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ALTO
Southeast corner of 75th Avenue and Orangewood Avenue
Glendale, Arizona
A request for:
R1-4 Planned Residential Development (PRD) Zoning
Case Numbers: ZON21-12
Prepared: May 7, 2021
Revised: July 23, 2021
Received 7/23/2021
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Principals and Development Team
Developer:
K. Hovnanian Homes
20830 N. Tatum Blvd, Suite 250
Phoenix, AZ, 85050
Attn: Chuck Chisholm
Director, Land Planning
Phone: 480-824-4175
Email: CChisholm@KHOV.com
Representative/Legal Counsel:
Earl & Curley, P.C.
3101 North Central Avenue, Suite 1000
Phoenix, Arizona 85012
Attorney: Taylor C. Earl
Principal Planner: Ricardo Toris
Phone: 602-265-0094
Email: tearl@earlcurley.com
Email: rtoris@earlcurley.com
Civil Engineering Consultant:
3 Engineering
6370 E. Thomas Road, Suite 200
Scottsdale, Arizona 85251
Attn: Matthew J. Mancini
Phone: 602-730-6847
Email: matt@3engineering.com
Landscape Consultant:
Harrington Planning + Design
1921 S. Alma School Road, Suite 204
Mesa, Arizona 85210
Attn: Jason Harrington
Phone: 480-250-0116
Email:
jason@harringtonPlanningDesign.com
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TABLE OF CONTENTS
Section
Page
1.
Introduction and Description of Proposal
4
2.
Existing Conditions
5
3.
Request
6
4.
Conformance to General Plan
7
5.
Permitted Uses
9
6.
Development Standards
9
7.
Site Design
10
8.
Landscape Concept
14
9.
Landscape Treatments and Theme Walls
15
10.
Open Space and Facilities
16
11.
House Product Design
16
12.
Screening, Buffers and Transitions
17
13.
Circulation
17
14.
Conditions, Covenants and Restrictions
17
15.
Community Facilities and Services
17
16.
Utilities and Services
18
17.
Infrastructure Improvements
18
18.
Conclusion
18
LIST OF EXHIBITS
Exhibit
Page
A.
Vicinity Map
4
B.
Aerial Map
21
C.
Existing General Plan
22
D.
Existing and Proposed Zoning
23
E.
Conceptual Site Plan (colored)
24
F.
Conceptual Site Plan
25
G.
Conceptual Landscape Plan
26
H.
Conceptual Entry Plan
27
I.
Conceptual Wall Plan
28
J.
Conceptual Wall and Entry Gate Elevations
29
K.
Conceptual Amenities
30
L.
Parcel Map
31
M.
Legal Description
32
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1.
Introduction and Description of Proposal
On behalf of our client, K. Hovnanian Homes (“KHOV”), we are pleased to submit this
Rezoning request for an approximate 17.04 gross acre (15.19 net) subject site at the
southeast corner of 75th Avenue and Orangewood Avenue in Glendale, Arizona (see
below Vicinity Map). The overall subject site consists of 3 parcels and is identified in
Maricopa County Assessor’s data base as APNs:143-26-002C, 143-26-001A and 143-
26-013A. The proposal is a small, gated single-family enclave.
Exhibit A - Vicinity Map
These three parcels are in the City of Glendale and according to the City’s General Plan
Land Use map, these parcels are designated as MHDR 8 (Medium-High Density
Residential 5.0-8.0 DU/AC). According to the City’s zoning maps, the subject site is
zoned R1-6. The proposed density for this rezoning request is consistent with the City’s
General Plan Land Use Map designation for this property. As such, no General Plan
amendment is necessary.
The property is generally bounded by Orangewood Avenue along the north; an existing
school (Desert Spirit School) along the east; an existing church and vacant land, on the
south; and 75th Avenue along the west. The site has direct access to 75th Avenue and
Orangewood Avenue. The property also benefits from close proximity to the Westgate
Entertainment Center, nearby Tanger Outlet Mall, shopping, offices, major sports venues
and numerous restaurants.
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This request seeks to rezone the approximate 17.04 gross acre (15.19 net) acre site from
the current R1-6 to R1-4 PRD overlay (refer to Exhibit D, Existing Zoning and Proposed
Zoning).
The purpose of the proposed PRD is to create specific standards to guide the
development of the subject property so that it fits seamlessly within the surrounding area.
