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1 SUBJECT A request by Derick Cayton on behalf of The Wolff Enterprises III, LLC, representing The Sam Robin and Blanche Robin Family Trust, for a Minor General Plan Amendment from MDR-5 (Medium Density Residential 3.5 -5.0 du/ac) to HDR-30 (High Density Residential 20-30 du/ac) land use designation and a zone change for a 19.15-acre site from A-1 (Agricultural) to PAD (Planned Area Development) zoning district to allow for a residential mixed-use project development. The site is located at the northeast corner of 91st Avenue and Ocotillo Road in the YUCCA District. Staff Contact: Alex Lerma, Planning Project Manager, (623) 930-2810. REQUESTS 1. Minor General Plan Amendment from MDR-5 (Medium Density Residential 3.5 - 5.0 du/ac) to HDR-30 (High Density Residential 20-30 du/ac); and 2. Rezone approximately 19.15 acres site from A-1 (Agricultural) to PAD (Planned Area Development) zoning district. APPLICANT/OWNER Derick Cayton on behalf of The Wolff Enterprises III, LLC, representing The Sam Robin and Blanche Robin Family Trust 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. PLANNING COMMISSION REPORT CASE: DISTRICT AT WESTGATE CASE #: GPA21-08 & ZON21-23 MEETING DATE: February 24, 2022 FROM: Alex Lerma, Planner, Planning Project Manager, alerma@glendaleaz.com, 623-930-2810 2 SUMMARY The applicant seeks to amend the property’s land use designation and zoning classification for approximately 19.15 acres site. The proposed Planned Area Development will allow for a residential mix- use project consisting of multifamily and condominium uses. The multifamily portion of the project will consist of 368 units and the condominium will consist of 16 units. Access to the project is proposed along 91st Avenue and 89th Avenue, respectively. BACKGROUND INFORMATION General Plan Designation: The property land use designation is MDR-5 (Medium Density Residential 3.5 -5.0 du/ac) Property Location and Size: The property is located at the northeast corner of 91st Avenue and Ocotillo Road and is approximately 19.15 acres in size. Adjacent Uses and Zoning: North: Mix-use development w/ commercial, office and residential use, PAD East: Mix-use development w/ senior living & single family residential, PAD South: West Plaza single family residential subdivision, R1-8 PRD West: Mix-use development w/ retail, restaurants, multi-family residential, PAD Project History: The site is currently vacant and has historically been used for architectural purposes. Project Details: The applicant proposes to develop the site as a residential mixed-use project consisting of multifamily housing and condominiums with residential amenities, open space areas and lush landscaping. The proposed condominiums will all be single-story and will be located southeast of the site. The condominiums will serve as a transition in building height between the one- and two-story single family residential buildings directly south of the project site and the proposed two and three-story multifamily buildings to the north. Each of the sixteen (16) condominiums will feature two-bedrooms, a direct access attached garage and a fenced private backyard area. Lush landscaping in the form of large trees will be planted along the southern property line to serve as an additional buffer between the condominiums and the existing single-family subdivision to the south. The multifamily portion of the development will include 368 single units distributed among nineteen buildings with a mix of two-story carriage, two and three -story walk-up buildings, and three-story buildings with tuck-under garage parking. The multifamily units will range from studios to three-bedroom units to accommodate a variety household sizes. Both the condominiums and the multifamily buildings will be designed in tandem ensuring an overall cohesive design of the project site. The building elevations are proposed as a contemporary architectural style with a mix of exterior materials, including stucco and accent stones. Multiple exterior colors schemes will be used to enhance and complement the surrounding area. 3 The applicant is proposing the following development standards for the residential mix- use project: Development Standards District at Westgate Standard Allowable uses Condominiums, multifamily Maximum Density 24 Du/Acre Maximum Lot Coverage 75% Maximum Building Height- Multifamily 45 feet Maximum Building Height- Condominiums 21 feet Minimum Building Setback- Street Side (91st Avenue) 25 feet Minimum Building Setback- Street Side (89th Avenue) 20 feet Minimum Building Setback- Side Setback (Adjacent Property) 20 feet Minimum Common Open Space 30 feet Minimum Private Open Space 21,120 sq/ft Site amenities include a clubhouse with a media lounge, a game room, conference rooms and co-working style workstations, a state-of-the-art fitness facility with a yoga room, and central mail and package handling area. East of the clubhouse will be an outdoor lounge area with an outdoor cooking area, a pool and spa area with poolside ramadas, a pickleball court, and outdoor game area and passive open space. Southwest of the site will be located both a residential only dog park and a public access dog park. The