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HomeMy WebLinkAboutMinutes - Minutes - Planning Commission - Meeting Date: 5/16/2019MINUTES CITY OF GLENDALE PLANNING COMMISSION CITY COUNCIL CHAMBERS 5850 WEST GLENDALE AVENUE GLENDALE, ARIZONA 85301 THURSDAY, MAY 16, 2019 6:00 PM CALL TO ORDER Chairperson Hirsch called the meeting to order at approximately 6:00 p.m. Commissioners Present: Commissioners Froke, Crow, Harper, Wilfong, Nowakowski, Vice Chairperson Lenox, and Chairperson Hirsch were present. City Staff Present: Jeremy Underwood, Planner, Tabitha Perry, Special Projects Executive Officer, James Gruber, Chief Deputy City Attorney, David Williams, AICP, Planning Administrator, and Diana Figueroa, Recording Secretary. CITIZEN COMMENTS Chairperson Hirsch called for citizen comments. There were none. APPROVAL OF MINUTES Chairperson Hirsch stated there were no minutes for approval. WITHDRAWALS AND CONTINUANCES Chairperson Hirsch asked for Withdrawals and Continuances. There were none. PUBLIC HEARING ITEMS Chairperson Hirsch called for the public hearing items. ARIZONA CHRISTIAN UNIVERSITY ZON19-01: A request by Mike Withey, Withey Morris, PLC, representing University Realty, LLC, for a rezoning request for approximately 72 acres to rezone the property from PAD (Planned Area Development) for a project titled "The Thunderbird School of Global Management" to PAD for a project entitled "Arizona Christian University". The proposed rezoning will allow for a mixed land use development consisting of educational, residential and commercial land uses. The site is located at the southeast corner of 59th Avenue and Greenway Road 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 staff's presentation. She said rezoning application ZON19-01 is a request to rezone 72 acres from an approved PAD titled Thunderbird School of Global Management to a PAD entitled Arizona Christian University located at the southeast corner of 59th Avenue and Greenway Road. She said the primary land use focus of the PAD is for an educational institution with associated services and offices for a campus environment. The PAD, also, accounts for land uses that may or may not be associated with an educational campus such as traditional multifamily and/or senior related housing, financial institution and professional offices. May 16, 2019 Planning Commission Minutes Page 2 Ms. Perry stated the development standards are provided to maximize development opportunities such as: A maximum of 1400 student housing units are allowed that cannot be transferred to traditional multifamily housing. She noted a maximum of 550 units for the multifamily and/or senior related housing is permitted. However, as noted on page 15 in the proposed PAD, the number of multifamily constructed, of the 550 units, shall reduce the overall number of student housing allowed. As an example, if the maximum allowed 550 units are built, then the number of student housing shall not exceed 850 units. She said proposed building heights are a max of 65 feet for student housing, depending on design this could be approximately five stories, and a maximum of 56 feet for all other buildings. She noted that the applicant complied with the Citizen Participation requirements. One of the main concerns was preserving existing historical buildings. In response to the request, the PAD identifies a historical memorial and buildings to be preserved. Ms. Perry said there were some comparisons between the existing PAD and the proposed PAD. She explained both PADS provide maximum heights of 56 feet for non -student housing, and 65 feet for student housing buildings so there is no change in the current height restrictions. She said the existing PAD allows for approximately 149 residential units when located above the first floor and the proposed request allows for a maximum of 550 residential units. She noted the existing PAD allows for a maximum of 300 student housing units whereas the proposed PAD allows for and up to 1400 student housing units. The existing PAD allows for hotels with a 250 maximum room count whereas this request is proposing a maximum of 150 rooms for hotels within the 72 - acre site. Land uses in the existing PAD are similar to the land uses within the proposed PAD request. She stated proposed land uses that may require additional stipulations and/or are detrimental to the neighborhood are addressed under, land uses requiring Conditional Use Permit approval or listed as prohibited land uses. Ms. Perry stated the proposal meets the findings for a PAD zoning district as outlined in the proposed PAD Booklet. • The request is generally consistent with the land use designation of CCC (Corporate Commerce Center) of the General Plan. • The PAD specifically is written to provide flexibility over time to respond to market demands. • ACU intends to construct student housing units based on student demands. The ideal of capitalizing on campus living is intended to help support surrounding business. • All appropriate City departments have reviewed and recommended approval with necessary stipulations. These stipulations have been discussed and are acceptable to applicant. Ms. Perry stated it is staff recommendation to recommend approval of rezoning application number ZON19-01 with the stipulations outlined in the staff report. She said the applicant is prepared to discuss more specific details of the application request. She said this concluded her presentation and will