Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
Alto Planned Residential Development located at the SEC
of Orangewood Avenue and 75th Avenue 
CASE #:
ZON21-12
MEETING DATE:
11/04/2021
FROM:
Christina Lavelle, Planner, Planning,
CLavelle@glendaleaz.com, 623-930-2553
SUBJECT
ALTO REZONING APPLICATION ZON21-12:   A request by Taylor C. Earl, of Earl
and Curley, P.C., to rezone approximately 17 gross acres from R1-6 (Single
Residence) to R1-4 PRD (Planned Residential Development).  The site is located at
the southeast corner of 75th Avenue and Orangewood Avenue in the Yucca District.
Staff Contact:  Christina Lavelle, Planner, (623) 930-2553, clavelle@glendaleaz.com
REQUEST
Rezone from R1-6 to R1-4 PRD zoning district for approximately 17 gross acres (15
net acres).
APPLICANT/OWNER
Taylor C. Early on behalf of Earl and Curley, P.A., representing owners, Chambers
Revocable Trust, Cheryl Chambers, Dwight Chambers, John Chambers, Mark C.
Marcos, Elisa Marcos Revocable Trust, Gloria Perez, and Emilio Marcos.
 
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.
SUMMARY
The applicant proposes to rezone the property from R1-6 (Single Residence) to R1-4
PRD (Planned Residential Development). The intent is to develop an 89 lot subdivision
at approximately 5.22 dwelling units per acre.
BACKGROUND INFORMATION

General Plan Designation:
The property land use designation is MHDR 8 (Medium-High Density Residential /
5.0-8.0 du/ac).
 
Zoning:
The current zoning is R1-6 (Single Residence) zoning district.
 
Property Location and Size:
The property is located at the southeast corner of Orangewood Avenue and 75th
Avenue. The site contains approximately 17 gross acres (15 net acres) of undeveloped
land.
 
Adjacent Zoning and Land Uses: 
The property to the north is zoned R1-6.
Located east of the subject property is the Desert River Elementary School,
zoned R1-6.
The west properties are zoned R1-7 and are in a single family residential
subdivision known as Orangewood Estates.
To the south is zoned R1-6 and is owned by the Faith Baptist Church of Glendale.
 
History:
The property was annexed into the City limits on April 27, 1982. The site has been
historically used as agricultural land.
Project Details: 
The applicant is proposing to develop a Planned Residential Community of 89
residential lots. The development will include internal private streets, a tot-lot, and
a community park to include a basketball court.
1.
The site shall conform to the City of Glendale Development Standards for the
R1-4 zoning district except as indicated in the Table below:
2.
  
 
R1-4
Alto (R1-4 PRD)
Minimum Lot Depth
80-feet
95-feet
Minimum Setbacks
Front
15-feet to living area,
20-feet to garage or
carport
10-feet to living area
18- feet to garage from back of
sidewalk
Rear
15-feet
15’ feet
Side
0 or 10 (Minimum 10 feet
separation between
buildings on adjacent
lots).
5-feet and 5-feet
Maximum Lot Coverage
45%
60%
Minimum Open Space
20%
18.48%

3.Access point to the project is identified on the Master Development Plan is along 75th
Avenue. Internal roads serving the residential development are proposed as private
streets with construction in accordance with design standards established by the City
and maintained by the Alto Planned Area Development’s Homeowners Association.
4.The site will feature six-foot (6’) detached sidewalks along both Orangewood Avenue
and 75th Avenue. Internally, five-foot (5’) detached sidewalks lead into the site from
75th Avenue connecting to the amenity areas.
5.The development plan includes approximately 17 gross acres with 18.48% of the site
as landscape and open space areas.
6.The development of the project would include a perimeter theme wall along all four
sides of the site to allows for a gated community.  
CERTIFICATE OF ADEQUATE SCHOOL FACILITIES:
Alto Planned Residential Development is located within Glendale Unified School
District (including Desert Spirit Elementary and Independence High School).  The
district has confirmed that they have adequate facilities to accommodate the additional
residences. A copy of the certificate is attached.
 
