Planning Commission Staff Report (Updated 8/9/21)

PLANNING COMMISSION REPORT 
 
 
CASE: 
Avilla Palomino General Plan Amendment and Rezoning 
Application 
CASE #: 
GPA21-02 & ZON21-02 
MEETING DATE: 
08/05/2021 
FROM: 
Edward Vigil, Planner, Planning, EVigil@glendaleaz.com, 
623-930-3071 
 
 
SUBJECT 
AVILLA PALOMINO MINOR GENERAL PLAN AMENDMENT GPA21-02 AND 
REZONING APPLICATION ZON21-02: 
A request by Brennan Ray with Burch & 
Cracchiolo, P.A., for a Minor General Plan amendment from GC (General Commercial) 
and MDR 5 (3.5-5 du/ac) to MHDR 12 (Medium High Density, 8-12 du/ac) and to Rezone 
17.72 acres of land from R1-6, C-2, & C-3 to R-2 (Multiple Residence) to allow 197 single 
story, detached rental units. The site is located south and east of the southeast corner of 
51st Avenue and Peoria Avenue, and is in the Cactus District. Staff Contact: Edward 
Vigil, Senior Planning Project Manager, (623) 930-3071, evigil@glendaleaz.com 
 
REQUEST 
1. Minor General Plan Amendment from GC (General Commercial) & MDR 5 (Medium 
Density Residential 3.5 to 5.0 du/ac) to MHDR 12 (Medium High Density 
Residential 8-12 du/ac). 
2. Rezone 17.72 acres from R1-6, C-2, C-3 (Single Family, General Commercial & 
Heavy Commercial) to R-2 (Mixed Residence). 
 
APPLICANT/OWNER 
Brennan Ray / Winco Foods LLC & D&J Capital Enterprises II & III LLC 
 
REQUIRED ACTION 
The Planning Commission must conduct a public hearing and determine if this request is 
in the best long term interest of the neighborhood and consistent with the General Plan. 
 
BACKGROUND INFORMATION 
General Plan Designation: 
The property land use designation is MDR5 (Medium Density Residential 3.5 to 5.0 
du/ac). 
 
Zoning: 
R1-6, C-2 & C-3 
 
Property Location and Size: 
The property is located south and east of the southeast corner of Peoria Avenue & 51st

Avenue and is approximately 17.72 acres in size. 
 
Adjacent Uses and Zoning: 
North– R1-6, C-2, R-3 (Single Family, General Commercial, & Multi-Family). 
South- R1-6 (Single Family homes) 
East– R1-6 (Single Family homes) 
West– C-2, R1-6 & R-3 (General Commercial, Single-Family & Multi-Family). 
At the Northeast corner of this site is an existing Circle K convenience store and gasoline 
station. Directly to the north, is an existing retail center that include personal services, a 
restaurant, a tattoo parlor, and another convenience store. Across the street to the 
northwest is an existing retail shopping center that includes a Sprout’s Grocery Store, 
three automotive repair shops, a Dollar General, and several retail and personal service 
stores. Directly to the west of the site, there is an existing Chevron gasoline station, a 
Sonic Drive Through Restaurant, a Big O Tires, and a Pool Supply store. In addition, 
there are single family residential homes (R1-6) directly to the east of the site, to the 
south of the site, and across to the north. 
 
History: 
The property currently zoned C-2 (General Commercial) was annexed into the City of 
Glendale on July 22, 1968 (Annexation Number 44). The proposed project currently 
zoned C-3 and R1-6 was annexed into the City of Glendale on April 24, 1973 
(Annexation Number 72). The property has been vacant and undeveloped since the 
annexations. Winco (a grocery store) was planned to be constructed at this site but due 
to market conditions, never happened. 
 
Project Details: 
The applicant is proposing to build 197 single story, detached, rental units on 17.72 
acres. Units will range from 1, 2, and 3 bedrooms. 394 parking spaces are required, and 
409 parking spaces are being provided. Each rental unit has a maximum height of 18 
feet. Each unit has a private open space enclosed by a 6-foot tall masonry wall. The 
project is proposing 44% of open space for the entire project exceeding the 30% 
minimum. The project has a 15-foot wide landscape perimeter buffer and a 15-foot 
building setback. This project will have a 6-foot tall perimeter decorative block theme 
wall. 
Amenities will include a resort style pool and jacuzzi, a shaded trellis outdoor 
kitchen, several green open spaces within the development, a tot lot, and a dog park with 
a dog wash station. The overall landscaping theme is inspired by luxury living while also 
embracing an adopted style Sonoran Desert style landscaping. 
 