be happy to address any questions they may have. Mr. Brian Greathouse, Burch & Cracchiolo, stated he was representing Arizona Christian University. He thanked Ms. Perry for the detailed presentation. He stated they agree with all the May 16, 2019 Planning Commission Minutes Page 3 findings in the staff report as well as the stipulations set forth by staff. He thanked staff for their recommendation of approval and hopes the Commissioners approve the application as well. He said that ACU was excited to launch this opportunity as it starts a new chapter. He was glad others were also excited to have the campus to continue this rich tradition of higher education. He said that in the PAD it talked about the vison which is to create a campus environment with enough flexibility to develop innovative enterprise uses to support the campus and the students. He said that if students are supported on site, they will stay on site and shop at surrounding businesses providing money to the area and help some of the struggling business. He said their goal is to provide long-term sustainability for ACU. He explained they intend to preserve as much as of the area and its historic buildings as possible, as stated in the staff report. Mr. Greathouse discussed the expansion and construction of the student housing units based on student demands. He said on campus living is intended to help support the surrounding community. He concluded his presentation and asked for questions for the Commission. Chairperson Hirsch asked to hear more about preserving the hangar building. James Griffiths, Vice President, Arizona Christian University, stated they intend to preserve the hangar building. However, they would appreciate flexibility, if possible, as they are not familiar with the building. He said they were unsure if there is asbestos or other issues that may cause a financial hardship. Chairperson Hirsch opened the public hearing. Gary Livingston, Sahuaro District, Glendale, requested more information regarding the commercial aspect of this request. He is also concerned about the three-story buildings being proposed. He indicated it is difficult for emergency vehicles travelling along 59th Avenue today and is concerned about response times increasing with the potential increase in traffic. Mr. Ron Short, President of the Glendale Arizona Historical Society, expressed his concern with the preservation of the hangar building. He said over 10,000 pilots from over 30 nations were trained here to fight in World War II. He said the preservation of the hangar is important to the community, the state, the nation, and the world. He noted that historic preservation matters. Chairperson Hirsch asked Ms. Perry to address the question regarding the commercial development as well as the concern regarding the increase in traffic. Ms. Perry explained that the commercial aspect of the PAD proposal is something similar to restaurants, childcare centers as well as medical care units which is intended to help support on campus living and surrounding business. She explained that the Transportation Department reviews the applications proposed regarding traffic trends and believe they are adequate for this application. Additionally, she noted that ACU is predicting short term and long-term information in the Traffic Impact Analysis that was submitted. May 16, 2019 Planning Commission Minutes Page 4 Mr. Greathouse thanked staff for providing the requested information to the Commission. With no further comments, Chairperson Hirsch closed the public hearing. Chairperson Hirsch called for a motion. Commissioner Harper made a motion to recommend approval of ZON19-01 subject to the five stipulations noted in the staff report. Vice Chairperson Lenox seconded the motion, which was approved with a vote of 7 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated this is not final action for case ZON19-01 and the recommendation will be forwarded to the City Council for final consideration. VILLAGE AT THUNDERBIRD ZON19-02: A request by Mike Withey, Withey Morris, PLC, representing University Realty, LLC, for a rezoning request for approximately 85 acres to rezone the property from PAD (Planned Area Development) for a project titled "The Thunderbird School of Global Management" to PAD for a project entitled "Village at Thunderbird". The proposed rezoning will allow for a variety of residential (multifamily and single-family residential products) land uses with a maximum of 642 units allowed. The site is located at the southeast corner of 57th Avenue and Greenway Road 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 staff's presentation. She stated that the Village of Thunderbird PAD, rezoning application ZON19-02 is considered a companion application of the ACU PAD, on which the Commission just voted. She said the project site is located at the southeast corner of 57th Avenue and Greenway Road and is approximately 85 acres in size. She stated the request is to rezone the property from a PAD titled Thunderbird School of Global Management to a PAD entitled Village at Thunderbird. This PAD proposes a variety of residential land uses as well as a recreational land use for the entire 85 -acre site. Ms. Perry stated this PAD proposes four parcels for specific land uses: • Parcel 1 allows for recreational land use on approximately 5.4 acres. This site is developed and identified as the YMCA facility. In comparison, this request is in keeping with the