Because of the general plan designation for Medium-High Density Residential (5-8 du/ac),
KHOV is proposing a single-family, detached product and lot size that will put the
community at 5.22 du/ac and within the existing General Plan designation.
KHOV is proposing a gated enclave of 89 homes to the City, with lot sizes being a
minimum of 4,000 square feet. KHOV has designed the community after the pattern it
used successfully in Cadence at Westgate Village (89th Avenue and Glendale Avenue).
KHOV has recently developed other beautiful communities in this area of Glendale that
are similar to the proposed community, only slightly lower in density to meet the context
of those areas. Each of these has experienced rapid home sales and has been a very
positive contribution to the area. Two of the most recent communities were Cadence at
Westgate Village (88th Avenue and Glendale) and Positano (83rd Avenue and Glendale
Avenue). The City approved the rezoning for Cadence at Westgate Village in September
of 2016. Both Cadence at Westgate Village and Positano has been incredibly well
received by home buyers.
KHOV has become a reliable partner for the City of Glendale. KHOV has proven with
each of its communities in this area that it will design and create communities that
homebuyers want and that add value to the City. KHOV now wishes to do another quality
residential community at this underutilized site. The changes we are proposing to the
zoning will finally bring development to this site that will be compatible with surrounding
development.
2.
Existing Conditions
This site is relatively small in size and
sandwiched between two existing streets, an
existing school, and an existing church.
Oftentimes, smaller parcels that have been
passed up for development are ones that create
challenges because of the fixed boundaries
caused by streets and existing development.
The site is bounded by Orangewood Avenue
along the north, an existing school (Desert
Spirit School) along the east, an existing church
and vacant land on the south, and 75th Avenue
along the west (see Exhibit D for existing zoning
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of adjacent properties). The property to the north, beyond Orangewood Avenue, is
vacant. The property to the west, beyond 75th Avenue, is developed as a residential
subdivision.
75th Avenue is fully developed as an arterial street with two north bound travel lanes, two
south bound travel lanes and a center turn lane. Curb, gutter, and streetlights are present
on both sides of the street in front of this property. Orangewood Avenue is a collector
street and developed with one westbound travel lane, one eastbound travel lane and a
center turn lane.
The existing topography of the proposed development site, which is generally flat, has a
gradual slope from the northeast to the southwest. Most of the property is currently vacant
and being used for agriculture use. There is a single-family home located on the
northwest corner of the property. There is also a single-family home located toward the
middle of the site. Both would be removed as part of the proposed development.
3.
Request
This request seeks to rezone the subject site from the current R1-6 (“Single Residence”)
to R1-4 PRD (“Single Residence, Planned Residential Development”) with amended
development standards to allow this small property to be developed as a gated planned
residential community (see Exhibit E, Conceptual Site Plan).
As mentioned, the General Plan designation for this property is MHDR 8 (Medium-High
Density Residential 5.0-8.0 DU/AC) and to stay within this category range it is necessary
to development the site with smaller lots to create the density needed to be consistent
with the General Plan. The proposed density for this rezoning request is consistent with
the City’s General Plan Land Use Map designation for this property. As such, no General
Plan amendment is necessary.
The purpose of the proposed PRD is to create specific standards to guide the
development of the subject property so that it fits seamlessly within the surrounding area.
Through this request, KHOV seeks to bring a beautiful residential enclave of 89 homes
to the City, with lot sizes being a minimum of 4,000 square feet. The proposed
development will have a maximum gross density of 5.22 dwelling units per acre, which
conforms to the General Plan designation of 5-8 du/ac.
As mentioned previously, this is a relatively small infill parcel that has been vacant for
decades. The physical design of the Alto single family residential parcel is dictated by
the General Plan Land Use designation, its size, style of housing, location, and adjacent
streets. This is a unique housing product designed for the special needs of both the
millennial and baby boomer generations. When consideration is given to the proposed
house product architectural and open space amenities this proposal will provide a distinct,
upscale living environment for its residents. Design features, use of various
complimentary building materials, architectural focal points, and amenities will emphasize
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the project’s unique theme. All of the architectural elements will tie together to provide a
strong identity for the site that compliments the surrounding properties as well as creating
an inviting atmosphere for both residents and guests. This is a well-conceived single
family residential community that will offer diverse housing types in this growth area of
Glendale.
