Hayward Avenue (7959 North 53rd Avenue) and is in the Cactus District. Staff Contact: Jeremy Underwood, Planner (623) 930-2553. Mr. Jeremy Underwood, Planner, presented staffs report. He stated this was a request by Jack Gilmore, Gilmore Planning & Landscape Architecture, representing Virtua Manistee Owner, LLC, to amend the existing Manistee Ranch PAD (Planned Area Development). He said the proposed amendment to the PAD will allow for an increase in maximum density from 12.0 du/ac to 12.5 du/ac on 5.8 acres for 81 new townhome units to be constructed on vacant land within Manistee Ranch. He noted the site is located at the northeast corner of 53rd Avenue and Hayward Avenue and is in the Cactus District. He explained that Manistee Ranch, measuring approximately 147 acres total, was zoned as a planned area development in 1995. He stated that within the planned November 5, 2018 Planning Commission Minutes Page? development were proposed areas which included proposed single-family dwellings, commercial uses, multi-family and senior care facilities, as well as the historic Manistee Ranch Park. Mr. Underwood stated the subject site has remained vacant since the creation of the PAD in 1995. He said to the north of the subject site is the 109-unit Manistee Lifestyles senior care facility, to the east is the historic Manistee Ranch Park and single-family lots, to the south is the community open space area and additional single-family lots and to the west are single-family residential lots as well. Currently, the subject site is located within "Parcel E" of the original PAD. He said Parcel E of the Manistee Ranch PAD, measuring approximately 12.8 acres total, allows for multi-family development and senior care facilities. He said located within Parcel E is the Manistee Ranch Lifestyles senior care facility as well as the Manistee Manor senior care facility. Development standards for Parcel E allowed for either "Adult Independent Living" (Alternative A) or "Medium Density Residential" (Alternative B), per the original PAD zoning development standards. Alternative B standards allow for up to 12 du/ac for attached multi-family development. Mr. Underwood noted that on May 25, 2018, the applicant mailed notification letters to adjacent property owners and interested parties notifying them of a neighborhood meeting, which was held on June 13, 2018 at Manistee Manor. He said the neighborhood meeting had 31 attendees, including City staff and applicant. Primary concerns at the meeting included traffic impacts as well as overall impact on Manistee Ranch at large. Mr. Underwood stated the Planning Commission should recommend approval of this request, subject to the following stipulations: 1. Development shall be in substantial conformance with the PAD Amendment booklet, dated September 5, 2018. 2. All access aisles within the Townhomes at Manistee Ranch development shall be private. 3. All access aisles in front oftownhomes shall be signed No Parking. 4. All trash enclosures shall meet City of Glendale design standards as found in the 2015 Engineering Design and Construction Standards. Mr. Underwood concluded his presentation and asked for questions. Commissioner Crow asked if the east side setback is 25 feet. Mr. Underwood said yes. Commissioner Froke asked for the unit count. Mr. Underwood stated the imit count was approximately a dozen undercount. Acting Chairperson Hirsch stated there is A and B, which allows 12 units per acre. Mr. Underwood stated there was no density standard. November 5, 2018 Planning Commission Mmutes PageS Mr. Jack Gilmore, Gilmore and Associates, applicant, stated this has been a work in progress since October 2017. He discussed the original site plan presented on November 2017. He said they had great support from city staff and the Board of Directors. He noted that within the next year, they were negotiating acquiring the northeast parcel. He explained that they could not present or finish their plans until they acquired the northeast area, which was eventually acquired. He said that on March 2018 they presented their modified plan to the Board. He summarized the project as presented by staff. He continued that in May, they filed their PAD application with the city. Toward the end of May, they issued their letter of notification for a meeting that occurred on June 13. He said that at that point, they had very good support from staff and residents. However, there had been some traffic concerns. Since then, the City ofGlendale was requested to do a traffic study on 53rd and Northern Avenues. He said that study was now in the works and the results will be forth coming. He stated they requested the HOA Board issue a letter of support for the project as a request from staff. On July 23, the letter of support came to the City of Glendale. He said the plan presented today has not changed. The only variation was that they have reduced the units from 81 to 80, added guest parking on the