existing PAD. Parcel 2 proposes traditional multifamily on approximately 15.6 acres. The applicant proposes up to three stories with setbacks ranging from 60 feet for one and two stories and 100 feet for three stories adjacent to 55th Avenue. The existing PAD allows for traditional multifamily development at the same proposed location so there is no change in land use. The proposed setbacks and landscaping buffer as well as a street provide a significant buffer from residents located on the east side 55th Avenue. Parcel 3 proposes single family residential on approximately 53.6 acres. There are two minimum lot sizes proposed 4,000 square feet and 6,050 square feet. Building setbacks range from a minimum of 25 feet for single story and 40 feet for two stories along 55th Avenue. Development adjacent to the southern property line, which abuts Acoma Drive residents, May 16, 2019 Planning Commission Minutes Page 5 proposes a minimum setback of 40 feet for single story and 85 feet for two stories. In the future, a developer shall submit a preliminary plat application to determine the subdivision layout. This application will require a citizen participation process prior to the application being presented before Planning Commission. This process will allow interested citizens to provide additional feedback. • Parcel 4 proposals townhomes on approximately 10.4 acres. The PAD proposes residential products which may be attached or detached. The PAD provides a maximum density and estimated total unit ranges for Parcels 2, 3 and 4. Yet, the entire site shall not exceed a maximum of 642 units. Ms. Perry stated the applicant completed the Citizen Participation Process. She noted the applicant; property owner and staff were committed to working with the neighbors and worked diligently to address their concerns. In summary, greater building setbacks are proposed to minimize the impact of potential two-story homes adjacent to existing single-family homes along Acoma Drive. She said the proposed PAD does not allow for access along 55th Avenue or Acoma Drive, which is important to the residents. She said the proposal meets the findings for a PAD zoning district. Ms. Perry stated this PAD request is generally consistent with the land use designation of CCC and Medium High Residential, 8 dwelling units per acre. She noted that all appropriate City departments have reviewed and recommended approval with necessary stipulations. These stipulations have been discussed and are acceptable to applicant. She explained that the Fire Department is aware of the projected growth the application proposes. Currently, the Fire Department does not see any deficiencies in response times and did not advise of any negative concerns. She said that they will monitor the growth of development and continue to work with consultants and the City Manager if any concerns arise. Ms. Perry stated it is staff's recommendation to recommend approval of rezoning application number ZON19-02 with the stipulations outlined in the staff report. She noted the applicant is prepared to discuss more specific details of the application request. She concludes her presentation and asked for questions from the Commission. Mr. Mike Withey, Withey Morris, PLLC, introduced himself and stated he is in agreement with staff's report as well as the proposed stipulations. Mr. Withey stated they were recently here when the General Plan Amendment was approved and were in mutual agreement with the discussion that was had. He said that in terms of the historic value of this site, there were two main issues they heard from the city and community. He said one was to keep an educational component on site and the other was to keep the YMCA. He said he was happy to report that the YMCA will remain. He noted they were previously leasing, however, now they own the property. He reviewed the 2008 zoning and stated this could be constructed today as it is the current zoning. He also reviewed the components of the 2008 zoning. He stated there will be no access from the property to Acoma Drive or 55th Avenue. He talked about the buffers and landscaping which they believe were appropriate and far in excess of code requirements. He noted they also spent lot of time May 16, 2019 Planning Commission Minutes Page 6 coordinating with ACU and staff on common elements of the PAD that it brought the whole property together. Chairperson Hirsch called for questions from the Commission. Commissioner Crow expressed his appreciation to the applicant for cooperating with the property owners along Acoma Drive. Commissioner Wilfong asked about a deceleration lane. Mr. Withey stated there was a stipulation regarding the deceleration lanes at the main entry points. Commissioner Wilfong asked if the residents of Acoma Drive indicated they did not wish to have two story homes behind their homes. Mr. Withey said they did have open houses to address those concerns. He added the current PAD allowed for two story homes behind Acoma Drive. Commissioner Wilfong stated he appreciates the information on the setbacks, however, he personally has experienced a two-story home behind his house and he was concerned. Mr. Withey said he understand the issue and there were residents who expressed that concern. Commissioner Wilfong asked about the retaining wall being constructed higher. Mr. Withey said they would be constructing their own, new retaining wall which will be 6 feet tall. Commissioner Wilfong asked about how