4.
Conformance to General Plan
Under the City’s General Plan, the Land Use designation for this property is MHDR 8
(Medium-High Density Residential 5.0-8.0 DU/AC). According to the City’s zoning maps,
the subject site is zoned R1-6—a zoning district that has not led to full development on
the site. The proposed density for this rezoning request is consistent with the City’s
General Plan Land Use Map designation for this property. Accordingly, no General Plan
amendment is necessary.
Given the site’s proximity to the nearby Loop 101 freeway and Westgate Entertainment
District, it is expected this community will be a positive support to Westgate. There is a
tax base and economic benefit derived by this proposal. The increased population of
residences with an expanded income created by new single-family residences translates
into additional retail sales tax when residents shop and dine at local and area businesses.
Furthermore, the City of Glendale would benefit from the increase in state shared
revenue. The portion of that state shared revenue flowing to Glendale is a function of
Glendale's population base. Therefore, increasing the population through the addition of
this subdivision and density on the subject parcel would increase population and thus
increase Glendale's portion of the state shared revenue. Glendale's share of state shared
revenues could be used to pay for essential city services like police, fire, road
maintenance and parks. Finally, the property is currently under agricultural use and
provides very little economic impact to the city in its current state. With the proposed
residential development there comes constructions of homes which is a direct economic
impact to the city. The construction of homes provides economic development from
construction sales tax, new construction jobs, and spending at local restaurants, stores,
and services. Property tax, state shared revenue and sales tax are a direct economic
benefit to the City of Glendale.
Future residents will surely take advantage of the site’s proximity to a wide variety of
shopping, entertainment venues, and restaurants, including those at Westgate.
For the reasons stated above and below, the proposed zoning meets the Goals and
Objectives set forth in the General Plan. The General Plan Goals being met are as follows:
Land Use Element Goal LU-2 – There are transition and buffer areas between
unrelated land uses.
The site benefits from built-in buffers to the west (75th Avenue) and north (Orangewood
Avenue). To the east is a school, which will not be negatively impacted by this proposal.
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To the south is a church and vacant property, neither of which will be negatively impacted
by this proposal.
Housing Element Goal HE-6 – Residential areas relate to work places.
The site enjoys exceptional regional access due to its strategic location approximately
three mile east of the Loop 101 Freeway. This residential community will also capitalize
on its proximity to the Westgate Entertainment District with its shopping, offices, and
nearby restaurants. With the recent approval of Crystal Lagoon and the additional
entertainment, restaurants and office planned along the Loop 101 corridor and the
Westgate entertainment district additional housing is needed. Creating a new quality
residential development gives people the opportunities to plant roots in a City that they
want to call home. Providing new work force homes options is essential to help support
the new employee demand coming from the new and future development along the Loop
101 entertainment district.
Conservation, Rehabilitation and Redevelopment Element Goal CRR-2 – Infill
development is a top priority.
The general plan calls for a focus on infill development, and that is exactly what this
application would allow for. This new development complies with the City’s General Plan
land use designation for this property by proposing a density of 5.22. It also converts an
undeveloped site into a high-quality, attractive community that will take advantage of
existing infrastructure, community, and educational facilities. It will also support the
nearby retail, restaurants, and office buildings, including at Westgate District, Arrowhead
Mall, and those along Bell Road.
Other considerations have been taken into the design and layout of Alto to ensure
compatibility with the adjacent residential communities. The site plan for Alto has been
especially developed to place open space buffering along the project’s western, northern,
and southern boundaries.
Based upon the analysis provided above, we believe the proposed rezoning request is
consistent with the overall intent and goals of the General Plan and as such will be
beneficial to the surrounding area. The proposed rezoning does not adversely impact any
portion of the planning area and will in fact do quite the opposite. It follows the existing
land use designation for the property and provides appropriate buffers. The proposed
rezoning also complements the overall mix of housing in the area. In addition, the resulting
new home residents will support local businesses within Glendale. KHOV’s other similar
communities in close proximity to the subject site provide the City with a solid track record
for success.
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5.
Permitted Uses
Attached or detached single residence dwellings.
Uses Subject to Conditions, Uses Subject to Conditional Use Permit and
Accessory Uses as defined in the City of Glendale Zoning Ordinance Section
5.323, 5.324, and 5.325.