west half of the access road as a request from staff. He said everything else is consistent with everything they have presented to staff and Board of Directors. Mr. Gilmore discussed the Manistee Ranch east side buffers. He said they had a very effective plan for a landscape screen for that part of the parcel. He explained the opportunity zone and funding policy that came about in December of 2017. He said the federal goveriiment created an opportunity zone as an incentive for developers to go into distressed lower income urban areas and invest in new development primarily for housing and commercial. The incentive is based on a ten year program and the longer you are in it the greater the capital gains reduction for the developer. The caveat is that the product has to be for rent. He explained that for some reason the Manistee Ranch area got into an opportunity zone. As a result, this project became an opportunity zone and saw additional incentives because of this government policy. Therefore, the lenders and numbers associated with this project changed. He noted that on July 25, the decision was made by his client that this would go from a for sale to a for rent project. He explained that because of this new development they had another meeting with the Board of Directors to explain how this came about. He said the board was not pleased with the decision. He stated they have assured the board that nothing on the design project has changed only that now they are for rent instead of for sale. He explained that to protect their investment, his clients are hiring a high caliber managing company manager to protect their investment. He stated they understand the board concerns of this turn of events, however, this project can still work and reiterated that the project itself has not changed and continues to be an exceptional development. He concluded his presentation and asked if anyone had any questions. November 5, 2018 Planning Commission Minutes Page 9 Acting Chairperson Hirsch asked what the primary objection was going from sale to rent. Mr. Gilmore stated the concern may have been their property values may be impacted. However, he believes that will not be the case since these are not apartment complexes but townhome units with three bedrooms, large square footage with the quality being very high. Acting Chairperson Hirsch asked if his client had a lease rate projection. Mr Gilmore said no, but he provided a comparison of rents of nearby properties. Acting Chairperson Hirsch opened the public hearing. Mr. Dennis Ingle, 5334 West Kaler Circle, Manistee Ranch, stated he has rental properties in three different zip codes in Glendale. He said Manistee Ranch is a unique area. He said if a project like this is allowed it will not benefit the area. He noted that the types of trees suggest will drop leaves. He asked them to please consider single-family residences. Ms. Beatrice Isenberg, 5371 West Belmont Avenue, Glendale, stated this project is not surrounded by commercial property. This is surrounded by residential homes. This will increase traffic. She is concerned about what a rental complex will do to the existing community ofManistee Ranch. Ms. Maria Rodriguez, 5156 West Augusta Avenue, Glendale, stated she opposes this request. She noted she was a new resident and a real-estate agent. She stated approval of this request will more than triple the density of the area. Mr. Fred Garcia, 5328 West Kaler Circle, stated he and his neighbors feel safe in their community. He indicated there is currently a tt-affic problem and approval of this request would increase the traffic. He said many people cut through Manistee Ranch as they attempt to visit Walmart. He believes property values will decrease. He would like only single-family residences constructed. He concluded by stating he is opposed. Ms. Sharon Flauk, 5410 West Bryce Lane, Glendale, stated the developer wishes to crowd 12 dwelling units per acre. She stated traffic is already a concern and approval of this proposal will increase the traffic. She anticipates many accidents in the neighborhood. She said when you are a homeowner you have an investment in the community. She feels there will be an increase in park vandalism. Ms. Connie Offeral, 7731 North 51st Drive, Glendale, stated Manistee Ranch is a well-kept community. She is not in favor of rental units. She is concerned as to who will monitor the residents or renters of this proposed complex. She noted that money is the issue driving this developer. She stated she was opposed to this request. Ms. Elizabeth Perez, 5389 West Belmont Avenue, Glendale, said she was a homeowner since 2001 and is opposed to this request. She stated it is not compatible with Manistee Ranch. This complex will bring many people into the area and create more traffic and noise. She is also concerned about her property value decreasing. November 5, 2018 Planning Commission Minutes Page 10 Mr. Damir Bosnjo, 5327 West