Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
Ambra Residential General Plan Amendment and Rezoning
Application
CASE #:
GPA21-03 & ZON21-07
MEETING DATE:
08/05/2021
FROM:
Edward Vigil, Planner, Planning, EVigil@glendaleaz.com,
623-930-3071
SUBJECT
AMBRA RESIDENTIAL MINOR GENERAL PLAN AMENDMENT GPA21-03 AND
REZONING APPLICATION ZON21-07:   A request by Taylor C. Earl, Earl & Curley,
P.C., for a Minor General Plan amendment from LDR 2.5 (Low Density Residential, 1-2.5
du/ac) to MDR 5 (Medium Density Residential, 3.5-5 du/ac) and to Rezone
approximately 24 acres of land from R1-6 PRD (Single Family Residence Planned
Residential Development) and R1-6 (Single Family Residence) to R1-4 PRD (Single
Family Residence Planned Residential Development) to allow 122 single family homes
with a minimum lot size of 4,500 square feet. The site is located east of the southeast
corner of Northern Avenue and 80th Drive and is in the Yucca District.  Staff Contact: 
Edward Vigil, Senior Planning Project Manager, (623) 930-3071,
evigil@glendaleaz.com
REQUEST
Approval of a Minor General Plan Amendment from LDR-2.5 (Low Density
Residential /1-2.5 units/acre) to MDR-5.0 (Medium Density Residential (3.5-5
units/acre); and
Rezone the property from R1-6 PRD (Planned Residential Development-6,000
square foot lot minimum) and R1-6 (Single Family Residential - 6,000 square foot
lot minimum) to R1-4 PRD (Planned Residential Development, 4,500 square foot
lot minimum).
APPLICANT/OWNER
Taylor C. Earl, on behalf of Earl and Curley, P.C. / various owners
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 LDR-2.5 
 
Zoning:
The current zoning is R1-6 PRD and R1-6.
 
Property Location and Size:
The 24 acre property is located east of the southeast corner of 83rd and Northern
Avenues.
 
Adjacent Zoning and Land Uses:
The property is bounded by Northern Avenue along the north.  Northern Avenue is the
city-limit line between the City of Glendale and the City of Peoria.  To the west of this
property are residential lots zoned R1-6 within Maricopa County jurisdiction. To the east
is a dairy, also within Maricopa County jurisdiction, zoned R1-6.  To the south is a
subdivision and large vacant residential lots.  The western 1/5 of the southern boundary
is next to the existing Topaz subdivision located within the City of Glendale and zoned
SR-17.  The remaining 4/5’s of the southern boundary is next to a single residential lot
located within Maricopa County jurisdiction, zoned R1-6.  The rectangular shaped
property will have direct and full access onto Northern Avenue.
History:
The subject property, which is currently vacant, is within Maricopa County jurisdiction and
zoned R1-6 PRD and R1-6.  The property has been used for agricultural purposes.  No
additional history is available.
 
Project Details: 
This site is currently being annexed into the City of Glendale under Annexation
AN-217. 
The existing topography of the proposed development site is generally flat.
The applicant proposes to construct 122-lots, a single-family residential subdivision
developed under the proposed R1-4 PRD standards with a minimum lot size of
4,500 square feet. 
The development proposes vehicular ingress/egress with full right of way access
along Northern Avenue. 
A 20’ emergency only access easement is proposed at the west side of the
project’s main entry at Northern Avenue.  
The gated subdivision provides for streetscape, continuous landscaping and
decorative site walls.  
  
DEVELOPMENT STANDARDS PROPOSED R1-4 PRD
 TYPICAL R1-6 
Min Lot Area
4,500 SF
6,000 SF
Min Lot Width
45 FT
60 FT
Min Lot Depth
108 FT
100 FT
Min Front Yard (to living)
10 FT
15 FT
Min Front Yard (to garage)
18 FT
20 FT
Min Side Yards
5 FT & 5 FT
5 &10 FT
Min Bldg Separation
10 FT
15 FT

Min Rear Yards
15 FT
20 FT
Max Lot Coverage
60%
40%
Max Building Height
30 FT
30 FT
CERTIFICATE OF ADEQUATE SCHOOL FACILITIES:
Ambra Residential is located within the City of Glendale Elementary/High School District.
The district has confirmed that they have adequate facilities to accommodate the new
residences. A copy of the certificate is attached.
 
CITIZEN PARTICIPATION TO DATE:
 
Applicant’s Citizen Participation Process:
On May 21, 2021, the applicant mailed notification letters to adjacent property owners
and interested parties summarizing the proposal and inviting recipients to a
neighborhood meeting to be held on June 7, 2021. One resident participated in the virtual
neighborhood meeting with questions regarding the landscaping along Northern Avenue
and the project timing of when homes would be for sale.  The applicant’s Citizen
Participation Final Report 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 proposal would develop an infill property near existing infrastructure; and
enable higher residential densities close to jobs, shopping and services; and
thereby adds to the housing variety in the area. 
The proposal will provide additional support to the existing commercial and retail
services.  
Development standards would provide for smaller lots than are typical of the R1-6
zone. 
This suggests a high level of conformity to the City’s Residential Design and
Development Manual (RDDM) standards.
The proposal is consistent with the policies and objectives of the General Plan.   
Analysis: 
All appropriate City departments have reviewed the proposal. 
The City's Transportation Engineer and the City of Peoria's Transportation
Engineer have authorized and approved 1 full access onto Northern Avenue as
shown on the preliminary site plan.
RECOMMENDATION

The Planning Commission should recommend approval of request GPA21-03 as written.
 
The Planning Commission should recommend approval of ZON21-07, subject to the
following stipulations: 
Development shall be in substantial conformance to the project narrative and PRD
Booklet, entitled “Ambra,” and dated June 15, 2021.
1.
The developer shall provide one main entrance and one emergency only fire
access point as part of the preliminary plat application that complies with the 2018
IFC, Appendix D, Section D107, or as approved by the Fire Marshall.
2.
PROPOSED MOTION
The Planning Commission should recommend approval of request GPA21-03 as written.
 
The Planning Commission should recommend approval of ZON21-07, subject to the two
stipulations noted in the staff report.
Attachments
Project Narrative 
Citizen Participation Final Report 
Certificate of Adequate Schools 
Zoning Map 
Aerial Map