project will be providing a mix of common passive open space, common active open space, and private open space totaling approximately 260,000 square feet. The project will have to points of access with the primary vehicular site access along 91st Avenue. A secondary vehicular site access will be provided east of the site along 89th Avenue. Pedestrian access will be provided south of the side along Ocotillo Road. It is anticipated that most of the vehicular traffic will be generated from the access on 91st Avenue. CERTIFICATE OF ADEQUATE SCHOOL FACILITIES: District at Westgate is located within the Pendergast Elementary School District and the Tolleson Union High School District. The applicant reached out to the school districts to ensure that there are adequate school facilities in their respective districts. Based on the School District response, the district has adequate facilities to accommodate the projected number of students generated by the proposed project. CITIZEN PARTICIPATION TO DATE: Applicant’s Citizen Participation Process: On November 1, 2021, the applicant mailed notification letters to adjacent property owners and interested parties. Between November 19, 2021, and November 23, 2021, the applicant conducted a Virtual Open House providing project details, conceptual renderings, and the opportunity for neighbors to provide comments/questions either by 4 phone or email. The applicant received one (1) response back regarding the proposed building heights to which the applicant was able to address. Planning staff did not receive any response regarding the request. The applicant’s Citizen Participation Final Report is attached. Apart from the Virtual Open House, the applicant also completed a neighborhood outreach to discuss options for 89th Avenue going southbound. The residence preference was for 89th Avenue to end in a cul-de-sac and not connect to the existing neighborhood to the south. Planning Commission Public Hearing: A Notice of Public Hearing was published in The Arizona Republic on February 2, 2022. Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on February 4, 2022. The property was posted on February 3, 2022. STAFF FINDINGS AND ANALYSIS Required General Plan Findings: A. Amendments to the General Plan of the City of Glendale shall be approved only if: 1. The amendment is consistent with the policies and objectives of the rest of the General Plan; and 2. The proposed amendment furthers the public health, safety and general welfare of the citizens of Glendale. B. If the amendment is to the Land Use Map, an additional finding must be made that the proposed change will be compatible with other land uses, existing or planned, in the vicinity. Required Zoning Findings: Section 5.913 of the Zoning Ordinance requires the following finding to be met prior to approval of a PAD (Planned Area Development) district: The Planning Commission shall find that the PAD application is consistent with the purpose of the district. The Commission evaluation shall include land use mixture, land use categories, land use intensities, and the proposed development standards. Purpose: Section 5.901 of the Zoning Ordinance states that the purpose of the PAD (Planned Area Development) district is to: A. Encourage creative and effective use of land and circulation systems to accommodate changes in land development technologies. B. Encourage residential development to provide a mixture of housing types and designs. 5 C. Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. D. Provide a process which relates the urban design and scale of project to the unique characteristics of the site. E. Require the nature and intensity of development to be supported by adequate utilities, transportation, drainage, and common open spaces to serve the development and to minimize impact on existing or future adjacent development. F. Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. Staff Findings: • The amendment is consistent with the policies and objectives of the Glendale General Plan; • The proposed amendment furthers the public health, safety and general welfare of the citizens of Glendale; • If the amendment is made to the official Zoning Map, the proposed change will include any conditions necessary to mitigate any adverse impacts on the businesses, persons, or properties adjacent to the requested amendment. • A finding is made that there are adequate school facilities, if the amendment is to the Official Zoning Map, and if Section 3.812 (Adequate School Facilities) is applicable. Staff General Plan Analysis: The proposed amendment is consistent with several of the Goals and Policies depicted within the Envision Glendale 2040 such as the following: • Land Use Element Goal LU-1: Development is guided by sound growth management. o Policy LU-1.1: The City shall ensure that sufficient infrastructure is in place of desired land uses. o Policy LU-1.5: The City shall tie development approvals to availability of infrastructure, both existing and proposed as part of the development. ▪ The project will dedicate land to public right of way and will construct transportation infrastructure improvements that will be beneficial to both future residents and the broader community. • Land Use Element Goal LU-2: There are transition and buffer areas between unrelated land uses. o Policy LU-2.3: The City should use spatial transitions, design buffers, or similar techniques between incompatible land uses. ▪ The location of different housing types, the densities and building heights are arranged in a way to lessen the impact of the abutting single family residential uses to the south and west of the project. 