Kaler Circle, Glendale, stated he is a resident ofManistee Ranch and feels his family is safe in the community. He is not comfortable with the number of townhomes coming into the area. He was concerned about the increase in traffic. He is opposed to this request. Mr. Ron Short, 5316 West Bryce Lane, Glendale, President ofManistee Ranch Association, stated the Board of Directors has serious objections and concerns to this housing complex adjacent to single-family residences. He said the excessive density is not compatible to the existing development. The Association is recommending this parcel be developed with single family residences. Mr. Norman Flashart, 5386 West Bryce Lane, Glendale, stated the residents have agreed to abide by the rules of an HOA. However, now they are having someone outside the community come in and ignore the wishes of this community. He said that he had been driving around the area and noticed other vacant areas that would be more suitable for this project. He remarked that this does not seem fair or right. He said he strongly opposes this request. Ms. Terri Dugan, 5343 West Morten Avenue, Glendale, stated she has been a resident ofManistee Ranch since 2000. She said if this request is approved, the area will not be the same. She said homeowners appear to be more cautious than renters. Ms. Donna Kay Hanks, 5184 West Morten Avenue, Glendale, stated she is on the Board of Directors. She believes approval of these units will create more traffic in the area. She is concerned for the residents of the senior living facilities. Mr. Pete Costello, 7763 North 52nd Avenue, Glendale, stated he agrees with most everything that has been expressed today. He said his home backs to the proposed development. Mr. Costello stated he is concerned about the property values. He does not want to sit under his back patio and see an apartment complex. He said he believes there is no parking allowed in the adjacent streets. He asked where visitors of those residents of the complex would park. He said there is a water retention area in the southwest comer. When it rains, he said the retention ponds about two feet deep. He said this retention will need to be leveled to accommodate this proposed complex. Ms. Laura Gerard, 5164 West Augusta Avenue, Glendale, stated the applicant did not disclose the properties would be for rent. She indicated at a neighborhood meeting the applicant stated the properties would be for sale. She felt he was not transparent. She stated she feels safe walking in this neighborhood and believes this will all change if this project comes in. She believes the applicant is invading their safe zone. Mr. Edward Gerard, 5164 West Augusta Avenue, Glendale, thanked the Commission for their time. He felt the northern end of the property regarding the setback reduction request should not be deviated. Mr. Gerard said the applicant has changed the information provided many times. November 5, 2018 Planning Commission Minutes Page 11 Something about the opportunity zoned area. proposal. He asked the Commission not to settle for this Ms. Karen Gamez, 5453 West Augusta Avenue, Glendale, stated she has lived with her parents since they brought her home as a baby. She said they all work to pay the mortgage and eventually she will inherit the home. Therefore, she has concerns about the changes that will happen in this community if this project moves forward. She noted there are currently homeless people in the area. She is not in favor of the community being rentals because it will change the dynamic of the area. She is opposed to this project as her family and firiends that live in the community are as well. Mr. Chris McDonald, 5172 West Morton Avenue, stated he is opposed. He was concerned with the additional traffic and vandalism. He said the type of people that rent are young people who have no vested interest in their communities. He said they are young people who will party and speed in the neighborhood; he knows because he used to be one of them. Mr. Ryan Moran, 5402 West Sands Road, Glendale, stated his worries with crime rates, traffic, and concerns about impact to nearby schools. He also noted the water pressure will be impacted with more people. He questioned the rental amount provided was not accurate. He stated costs will increase because renters will now be using the nearby amenities. He added that property values will decrease because of this project coming into the area because of the crime. Mr. Matt Parker, 5463 West Augusta Avenue, Glendale, a proud Manistee Ranch homeowner, realtor, stated people purchase in Manistee for the community. He said adding these units in the middle of the community will decrease the home values and add excessive traffic in the middle of the community. He prefers single family and something with a yard. He said this proposal is not consistent with the neighborhood. Mr. Jim Brewer, 7987 North 53rd Avenue, Glendale, stated he is concerned