the applicant is working with the Peoria School District to compensate them with the potential increase in students to their schools due to the opening of ACU. Mr. Withey said he is confident that these discussions will continue with the school district. Commissioner Nowakowski asked if there will be additional meetings regarding the parcel which contains the family units. Mr. Withey said for all of the parcels there will be a subsequent plat to be reviewed and potentially approved by the City. Mr. Withey said rather than selling parcels as they proceed through the process with the city, going through General Plan Amendment and the rezoning. He said that once this process is complete, the plats will come before the Commission. Chairperson Hirsch opened the public hearing. Gary Livingston, Sahuaro District, Glendale, stated from the initial meeting with ASU all the concerns raised were regarding density. He said now the applicant is proposed eight units to the acre. He said he has not yet received an explanation from staff. He asked why the City Staff isn't following the statutes. Also, he asked what the criteria was for acceptance of this proposal. No one has provided him with any information. He is extremely concerned as are his neighbors. He is concerned about the homebuilder which will be used to construct the new homes. He said they are also concerned about their property values. May 16, 2019 Planning Commission Minutes Page 7 Ms. Theresa Holton, 5734 West Acoma Drive, said she backs up to the vacant land. She said she is grateful that ACU will be occupying the land. She said what was initially shared with the residents were five story buildings. She said she recognizes that the attorney is representing the University. She said they have shared their concerns with Councilmember Malnar. One of their concerns was the setback, which is now 40' and 85'. She said they have been concerned about what will back up along their fence. She said she would like honest and to be informed of what will be taking place directly behind their properties. She said the traffic along Acoma Drive is not understandable unless you are a resident along Acoma. She said at least once a day there is a large emergency vehicle driving down Acoma Drive in order to access 59th Avenue. Ms. Perry said the applicant would need to go through the Design Review process. At this point, staff does not have the proposed multi -family design. She said the preliminary plat will come before the Planning Commission once submitted by the applicant. She said the applicant can speak to the question of the open houses during the Citizen Participation process. Regarding the wall, the residents along Acoma Drive do not have a Homeowners Association. She said the applicant would need to contact each homeowner. Commissioner Crow asked what the minimum height the developers could raise the wall. Ms. Perry said it was 6 feet and possibly 8 feet if everyone agrees. Commissioner Wilfong said that he recommends possibly two-story homes not have balconies which could look into people's backyards. He said that will not go over well and will be shut down quickly. He suggests an 8 -foot wall. Commissioner Nowakowski read the average lot sizes being proposed. He asked if this is subject to change once the applicant returns with proposed site plans. Ms. Perry explained that what is being proposed in the PAD was the minimum dimensions in lot area. She said that it was possible when a developer might want to develop larger lots next to Acoma Drive since those lots are also larger than proposed. Chairperson Hirsch called for the applicant. Mr. Withey stated that they were consistent with the zoning. He noted that two open houses were held during the General Plan Amendment. He said that during those open houses there were some great questions asked regarding setbacks, two story homes, one story homes, access on the streets, and similar inquiries. He explained to the speaker that said they were not withholding information, it was simply because it was very early on in the negotiations and they did not have the information to provide. He noted that another open house was held, and the information was provided with many of the same people attending. He explained that the intent has always been to be transparent. He noted that in regard to the two-story home issue, because there is an 85 -foot setback; there will not be any two-story homes adjacent to the homes along Acoma Drive. Commissioner Crow said the problem appears to be solved regarding the two-story homes. May 16, 2019 Planning Commission Minutes Page 8 Chairperson Hirsch addressed the speaker's comments specifically because he was singled out. He explained that the Commission and City depend on the highly qualified staff in the city's attorney's office. He noted that as far as criteria beyond that, the Commission is comprised of citizen volunteers who put an enormous amount of time as Commissioners to serve the city of Glendale and its residents. He stated that they all are dedicated to doing their best through they come at their decisions from different perspectives. He hopes his comments help in his understand of the Commissioner's role and duties. With no further comments, Chairperson Hirsch closed the public hearing. Chairperson Hirsch called for a motion. Vice Chairperson Lenox made a motion to recommend approval of ZON19-02 subject to the four stipulations noted in the staff report. Commissioner