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On August 13, 2021, the applicant mailed notification letters to property owners within
300’ of the subject property, as well as the interested parties, notifying the public of a
virtual neighborhood meeting which was held August 30, 2021. The virtual
neighborhood meeting included one neighbor. The neighbor had questions and
concerns regarding density and lot sizes. Both staff and the applicant emailed
additional information to the requestor. The applicant’s Citizen Participation Final
Report is attached which includes the minutes of the neighborhood meeting.
 
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on October 13,
2021. Notification postcards of the public hearing were mailed to adjacent property
owners and interested parties on October 15, 2021.  The property was posted on
October 15, 2021. 
STAFF FINDINGS AND ANALYSIS
The proposal would provide a viable use to an underutilized and vacant site.
The project's overall density will be 5.22 homes/units per the acre which is
consistent with the existing General Plan designation of Medium-High Density
Residential 5.0-8.0 DU/AC.
The proposal will support the City of Glendale General Plan, Land Use Element
Goal LU-2.  75th Avenue and Orangewood Avenue provide a natural buffer
between the proposed development and the neighboring subdivisions (to the
north and west) which are built at a lower density.
The proposal will support the City of Glendale General Plan, Housing Element
Goal HE-6. The property is located within three miles of Loop 101 and is nearby
employment centers such as Westgate. This supports a live/work environment
where the employment opportunities of Glendale support the housing market and
vice-versa. 
The proposal will support the City of Glendale General Plan Goal CRR-2. The
property is a small infill site that is been underutilized. Developing the site will

promote the General Plan’s goal of developing infill sites to their highest and best
use.  
There is existing infrastructure to support the development. The property is
located on the SEC of a fully developed arterial street (75 th Avenue) and a
collector street (Orangewood Avenue). Improvements will be made on both
streets which will improve both streets for the City.  
6.205 – Required Findings.
All PRD applications shall be reviewed for conformance with the stated purpose of this
overlay district. Prior to approval, the Planning Commission and City Council shall
make the following findings:
A .The proposal is consistent in substance and location with the development
objectives of the General Plan and any adopted specific area plans.
B .The proposal will be compatible with other existing and planned development in the
area.
C. The proposal meets or exceeds the City's Subdivision Design Expectations
regarding site planning, architecture, landscaping, building materials and colors, and
screening of mechanical equipment.
D. The proposal will result in a quality living environment and accommodate desired
lifestyles.
E.  The proposed project amenities including equestrian and pedestrian trails, bike
paths, landscaped areas, entry features, decorative theme walls, parks, playgrounds,
and other public or commonly owned open space and recreation facilities are adequate
and appropriate for this development.
F.  The type and quality of house products will be consistent with the intended
character of the development.
RECOMMENDATION
If the Planning Commission recommends approval of ZON21-12, staff recommends the
following stipulations: 
Development shall be in substantial conformance to with the development plan
outlined in the PRD Booklet and the PRD Booklet entitled “Alto” dated July 23,
2021.
1.
The developer will be responsible for improvements along 75th Avenue to
include, but not limited to, 6-foot-wide detached sidewalks, curb, and gutters.  
2.
The developer will be required dedicate and provide 35’ half street right-of-way
on Orangewood Avenue. This will require right-of-way improvements to include,
but not limited to, curb, gutter, and 5-foot-wide sidewalks.
3.
A right turn deceleration lane may be required in advance of the proposed
driveway on 75th Avenue which will be reviewed and approved during the design
review application process.  
4.
An eight-foot-tall CMU block wall will be required along the residential properties
to the north of the basketball court.
5.
PROPOSED MOTION
Motion to approve ZON21-12, subject to the stipulations outlined in the staff report.
Attachments

PRD Narrative 
Citizen Participation Final Report 
Certificate of Adequate Schools 
Prop 207 Waiver 
Executive Traffic Summary 
Zoning Vicinity Map 
Aerial Map 
Presentation