about the increase in traffic. He stated there are many residents who visit the park with their dogs every morning, safely He added he was not happy with the proposed trees on the landscape plan. Acting Chairperson Hirsch asked for the applicant's closing comments. Mr. Jack Gilmore, applicant, referred to information regarding parcel E of the Manistee Ranch PAD which was approved by City Council on September 26, 1995. He explained the two- development alternative, as Alternative A: Adult Independent Living and Alternative B: Medium Density Residential. He noted that this proposal is allowed by right, already approved within the PAD at 325 units and 12 units to the acre. Therefore, there is no limitation on the use. He said they are requesting the balance of property, which is 6.6 acres to be developed under the approved PAD, which equates to 79 units on the property. They are requesting 80, one above the limit. He noted that technically they could have developed the 79 units and not even be here before the Commission. However, they elected to work with staff and clean up the PAD November 5, 2018 Planning Commission Minutes Page 12 He reviewed the floor plans and noted the parking space totals. He explained that regarding traffic, they support and would like a signal at 53rd Avenue. However, City Transportation said a traffic signal is not warranted. He stated that this was a very good-looking project with many amenities and open space. He explained that a property manager would be hired to maintain the proposed development. He noted that he takes great pride in this project since he was a big part of designing the development. They understand the investment needs to be protected at the highest level. He talked about the types of trees proposed and noted they are willing to discuss input regarding preferences of trees and shrubs. He said they will be good neighbors with a quality project and are anxious to get started. He thanked the Commission and public for their time. Commissioner Crow stated the citizens are concerned about rental properties and have brought up some good concerns. He understands their concerns. He wishes the homeowners had more time to meet and discuss their issues. He said the zoning already allows a similar proposal, so the Commission appreciates them coming into a public setting. He thanked him for coming before them with transparency when they did not have to. Commissioner Wilfong stated that losing the value of the neighborhood may devalue this proposal and it should be weighed. Mr. Gilmore said these are townhome properties and very different from a multi-family project. Therefore he disagrees with the devalue of home argument. Acting Chairperson Hirsch asked if there were ratios of existing rentals in Manistee Ranch. Mr. Gilmore said approximately 25% of the homes in Manistee Ranch are rentals. Acting Chairperson Hirsch asked for information regarding the existing retention basin. Gilmore said retention would be handled on site. There will be underground storage. Mr. Acting Chairperson Hirsch said there were numbers such as 2,000 trips per day being discussed and if he had any numbers to that effect. Mr. Gilmore said he had done his own math and came up with about 500 trips per day divided by 80 units, which was 6.2 trips a day per unit. He believes that was still high but does not know since they did not do a traffic study. Acting Chairperson Hirsch asked the applicant to address the concern of a potential decrease in property value. Mr. Gilmore said he is a landscape architect, however, this is not an apartment complex. He said this is a townhome development that was originally developed for sale and that has not changed. Each unit has its own electric and water meter and will be ready for sale. These would be ready for sale if that were the decision in the future. Acting Chairperson Hirsch confirmed no design change has taken place. Mr. Gilmore said that is correct. Acting Chairperson Hirsch asked for comments from the Planning staff. Mr. Williams said the property was always planned for a higher density-housing product. He noted there were 69 dwelling units left in the entitlement and the applicant is asking for 12 units to be November 5, 2018 Planning Commission Minutes Page 13 added. He added that there was no distinction regarding ownership versus rentals in the Glendale city code or any adopted policies. With no one else wishing to speak. Acting Chairperson Hirsch closed the public hearing. Commissioner Lenox made a motion to deny ZON18-05. Commissioner Moreno seconded the motion, which was approved with a vote of 4 to 3 with Commissioners Froke, Moreno, and Acting Chairperson Hirsch voting no. Roll call vote as follows: Commissioner Froke, no. Commissioner Crow, yes. Commissioner Lenox, yes. Commissioner Wilfong, yes, Commissioner Moreno, no. Commissioner Harper, yes. Acting Chair no. Mr. Gruber stated case ZON 18-05 will be forwarded with a recommendation