6.
Development Standards
This request proposes the use of R1-4 PRD (Planned Residential Development) overlay
district to provide the proposed amended standards. Those standards to be proposed as
amended from the R1-4 residential zoning category include the following:
R1-4
Alto (R1-4 PRD)
Maximum Density
(Gross)
Up to 8 du/ac per
General Plan
(Proposed 5.22 du/ac)
Minimum Net Lot Area
4,000 square feet
4,000 square feet
Minimum Lot Width
40-feet
40-feet
Minimum Lot Depth
80-feet
95-feet
Minimum Setbacks
Front
15-feet to living area,
20-feet to garage or
carport
10-feet to livable 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
Street Side
10
10-feet*
Maximum Structure
Height
30
30-feet
Maximum Lot Coverage
45%
60%
Minimum Open Space
% (Net)
20%
18.48%
Parking
2:unit-1 covered
2:unit-1 covered
*Street side setback does not apply when a minimum 5-foot wide landscape tract is
located between the lot and adjacent street.
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7.
Site Design
The single-family market has evolved over the past few years. Many homeowners are
now looking for finely crafted homes with spacious open floor plans and opportunities for
indoor/outdoor living, but smaller, well-appointed lots that are easy to maintain. These
homeowners prefer smaller outdoor spaces on their lot, accompanied by neighborhood
amenities and open space parks. This is in contrast to expansive private yards that are
expensive to develop and then require extensive maintenance. The subdivision design
responds to these market desires in an attractive and effective manner. Indeed,
K. Hovnanian Homes has repeatedly been very successful in meeting that new market
direction here in Glendale.
The proposed lotting layout shows a single access point to/from 75th Avenue. The
proposed layout is designed with an emphasis on simplicity of several internal loop roads
designed with one main gated entrance. It shows 89 lots at a minimum of
40’ wide x 95’ deep. The physical design of the subdivision is dictated by the property’s
size, shape, and location. The proposed site layout proposes a minimum of 4,000 sq. ft.
lots, providing an overall project gross density of +/- 5.22 du/ac. The community provides
an average lot area of 5,150 sq. ft. The community also includes larger pie shaped lots
for those who do still want a larger lot option.
This request seeks a minor deviation to the front setback to allow for a unique feel to this
residential subdivision. It allows for a 10-feet setback for livable area which typically
means house forward design putting the garage in the background. While there is a slight
deviation in net landscape percentage this proposal provides additional enhancements
and amenities to offset the small reduction. It provides a centralize open space which acts
a focal point to its residents as they drive in. The proposed subdivision enhancements
include: a gated community, a centralize open space area with features like a picnic
ramada with table and seating, several benches and shade trees, and a tot-lot area with
useable play equipment, a second open space area that has a non-programed turfed
area that will allow activities like soccer, football, Frisbee, bocci, tag, baseball, and more.
This area also includes a half-court basketball court and benches that provides residents
with freedom to play or relax.
A contiguous landscape strip is provided adjacent to both 75th Avenue and Orangewood
Avenue. The main entrance is from 75th Avenue and is flanked by tree-lined landscape
strips to create a sense of arrival to this community. As residents enter through the gates
and trees, they will be directly facing a tree-Iined open space and amenity area. This entry
experience will provide residents with a sense of arrival and place.
The proposal is a community of new single-family homes with landscaped open space
areas and amenities to provide residents with appealing, active environment to play,
relax, and socialize with each other. The layout and design of the proposed community
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creates an attractive development that faces all lots on this property inward. See Exhibit
E, Rendered Site Plan.
In addition to the project’s main entry on 75th Avenue, an emergency access easement is
proposed near the northeast corner of the property. The design for Alto incorporates
landscape tract which ranges from 20’ to 32’ along the property’s entire frontage on 75th
Avenue. And when consideration is given to the landscape area that will be provided
between the back of curb and the detached sidewalk (in the right-of-way) there will be two
rows of trees along 75th Avenue which will provide a beautiful external aesthetic to the
community. This landscape buffer also provides additional buffering to the project’s lots
that back to the adjacent arterial roadway. A 15’ minimum width landscape tract is also
provided along Orangewood Avenue and provides additional buffering to the project’s lots
that back to the adjacent collector roadway. The proposed residential development
provides approximately 2.8 acres (or approximately 18.48% net) of the development as
open space and 1.91 acres of the development (or approximately 11%) as useable open
space.