CERTIFICATE OF ADEQUATE SCHOOL FACILITIES: 
The proposed Avilla Palomino multi-family community is located within the Glendale 
Unified School District. The applicant has met with the school districts to ensure 
adequate school facilities for future students. The Glendale Unified School District 
confirmed the school district has adequate facilities to accommodate the Avilla Palomino 
development. A copy of the certificate is provided as an attachment. 
 
CITIZEN PARTICIPATION TO DATE: 
Applicant’s Citizen Participation Process: 
On January 20, 2021, the applicant mailed notification letters to adjacent property owners 
and interested parties regarding a virtual neighborhood meeting that was held on

February 3, 2021. 3 residents participated in the neighborhood meeting with 
concerns regarding 49th Avenue road improvements and landscaping. Overall, the 
residents supported the project. The applicant’s Citizen Participation Final Report, dated 
February 5, 2021, is attached. 
 
Planning Commission Public Hearing: 
A Notice of Public Hearing was published in The Glendale Star on July 15, 2021. 
Notification postcards of the public hearing were mailed to adjacent property owners and 
interested parties on July 16, 2021. The property was posted on July 21, 2021. 
 
STAFF FINDINGS AND ANALYSIS 
Findings: 
The Minor General Plan Amendment is consistent with the policies and objectives 
of the City’s General Plan, Zoning Ordinance, and Residential Design and 
Development policies. 
Promotes infill development within portions of the City where infrastructure is 
already available. 
Contributes to the supply and diversity of housing. 
Overall furthers the public health, safety and general welfare of the citizens of 
Glendale. 
Analysis: 
The proposed multi-family development allows for infill development and provide 
additional residential options in the general area. 
The rezoning request is consistent with the minor general plan amendment to 
allow a land use designation of MHDR12. 
The gross density being requested is 11.30 dwelling units per acre. The General 
Plan Designation MHDR12 would allow up to 12 dwelling units per acre. 
The Avilla Palomino minor general plan amendment and rezone are consistent with 
land uses in the surrounding area. 
Transportation, Land Development Engineering as well as other City departments 
have reviewed the proposal to assure adequate utilities, drainage, and 
transportation migrations were considered to serve the development and to 
minimize the impact on existing or future adjacent development. 49 th Avenue 
between Peoria Avenue & the south property line for this development will be 
improved with a street widening and new landscaping along the west side of 49th 
Avenue as required in the City of Glendale’s local street detail. 
The developer will also have to make the necessary dedications and improvements 
to 51 st Avenue and Peoria Avenue as required by The City of Glendale 
Transportation Engineer and Land Development Engineer. 
Avilla Palomino will provide high-quality, unique housing opportunities within the 
City of Glendale. 
The 197 proposed units will be a gated community and will mimic single-family 
homes which is intended to blend with the surrounding single-family neighborhoods 
and act as a transitional buffer between the existing commercial uses and the 
single family residential. 
This proposal is providing 7.66 acres (44%) of total open space including private 
open space and common open space areas. 
The Glendale Unified School District has confirmed adequate school facilities exist.

RECOMMENDATION 
The Planning Commission should motion to recommend approval of GPA21-02 as 
written. 
The Planning Commission should motion to recommend approval of ZON21-02, subject 
to the following stipulations: 
 
1. 
Development shall be in substantial conformance with the applicant’s Project 
Narrative, dated February 5, 2021.  
2. 
The developer shall provide 55’ half street right of way (measured from 
Centerline) for Peoria Avenue. 
3. 
The developer shall provide 45’ Half street of right of way (measured from 
Centerline) for 51st Avenue.  
4. 
The developer shall provide an additional 20 feet of right of way and complete 
roadway improvements to increase the roadway width to 36 feet back of curb to 
back of curb on 49th Avenue. 
5. 
All overhead utility lines, including communication lines and electric lines less 
than 69 KV on or adjacent to the site shall be undergrounded as part of this 
project.  
6. 
The right of way improvements along Peoria Avenue, N. 51st Avenue, and N. 49th 
Avenue shall include Sidewalk, Curb & Gutter, Ramps, Landscaping, and 
Streetlights and compliant with ADA standards.  
7. 
On Peoria Avenue, the unused driveways shall be removed and replaced with 
curb, gutter and sidewalk. 
 
PROPOSED MOTION 
The Planning Commission should recommend approval of GPA21-02, as written. 
 
The Planning Commission should recommend approval of ZON21-02 with stipulations 
provided in the staff report. 
 
 
Attachments 
Project Narrative 
CP Final Report 
Certificate of Adequate Schools 
Prop 207 Waiver 
Zoning Map 
Aerial Map