Harper seconded the motion, which was approved with a vote of 7 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated this is not final action for case ZON19-02 and the recommendation will be forwarded to the City Council for final consideration. TALAVI DRIVE-THRU REZONING ZON19-04: A request by Carolyn Oberholtzer, Esq. with Bergin, Frakes, Smalley & Oberholtzer, PLLC to amend the existing Talavi PAD (Planned Area Development) to allow an additional drive-thru. The original PAD allowed for a single drive-thru (convenience use). The proposed additional drive-thru site is located west of the southwest corner of Bell Road and 57th Avenue at 5795 West Bell Road and is in the Sahuaro District. Staff Contact: Jeremy Underwood, Planner (623) 930-2553. Mr. Jeremy Underwood, Planner, made staff s presentation. He stated this was a request by Carolyn Oberholzer, Esq. with Bergin, Frakes, Smalley & Oberholtzer, PLLC to amend the existing Talavi PAD (Planned Area Development) to allow an additional drive-thru. The original PAD allowed for a single drive-thru (convenience use). The proposed additional drive-thru site is located west of the southwest corner of Bell Road and 57th Avenue at 5795 West Bell Road and is in the Sahuaro District. Mr. Underwood said that the applicant is proposing an amendment to the Talavi PAD. The PAD amendment would allow an additional drive-thru use, defined as a "convenience use". Currently, the Taco Bell (east of the subject site) is the lone convenience use allowed within the PAD. He noted the applicant is proposing no further changes to development standards for the PAD at this time. If approved, the proposed development will require a Design Review prior to construction. He stated that on April 5, 2019, the applicant mailed notification letters to adjacent property owners and interested parties regarding the proposal. To date, neither the applicant, nor City staff has received any comments or questions about the proposed PAD amendment. May 16, 2019 Planning Commission Minutes Page 9 Mr. Underwood noted the property is located in the northern part of the City of Glendale, just west of the southwest corner of 57th Avenue and Bell Road. To the north of the site, across Bell Road, is C-2 (General Commercial) retail/commercial uses, to the east, south, and west of the site is the remainder of the Talavi PAD with a variety of commercial/retail uses. Access to the site will primarily be via Bell Road; however, the property may also be accessed by utilizing one of the many internal driveways in the PAD from 57th Avenue as well as 59th Avenue. Mr. Underwood concluded his presentation stating the Planning Commission should recommend approval of ZON 19-04, subject to two stipulations. 1. Development shall be in substantial conformance with the development plan and narrative for ZON19-04, dated April 4, 2019. 2. A Design Review is required for all new development on the subject parcel. Chairperson Hirsch called for the applicant. Ms. Carolyn Oberholtzer, applicant, Bergin, Frakes, Smalley & Oberholtzer, PLLC, thanked staff for their presentation. She stated the application was pretty straight forward. She explained the business will be vacating the property area. Therefore, this will in turn make room for a variety of commercial uses in the area. She noted the property owner owns much of the area and will be making upgrades to refresh the space corner. They are very excited to get this started and moving before the start of the new year. She asked for questions. Chairperson Hirsch opened the public hearing. With no one wishing to speak, the public hearing was closed. Chairperson Hirsch called for a motion. Commissioner Crow made a motion to recommend approval of ZON19-04 subject to the two stipulations noted in the staff report. Vice Chairperson Lenox seconded the motion, which was approved with a vote of 7 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated this is not final action for case ZON19-04 and the recommendation will be forwarded to the City Council for final consideration. OTHER BUSINESS FROM THE FLOOR Chairperson Hirsch asked if there was any Business from The Floor. There was none. COMMISSION COMMENTS AND SUGGESTIONS Chairperson Hirsch called for Comments and Suggestions. Commissioner Wilfong apologized for overlooking the staff's report on the buffer wall since some of the papers were stuck together. Chairperson Hirsch noted that all was well. May 16, 2019 Planning Commission Minutes Page 10 Commissioner Froke stated he appreciates the Chairperson's comment on the second item on the agenda. Chairperson Hirsch noted he valued his observation. He knows these applications can be frustrating but they all should keep everything and everyone's role in perspective as they go through all the information. PLANNING STAFF REPORT Chairperson Hirsch asked if there was a Planning Staff Report. Mr. Williams said City Council will hear two Planning related items at their upcoming May 28, 2019, voting meeting which are the PAD for Westpoint Estates and text amendment regarding medical marijuana delivery. NEXT MEETING June 6, 2019 Planning Commission Public Hearing at 6pm ADJOURNMENT With no further business, Chairperson Hirsch called for a motion to adjourn. Commissioner Crow made a motion to adjourn. Vice Chairperson Lenox seconded the motion, which was approved with a vote of 7 to 0. The meeting was adjourned at 7:20p.m. Submitted by: Diana Figueroa Recording Secretary