The site plan has been designed to create two main active open space areas in the
community (near the middle and at the southwest corner). The majority of the programed
amenities will be located in a central amenity area to encourage social gatherings within
the community. The middle open space area will feature amenities like a picnic ramada
with table and seating, shade tree and seating, and a tot-lot area with useable play
equipment.
The southwest amenity area is a non-programed turfed area that will allow activities like
soccer, football, Frisbee, bocci, tag, baseball, and more. This open turf area also includes
a half-court basketball court and benches that provides residents with freedom to play or
relax. KHOV has found that these unprogrammed areas are actually used by residents
more than the tot lots. Some homebuilders will fill retention areas with trees and
decomposed granite, making them pretty to look at but not a usable open space. But
KHOV incorporates turf and places trees on the perimeter so these open space areas are
highly usable by the residents.
Residential Design and Development Manual (“RDDM”) deviations.
The proposed community shall conform to the design guidelines contained within the City
of Glendale Residential Design and Development Manual (“RDDM”) dated June 22, 2004
except for the deviations listed herein.
As mentioned previously, this is a relatively small parcel that has been vacant for decades
and has a General Plan designation for 5-8 du/ac. Many buyers today aren’t looking for
large lots to landscape and maintain. They don’t want to devote their weekend to yard
maintenance. Instead, they are looking for quality homes with smaller lots that still allow
enough space for patios, BBQ areas, turf dog runs, play equipment, spas, and seating
areas. Among those homebuyers are millennials and aging baby boomers looking to
downsize for a more lock-and-leave lifestyle.
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The RDDM makes it very difficult to develop this property with 40-feet wide lots without
some deviations to the guidelines. Indeed, the RDDM could not have anticipated this
major shift in the housing market. While efforts have been made to comply with the
majority of the Residential Design and Development Manual some minor modifications
are necessary. These deviations are designed to address the narrow feature of the lots,
required setbacks and house width and yard size. This PRD request seeks deviations
from the following RDDM guidelines.
1.1.12 - Delete Standard. Locate the garage door a minimum of 5 feet back from
the living area. Increased depths for recessed garages are encouraged.
Justification for Deviation: As noted above, these proposed smaller size lots are designed
to accommodate the new wave of alternative homebuyer who specifically want smaller
yards with less maintenance, while still owning their attractively designed single-family
home on its own lot. The size of these lots are 40-feet wide and when consideration is
given to the lot width, the required setbacks, the design being focused on a different style
of living, the standard width of the house ranging between 28-feet and 30-feet, and the
inclusion of a two-car garage, there simply is not sufficient room to accommodate a
functional living area in front of the garage. Each plan includes a front porch, and no two
identical elevations shall be placed on adjacent lots or directly across the street from each
other. This will create a diversity of appearance without sacrificing the inherent nature of
this new style of home ownership in a carefree living environment.
The general plan’s designation of 5-8 du/ac requires a more dense product, and this
standard is hard to make work with that type of density—when a single-family, detached
ownership product is being proposed.
1.1.26-Delete Standard. Side entry garages are to be a minimum of 20 feet from
the face of the garage to the opposite side property line to allow for adequate
vehicular maneuverability.
Justification for Deviation: Side entry garages or circular driveways cannot be
accommodated on 40-feet wide lots. There is not sufficient width to provide adequate
turning radius to enter into a side entry garage. We believe this standard was intended
for much wider lots where appropriate turning radius can be accommodated.
1.1.27-Delete Standard. Provide a mix of driveway orientations to include
straight, angled, or side entry so that no more than 75% of the drives are straight.
Justification for Deviation: These standards were not designed to accommodate the shift
in the marketplace. A mixture of driveway orientations such as straight, angled or side
entry cannot be accommodated on 40-feet-wide lots. As mentioned, the narrowness of
these lots does not allow for angled or side entry driveways, because there is not sufficient
width to provide adequate turning radius to enter into a side entry garage. We believe
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this standard was intended for wider lots where appropriate turning radius can be
accommodated.
5.1.10-Delete Standard. All front entryways to be emphasized, lighted and open.
Side entries and doorways are allowed if the door is visible from the street and not
behind the garage or living area. Narrow front porches are not permitted in order
to avoid potential safety hazards.
