Citizen Participation Plan (No Labels)

City of Glendale — Regular Meeting (2021-12-14)

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Citizen Participation FINAL REPORT for

ALTO

A PLANNED RESIDENTIAL DEVELOPMENT
Southeast corner of 75th Avenue and Orangewood Avenue
Application Nos.: ZON21-12 and PP21-03

Home Builder
K. Hovnanian Homes
Contact: Chuck Chisholm
20830 N. Tatum Boulevard, Suite 250
Phoenix, Arizona 85050

Attorney
Earl & Curley, P.C.
Contact: Taylor C. Earl
3101 North Central Avenue, Suite 1000
Phoenix, Arizona 85012

Prepared:
September 29, 2021

Date Received
9/30/2021

CITIZEN PARTICIPATION FINAL REPORT
Alto
Southeast corner of 75th Avenue and Orangewood Avenue
A Rezoning and Preliminary Plat request

PROJECT DESCRIPTION

On behalf of our client, K. Hovnanian Homes (“KHOV”), we are pleased to submit this
Rezoning and Preliminary Plat 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. 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 143-013A. The proposal
is a small, gated single-family enclave.

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.

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. A companion preliminary plat is also being
processed.

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 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.

OVERVIEW OF ELEMENTS OF CITIZEN NOTIFICATION

The Citizen Participation Final Report was prepared in accordance with the City of
Glendale Citizen Participation Ordinance (CPO). As prepared, the Final Report meets
the City’s CPO requirements and the recommended notification area as identified by the
Planning Department. In accordance with requirements of the CPO, the following process
was completed:

• The Citizen Participation Plan was approved by the City Planner handling this
case.

• A Virtual Neighborhood Meeting was deemed to be the most appropriate
notification technique to inform the adjacent property owners/residents and/or
interested parties of the requests.

• On August 13, 2021, Earl & Curley, P.C. mailed the required Neighborhood
Meeting Notification/Invitation letters. There were a total of 73 letters mailed to: all
property owners within 300-feet of the subject site (utilizing the Maricopa County
Assessor data base), all interested parties for the Yucca District (as provided by
the Planning Department), the Mayor’s office, Councilmember Clark’s office,
Christina Levelle, Planner, and Diana Figueroa, Administrative Support
Supervisor, to advise them of the proposed Rezoning application and to notify
them of the virtual neighborhood meeting to discuss the application. According to
the City there is one Glendale Homeowners’ Association and Registered
Neighborhood Group in the area. A copy of the list of property owners within 300-
feet of the subject site, including interested parties, City of Glendale Mayor’s office,
Councilmember Clark’s Office, and Planning Department, along with assessor’s
maps which shows which property owners were notified is provided in the
Appendix.

• The notification letter invited residents and interested parties to attend a virtual
neighborhood meeting on Monday, August 30, 2021, at 6:00 PM. The letter
provided a brief explanation of the proposed application and explained the purpose
of the meeting and included an aerial exhibit and conceptual site plan. A copy of
the Neighborhood Meeting Notification/Invitation letter and exhibits are provided in
the Appendix.

• The neighborhood meeting letter also included the applicant’s contact information,
such as address, phone number, and e-mail address, so if anyone wanted to
express concerns, issues, or problems, they could also do so by calling, writing, or
emailing the applicant. The letter also provided the name, phone number and
email of the City’s Planner handling this case.

• Due to Covid-19, the Neighborhood Meeting was held virtually on Monday, August
30, 2021, at 6:00 PM to inform those in attendance of the proposed application.
An effort was made for all participants to be able to speak and interact with
members of the Development Team (though we later learned our city planner
Christina Lavelle was unable to unmute).

• There was only one neighbor in attendance, named Jack Martino. Christina
Levelle, Planner, and Joseline Castaneda, Planner, attended the meeting. Taylor
Earl, Attorney representing KHOV, and Chuck Chisholm, KHOV, from the
development team also attended the meeting. See attached Virtual Neighborhood
Meeting Sign-In sheet.

• Mr. Taylor Earl, attorney representing KHOV, used a PowerPoint presentation to
inform attendees of the proposal. Attendees were encouraged to stop the
presenter and ask question throughout the presentation. Mr. Earl provided an
overview of the proposal, including home sizes, lot sizes, amenity areas, wall plan,
and quality of interiors.

• At the end of the presentation, Jack provided the following questions. Unless
otherwise indicated, all responses were provided by Mr. Earl.

Questions:
Responses:
I would like to ask a question to anybody
from staff that is here. I contacted the City
last week, but I never received a return
call. Can you explain why?
(Response was provided by Joseline
Castaneda, from the City’s Planning
Department): I am filling in for Christina
Lavelle, who is the planner on this case. I
will let her know that you are trying to
reach her.
I understand that the property is zoned R1-
6, but you mentioned that it was
designated for 5-8 du per acre.
Yes, there is a difference between zoning
on
a
property
and
the
land
use
designation. The zoning on the property is
R1-6, but the General Plan designation
shows this property for 5-8 du per acre.
Our
plan
is
consistent
with
that
designation at 5.22 du per acre.
How can it be that the property is not
zoned consistent with the underlying land
use designation?
I am not sure what the history of this site
is, but what can sometimes happen is a
property comes into the City under
annexation
with
a
particular
zoning
category because the City is required to
provide like zoning under annexation. But
then, the City has its own land use
designation under the General Plan, which
is voter approved, which we look to when