of denial to the City Council for final action. GOLDEN LANE APARTMENTS GENERAL PLAN AMENDMENT GPA18-09 AND REZONING ZON18-09 A request by Bart Shea, Shea Connelly Development, LLC, to amend the General Plan on 7.48 acres from HDR 20 (High-Density Residential, 12-20 du/ac) to HDR 30 (High-Density Residential, 20-30 du/ac) and rezone the property from R-5 SCO (Multiple Residence, Senior Citizen Overlay) to R-5 (Multiple Residence). The site is located at the southwest comer of Alice Avenue and 67th Avenue (8772 North 67th Avenue) and is in the Barrel District. Staff Contact: Jeremy Underwood, Planner, (623) 930-2553. Mr. Jeremy Underwood, Planner, presented staffs report. He stated this was a request by Bart Shea, Shea Connelly Development, LLC, to amend the General Plan on 7.48 acres from HDR 20 (High-Density Residential, 12-20 du/ac) to HDR 30 (High-Density Residential, 20-30 du/ac) and rezone the property from R-5 SCO (Multiple Residence, Senior Citizen Overlay) to R-5 (Multiple Residence). He said the subject site is a vacant 7.5-acre parcel that has remained vacant since being annexed into the city in 1962. He noted that north of the site is the Golden Ridge residential subdivision, as well as the Morningstar ofGlendale senior care facility. He said that to the east of the site, across 67th Avenue, is the Glencroft Senior Living facility. South of the subject site lies the Fountain Shadows condominiums as well as the Fountain Place II apartments. He added there is a mix of existing General Plan designations in the vicinity; however, the proposed amendment is appropriate and will be compatible with other existing, planned, and anticipated residential densities in the area. Mr. Underwood stated that on June 12, 2018, the applicant mailed notification letters to adjacent property owners and interested parties regarding a neighborhood meeting to be held on June 27, 2018. He said the neighborhood meeting was attended by 26 participants, including neighbors, November 5, 2018 Planning Commission Minutes Page 14 interested parties, as well as city staff and applicant's representatives. The attendees' two major concerns were related to traffic and privacy. The city has reviewed both concerns. Mr. Underwood stated the Planning Commission should recommend approval of request GPA18- 09, as written and should recommend approval ofZON18-09, subject to the stipulations in the staff report. 1. Development shall be in substantial conformance with the development plan and narrative for ZON18-09, dated September 5, 2018. 2. A minimum of three of the 66 offered garages shall be ADA accessible and a minimum of five of the 105 uncovered guest parking spaces shall be ADA accessible, with one van accessible space. 3. Right-of-way dedications shall be made along 67th Avenue and 69th Avenue in order to account for the required roadway improvements associated with the proposal. 4. Curb, gutter, and sidewalk, built to City standards, shall be constructed on the western boundary of the project site (along 69th Avenue continuing north and curving onto the north side of Alice Avenue) and a fence between this new curved sidewalk and the southern boundary of the Golden Ridge subdivision shall be constructed. Mr. Underwood concluded his presentation and asked for questions. There were none. Acting Chairperson Hirsch called for the applicant's presentation. Mr. Bart Shea, Shea Connelly Development, LLC, applicant, thanked staff and the Commissioners for their time tonight. He noted this parcel had been on the books for a long time. He said they had worked well with staff and with the neighborhood in cleaning up some of the issues addressed. He explained some of the work being done to help alleviate traffic. He said they like being good neighbors and support all of staff s stipulations. Acting Chairperson Hirsch opened the public hearing. Ms. Mary Gutierrez, Glendale, left the meeting but completed a speaker card stating her opposition. Ms. Julie Chavez, Glendale, left the meeting but completed a speaker card. Ms. Nancy Richards, Glendale, left the meeting but completed a speaker card stating her opposition to the project. Acting Chairperson Hirsch closed the public hearing. November 5, 2018 Planning Commission Minutes Page 15 Commissioner Harper made a motion to recommend approval of GPA18-09, as written. Commissioner Lenox seconded the motion, which passed unanimously. Commissioner Harper made a motion to recommend approval of ZON18-09 with stipulations. Commissioner Crow seconded the motion, which passed unanimously. Mr. David Williams, AICP, Planning Administrator, stated case GPA18-09 will be forwarded with a recommendation of approval to the City Council for final action. Mr. David Williams, AICP, Planning Administrator said case ZON18-09 will be forwarded with a recommendation of approval with stipulations to the City Council for final action. PARADISE COVE PRELIMINARY PLAT PP18-02: A request by Geoff