Justification for Deviation: All plans shall incorporate covered entries, shall be visible from
the street, and shall be complimentary to the elevation character. The design of the
homes necessitates the covered entries may be located slightly behind the garage plane
and the narrowness of the homes and lots simply do not allow enough space to create a
meaningful covered porch. The quality and design innovation of these homes must be
measured in its context, which is a new market paradigm we are currently experiencing.
5.1.11-Delete Standard. A minimum of one window from the living area of the
house on the first floor must be visible from the street.
Justification for Deviation: The narrowness of these lots creates challenges for floor
plans. The challenge with a 30-feet wide home is that 20-feet of that front plane of the
house is used for the two-car garage leaving only 10-feet for an entry foyer. Within the
foyer is where you typically locate stairs, powder room, closets, etc. This area is not wide
enough for a living area and therefore the reason for this deviation. See above 1.1.27
and 5.1.10 response. We believe this standard was intended for wider lots where
appropriate living area can be accommodated.
5.1.19-Delete Standard. Recessed garages have been addressed in the small
and medium lot development expectations under Lot Layout.
Justification for Deviation: See 1.1.12 response. This proposal provides two story
homes, each having a covered entry. Four different house plans are proposed to provide
variety and a pleasant streetscape. The house plans emphasize entries with an inviting
entry through the use of varying roof elements, porches, columns, pop outs, and other
architectural features. Each plan shall have a minimum of three (3) distinct elevation
styles, and a minimum of three (3) distinct color schemes for each elevation style.
5.1.20-Delete Standard. Garages should not be the dominant feature on the lot
but shall be located a minimum of 5 feet back from the entry feature or living area
in medium and large lot developments. In small lot developments the garage
should be located in excess of the 5-foot requirements.
Justification for Deviation: All plans have the garage at the front of the home for the same
reasons as above. (See 1.1.27 reason). The garage is located at the front of the home
in a traditional design with the garage door slightly recessed. The rooflines on homes are
varied with a combination of hip, gable and gable end designs to provide variation and
varied streetscape.
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The Alto residential community will be a unique and positive addition to this area by
providing a different style single family detached home that is both vibrant, market
responsive and compatible with other residential uses in the area, while responding to the
new housing demand for the type of carefree living environment. The home design will
feature common and yet exceptional design elements that contribute to the character of
each individual home and the collective character of the neighborhood.
8.
Landscape Concept
The landscape design concept for Alto is intended to exceed the City of Glendale
subdivision design expectations by providing a palette of colorful, lush, drought- tolerant,
and desert-adapted low water use plants and shade trees. Plant materials selected for
use within the project will be derived from the Arizona Department of Water Resources
(ADWR) Low Water Using Plant List. Landscaped retention basins will be included and
will be accessible via meandering sidewalks that will connect directly to internal roadway
sidewalks.
The landscape design (see Exhibit F, Landscape Plan) and open space amenities have
been enhanced to provide an upgraded residential development. The amenity options
include shaded play structure, ramada, picnic table and seating, useable open space
areas, turf areas, and a tot-lot area with useable play equipment.
Kids will enjoy the use of the tot lot, with various playground amenities. Additionally, that
playground equipment will be within close proximity of the ramada, allowing the adults
and teens to be near the children as they play and will provide a usable, interactive
environment for those age groups. All residents will have close access to this amenity
spaces due to the small size of the community and the design will be attractive to
residents.
The landscape design for Alto successfully incorporates landscaped open spaces that
provide recreational opportunities for residents but also function as retention areas. The
community sidewalks throughout the community provide efficient pedestrian access to
the various open space areas and the main amenity area under the comfort of groupings
of shade trees. As noted, site amenities are proposed for all ages, including turf recreation
areas, a centralized focal amenity area with a children’s play structure, and a ramada with
picnic seating.
Shade trees will be strategically located to provide shade in the amenity area and near
pedestrian seating and gathering areas. Landscape tracts will be included outside of
corner lots that side to the street and will have a minimum width of 10’, exceeding the
minimum requirements and providing ample room for plant materials. The high-quality
walls, view fencing and entry monument will incorporate a harmonious range of colors
and finishes to complement the development’s architectural style.