we contemplate rezoning a property. It
acts as a guiding document.
It looked like all of your floorplans are 2
stories? Is this going to be a 2-story
community?
As of right now, all of our plans are
intended to be 2 stories. Our square
footage will be between 1,986 and 2,654.
I don’t know why the City would want to
rezone this property from R1-6 to R1-4?
As the land use map shows, the City is
interested in a diversity of densities. There
is some density for multifamily, traditional
single-family detached, and then there is a
medium density like our product. It is still
an ownership product and is still a
detached product. But it does have a
higher density. There are some individuals
who do not want to have a large yard but
prefer a simpler lifestyle with less yard
maintenance. But they want to have a nice
house. This type of property provides that
to them. Although it is early, and we cannot
perfectly say what these homes will sell
for, we would expect them to sell in the low
$400’s. So, clearly, these will be quality
homes in a quality, gated community. We
respect that not everybody would want to
live on a lot or in a home like this. But there
are many people who would. As we get
closer to Westgate and the 101, it is
important to have opportunities for higher
density, and in this case more medium
density. We are at the lower end of the
density range under the General Plan
designation for this property. We respect
that you think that this property should be
similar to your subdivision in terms of
density, but it important to have a variety
of densities in the area to accommodate
different types of residents with different
preferences.
Can someone explain to me why the
property is being farmed when it is zoned
R1-6?
I do not represent the current land owner,
but what may have happened is that this
property has consistently been used, even
with some gaps here and there, for
agriculture. If that’s the case, it may be
grandfathered in from a time when that use
was permitted on the property. But I really
cannot say more than that.

(Joseline from the City): I can also speak
to that. It may be that this property was
grandfathered for agricultural uses. But I
will have the Planner reach out to you and
follow up.
Why are you not using Orangewood for
your main entrance and why is your
entrance lined up with the entrance to my
community?
The City generally wants to see entrances
line up together so that it creates a safer
circulation pattern. If our entrance was
moved further north, then the left turns out
of our community and the left turns out of
your community would be in conflict with
each other. By lining them up, you have a
safer 4-way intersection. This is standard
in the City. I do not believe the City would
allow us to move our entrance in such a
manner that it would not be in alignment
with your entrance. As for Orangewood,
consider that it is only one lane each
direction. Whereas 75th Avenue has two
lanes in each direction. This allows a car
traveling north to turn right into our project
while another car behind it can get into the
left lane and go around.
Comment: I didn’t like when the City
granted a reduction to lot sizes within
Stone Haven. I am concerned about
reduction in Development Standards that
would make it so that cars could not fit on
the driveways without going into the
sidewalk.

Most of your lots are 4,000 square feet,
correct? And then you have corner lots
that are larger?
Our average lot size is 5,153 square feet.

Phone Call

On Augst 23, 2021, the office of Earl & Curley received a call from Mr. Martino. Mr.
Martino represented he lived to the west across 75th Avene from our request. The call
started as a phone call and then was switched to a Zoom meeting/call. Mr. Ricardo Toris,
applicant’s representative, provided Mr. Martino information about the request, walked
him through the proposal, the existing General Plan Land Use designation, and gave a
summary of the request. Mr. Martino asked the following questions:

Questions:
Responses:
What’s the neighborhood meeting format? Due to Covid-19, the Neighborhood
Meeting will be virtually. Attendee will be
allowed
to
view
exhibits
and
ask
questions.
What is the average estimated home
selling price?
It is too early in this process to get the
exact price, but we estimate the average
sale price to be in low 400s.
What is the average lot size for the overall
subdivision?
The average is 5,153 square feet.
If approved, when would construction
start?
Horizontal construction would likely start in
May of 2022, vertical construction about a
year after that.
Will the homes be 1 and 2 story or just two
story?
All 2 story.
What are the house square foot ranges?
Square footage range is 1986 to 2645.
Is
this
house
product
being
built
elsewhere?
Yes, this is the same product as the KHOV
Westgate Villages subdivision on 89th Ave
and Glendale.

Between August 13, 2021, and today’s date, September 30, 2021, there have been no
other no concerns, issues or problems expressed by any of the participating individuals.
Since there were no concerns, issues, or problems raised by the adjacent property
owners and other interested individuals, there was no need to hold a 2nd meeting to
address public concerns.

Should any adjacent property owners and/or other interested individuals raise any
concern between now and the hearings, the Project Team will make every effort to
address those concerns in the appropriate manner, such as but not limited to, personal
visits, phone calls, or other acceptable means. Members of the Project Team are
committed to working with the City of Glendale, surrounding neighbors, and any
interested parties to ensure the compatibility and success of this application.

This concludes the Citizen Participation Final Report for the proposed Alto property
located at the southeast corner of 75th Avenue and Orangewood Avenue.

O:\INDEX\KHovnanian Homes\SEC of 75th Avenue & Orangewood Avenue\Docs\Citizen Participation FINAL REPORT-Rezoning.docx

APPENDIX
1. Neighborhood Meeting Virtual Attendee.
2. Neighborhood Meeting Notification Letter.
3. 300-feet Property Ownership Notification Map.
4. Mailing List.

August 30,2021 - Virtual Meeting attendees

Jack Martino, neighbor
Christina Levelle, Planner,
Joseline Castaneda, Planner,

Development Team
Taylor Earl, Attorney represent KHOV
Chuck Chisholm, KHOV

Neighborhood Meeting Notification Letter

300-feet Property Ownership Notification Map.

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