Markowski, G-Mar LLC, representing Pryde Mart LLC, to approve a Preliminary Plat on 4.5 acres currently zoned Rl-6. Approval of this request will allow for the creation of a 17-lot subdivision titled Paradise Cove. The site is located east of the southeast corner of 67th Avenue and Paradise Lane (6515 West Paradise Lane) and is in the Sahuaro District. Staff Contact: Thomas Ritz, AICP, Senior Planner(623)930-2588. Thomas Ritz, AICP, Senior Planner, presented staff s report. He stated this was a request by Geoff Markowski, G-Mar LLC, representing Pryde Mart LLC, to approve a Preliminary Plat on 4.5 acres currently zoned Rl-6. He said that approval of this request will allow for the creation of a 17-lot subdivision titled Paradise Cove. He said the site is located east of the southeast corner of 67th Avenue and Paradise Lane and is in the Sahuaro District. He explained the lots will be a minimum of 6,000 square feet in size, with a minimum lot width of 60 feet and a minimum lot depth of 106 feet. Additionally, proposed minimum setbacks are 15 feet to living area, 20 feet to garages, 20 feet in the rear, and 5' on one side and 10' on the other side. He noted that a maximum lot coverage is proposed to be 40 percent. Mr. Ritz stated a mobile home currently sits on the property, but will be removed as part of the development of this subdivision. The intended land use of the property is a 17-lot single-family subdivision. He indicated the property is surrounded by the Deerview Unit 28 single-family subdivision to the north, the Winwood Village subdivision of single-family homes, to the east, baseball fields of the Foothills Fine Art Academy School to the south, and the Granada Estates single-family home subdivision to the west. He noted the subdivision will be completing all required right-of-way improvements on Paradise Lane to the north. Access to the lots will be by a new street, 65th Avenue, which will have a cul- de-sac at its south end. Although no homebuilder has been selected, the applicant is representing that all homes will be single-story. Mr. Ritz said the applicant represents that the house sizes will be from 1,600 to 2,100 square feet. As this property is not being rezoned simultaneously with this Preliminary Plat request, no deviation from the existing standard R 1-6 requirements is proposed. He said that at the neighborhood meeting, six people attended. Comments were received concerning the privacy of the back yards of the homes to the west. He indicated the residents were November 5, 2018 Planning Commission Minutes Page 16 concerned that the new homes would face the backyards of their existing residences to the west. The neighbors requested a high block wall be built by the developer on the west side of Paradise Cove. Mr. Ritz stated the request meets the requirements for preliminary plat approval and should be approved subject to the following stipulations: 1. Development shall be in substantial conformance with applicant's development materials dated September 28, 2018. 2. Dedication of rights-of-way for the streets shall occur in conjunction with the final plat and street improvements are required with the development of the subdivision or any portion thereof. Mr. Ritz concluded his presentation and asked for questions. Commissioner Froke asked if the school district is okay with the additional units. Mr. Ritz stated there were no additional units since there was no rezoning action. Mr. Ritz explained the issue with the waterline looping through the school property. The applicant has been working with the school district on these issues. Acting Chairperson Hirsch opened the public hearing. With no one wishing to speak, the public hearing was closed. The applicant had no comment. Commissioner Moreno made a motion to approve PP18-02, subject to staff stipulations. Commissioner Wilfong seconded the motion, which passed unanimously. Mr. Williams said this is final action by the Planning Commission. OTHER BUSINESS FROM THE FLOOR Acting Chairperson Hirsch asked if there was any Business from The Floor. There was none. COMMISSION COMMENTS AND SUGGESTIONS Acting Chairperson Hirsch called for Comments and Suggestions. There were none. PLANNING STAFF REPORT Acting Chairperson Hirsch asked if there was a Planning Staff Report. Mr. Williams reported on an annexation case coming before City Council on November 13 He stated El Prado II and Jaafar Estates projects had been recently approved by City Council. November 5, 2018 Planning Commission Minutes Page 17 Coming soon before the Planning Commission: Medical Marijuana and StoneHaven Phase I. NEXT MEETING December 6, 2018 Planning Commission Public Hearing ADJOURNMENT With no further business, Acting Chairperson Hirsch called for a motion to adjourn. Commissioner Crow made a motion to adjourn. Commissioner Lenox seconded the motion, which was approved with a vote of 7 to 0. The meeting was adjourned at 9:00 p.m. Diana Figueroa Recording Secretary