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Another design element incorporated into this proposed community is the use of non-
programmed turf area. This non-programmed turf areas are often the most used areas by
residents because they facilitate a great number of different activities like frisbee, soccer,
football, bocce, volleyball, golf, baseball, general fitness, and more. Although
programmed spaces like the tot lot and ramada are important, KHOV has found the value
of complementing these amenities with non-programmed, turf areas that provide flexibility
to the diverse ways different people and different generations recreate. A
non-programmed turf area has been located in the southwest portion of the community.
9.
Landscape Treatments and Theme Walls
The landscape treatment for the front yard of each house will be provided by KHOV as
part of the sale of each home. This process will ensure that each front yard will have
landscaping installed in a timely manner. It also establishes the landscape standard and
helps create a streetscape that provides a consistent and compatible streetscape for the
overall project.
The landscape treatment and perimeter theme wall designs (see Exhibits G, H and I)
address the City of Glendale City Code Section 6.202 and RDDM standards by proposing
the use of multiple amenities designed and constructed with a unified design approach.
Specimen trees will be utilized at the main entry and other points of emphasis to establish
a visual hierarchy and will combine with well-appointed hardscape elements such as the
entry monument to reinforce a sense of place within this development. The proposed
amenities utilize a variety of durable building materials and have been developed to
establish a unified and balanced palette of colors and textures.
Theme walls will be constructed of standard CMU block, accented with split face band
and split face CMU block columns. Two types of view fences are proposed. View fences
can be all view fence or may be partial view fence. Partial view fences will include a split
face band and split face CMU block columns like those of the theme wall. Split face CMU
block will also be incorporated into the design of the group mailbox element. A simple and
attractive entry monument sign will be incorporated adjacent to the main entry, wrapped
in the same standard and split face CMU block. This will tie together the design aesthetic
of all the hardscape accent elements into part of one cohesively designed community.
(Exhibits G, H, and I – Wall Plan, Entry Feature and Gate Elevations, and Amenities).
Colorful, lush, and drought tolerant plant materials will be utilized, which will create an
oasis feel within the community’s open spaces, while remaining cognizant of the Sonoran
Desert environment and the needs for sustainability and water conscious development
practices. Other high-quality amenities will be incorporated such as a similarly designed
picnic table and ramada with quality finishes and harmonizing color patterns.
Cluster mailbox areas will be provided and designed to match the aesthetic treatment of
the theme walls and entry monument. This group mailbox will also meet USPS
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requirements. These group mailbox areas will be accessible from the public sidewalk.
The final location of the mailboxes will be determined by the United States Postal Service.
All walls, entry features and mailboxes within the development will be maintained by the
Alto Homeowners Association.
10. Open Space and Facilities
The Alto Homeowners Association will be responsible for maintaining landscaping
internal to the development and within the public right-of-way adjacent to the project, as
well as maintaining all on-site amenities. The internal open spaces will also serve to
accommodate the retention of onsite storm water drainage and also rainwater which falls
on adjacent arterial roadway frontages.
11. House Product Design
Design features, use of various complementary building materials, and architectural
accent treatments combine to emphasize this project’s unique theme. These various
factors come together to create a distinct aesthetic for the project that both complements
the surrounding communities as well as creates an inviting atmosphere for future
residents. This will turn a relatively small parcel into an attractive community that will give
future residents a quality and distinctive residential setting. It will also provide a desirable
housing opportunity in a growth area of Glendale.
Proposed houses will incorporate a unifying elevational character appropriate to the
region. The unique architectural features, recesses, patios, window accents, and
projections will add significant articulation to the elevations of the homes. Pop-outs,
second level elements over the garages, and other architectural design techniques will
aid in de-emphasizing the garage element of each plan. These various treatments will
add to the unique architectural styles proposed for this project, as well as creating
shadowing and opportunities for color blocking to add further articulation to the elevations.
The single-family homes will include high quality materials and architectural features.
Exact architectural elevations, floor plans and color schemes will be submitted for
approval at the time of design review. The housing product proposed for use within Alto
will be compatible with the surrounding development.
The architecture of the project is complimented by the connectivity of the community’s
open space areas, providing residents with an appealing, active environment to play,
relax, and socialize with each other.
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12. Screening, Buffers and Transitions
In accordance with the City of Glendale Residential Design and Development Manual, all
mechanical equipment, electrical meters, and similar utility devices shall be screened
from public view with appropriate planting material where possible and permitted by the
respective utility providers. The ground mounted mechanical equipment required for each
dwelling unit will be located behind a gate along the side or in the rear yards of each
home. Walls enclosing the rear of the homes will be included for this purpose and will be
a minimum of six feet in height.
A landscape buffer that varies in width between 20’ and 32’ is proposed along the
property’s entire frontage on 75th Avenue, which will provide a beautiful external
appearance to the community. This landscape buffer also provides additional buffering to
the project’s lots that back to the adjacent arterial roadway. A minimum 15’-wide
landscape tract is also provided along Orangewood Avenue that provides additional
buffering to the project’s lots that back to the adjacent collector roadway. (see Exhibit F,
Landscape Plan).
13. Circulation
The proposed interior circulation for the site includes a primary gated access that
connects to 75th Avenue on the western portion of the site. An emergency access is
provided near the northeast corner of the property.
All interior streets will be private street and designed per the City of Glendale standards
and requirements. Sidewalks will be constructed along interior streets and connect to the
amenity area to promote well-integrated access to these spaces for recreational users. A
minimum of two parking spaces per residential unit will be provided with an attached
garage and driveway.
14. Conditions, Covenants and Restrictions
Conditions, covenants, and restrictions for the Alto community will be submitted with final
documents.
15. Community Facilities and Services
The following outlines the community service providers:
Service
Provider
Schools
Desert Spirit Elementary School
Glendale High School
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Libraries
Velma Teague Branch Library, 7010 N 58th Ave,
Glendale, AZ Glendale Public Library, 5959 W.
Brown St., Glendale, AZ
Police
City of Glendale
Fire
City of Glendale
Refuse
City of Glendale
16. Utilities and Services
A table is provided below listing each of the utility providers:
Utility
Provider
Water
City of Glendale
Wastewater
City of Glendale
Cable
TV/Telephone
Cox Communications/CenturyLink
Electric
Salt River Project
Gas
Southwest Gas Corporation
17. Infrastructure Improvements
Grading and Drainage
The existing topography of the proposed development site, which is generally flat, has a
gradual slope from the northeast to the southwest. The on-site retention basins will
generally be 3’ in depth (allowing for easy use by residents) and will be constructed and
landscaped to provide a naturalized and pleasing aesthetic appearance. Undulating
shapes and the use of varied side slopes in the construction of retention basins will
convey a naturalized form and promote the pleasing aesthetic. These basins will meet
the storm water storage requirements of a 100-year, 2-hour storm event and will be
designed to empty within 36 hours by use of drywells. Minimum building finished floor
elevations relative to site drainage conditions shall be maintained.
Water and Sewer
Design of the municipal water and sewer lines, as well as locations of sewer manholes,
clean outs, fire hydrants, water valves, and other appurtenances will be included on the
preliminary plat for this project.
18. Conclusion
The intent of the overall proposal is to provide a residential development that
complements the area while upholding the City’s planning principles and supporting the
economic goals and objectives of the City of Glendale. This site has been in the City and
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has sat underutilized for many years. But this proposed design will transform the site into
a high-quality, gated residential development with attractive new architectural designs,
multiple open space areas, amenities, and lush landscaping. The streetscape of 75th
Avenue will be improved by the community’s exterior landscape design and enhanced
gated entry.
The project will create a new and attractive single-family residential community. Just like
KHOV’s other similar communities nearby, we expect this community to be a great
success and a positive contribution to this part of Glendale.
O:\INDEX\KHovnanian Homes\SEC of 75th Avenue & Orangewood Avenue\Docs\PRD Narrative (2nd Sub)(FINAL)_7.23.2021.docx
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EXHIBIT B - Aerial
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EXHIBIT C – General Plan
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EXHIBIT D – Existing and Proposed Zoning Map
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EXHIBIT E – Conceptual Site Plan (Colored)
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EXHIBIT F – Conceptual Site Plan
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EXHIBIT G – Conceptual Landscape Plan
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EXHIBIT H – Conceptual Entry Plan
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EXHIBIT I– Conceptual Wall Plan
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EXHIBIT J – Conceptual Wall, Entry Gate and Monument Elevation
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EXHIBIT K – Conceptual Amenities
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EXHIBIT L – Parcel Map
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EXHIBIT M – Legal Description
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