6 The project single-story condominiums are located along the southern property line to provide the transition between the uses. The projects two story building are also located near the south and east to provide the density transition. • Land Use Goal LU-4: Mix-use projects provide urban clusters with housing, retail, restaurants, and integrated transit facilities in Glendale. o Policy LU-4.4: The City shall encourage a variety and mix of uses, including both vertical and horizontal mixed-use where appropriate. ▪ The project site is a horizontal mixed-use project offering a mix of residential options. The residential uses support the continued vibrancy of the retail and services in the Westgate Entertainment District and the adjacent Glen 19 PAD. • Housing Element Goal HE-2: Glendale has a wide variety of housing types, styles, and options. o Policy HC-2.1: The City should encourage variety in siting, floor plans, elevations, massing, materials, and color schemes in housing units included in new residential development. o Policy HC-2-2: The City shall foster a pleasing, comfortable blending of single family and multifamily housing units through use of compatibility. ▪ The project proposes a mix project consisting of multifamily residences (ranging from studios to three-bedrooms) and condominiums, with a varying of different household sizes and types. The project has a mix of building types, massing, heights, and exterior color schemes to variation and interest. The lower density and height of the building will be located to the south allowing a transition to the adjacent single-family residential subdivision. • Conservation, Rehabilitation, and Redevelopment Element CRR-2: Infill development is a top priority. o Policy CRR-2.1: The City shall encourage and support infill development to take advantage of existing infrastructure, community, and educational facilities, and enhance existing neighborhoods. ▪ The Western Area Plan identifies the area as being optimal for development. With properties to the north, south, east and west already developed, the property benefits from existing utility and transportation networks in the site’s immediate vicinity. • Neighborhood Preservation and Revitalization Element NPR-1: Glendale retains a sense of community through preserving and enhancing the character, identity, and quality of its diverse neighborhoods. o Policy NRP-1.8: The City shall require new housing infill and additions to existing residential structure that are visible from adjoining properties or the street to be sited and designed to be compatible with the character of the existing neighborhood. • Attention has been paid ensuring the Project appropriately transitions from the single-family neighborhoods to the south and east to the existing multifamily project on the north. Single story condominium residences are proposed to be located along the southern property line, and two-story residential buildings are on the 7 southern side of the multifamily development to effectively transition from lower density to higher density residential uses. • Recreational Element R-1: Glendale has an equitable distribution of parks and recreation amenities. o Policy R-1.10: The City shall encourage private master plans to provide and maintain mini and neighborhood parks. ▪ The project site will include the development of a dog park located to the south of the project site, available to residents of the surrounding community. PAD Zoning Analysis: • The proposed amendment is consistent with several of the Goals and Policies depicted within the Envision Glendale 2040 including development by sound growth management, tying the project to existing and future transportation systems and encouraging housing in close proximities to designated employment areas. • The proposed project meets the intent of the PAD zoning district by creating a mix of residential land uses and intensity of use. The project provides a mix of multi-family apartment and single-story condominiums and servers a transition in density between the single-family residential use and the high-density mix-use development to the north. • The project consist of multifamily portion of the developments will include 368 residential units distributed among nineteen residential buildings with a mix of two- and three-story buildings and 16 single-story condominiums on a 19.15-acre site. • The 368 multi-family units will range from studios to tree bedroom units. • The project will be providing approximately 260,000 square feet of a mix of common passive open space, common active open space, and private open space. On site amenities will include a clubhouse, an outdoor lounge area with an outdoor cooking area, a pool and spa area with poolside ramadas, a pickleball court, an outdoor game area and two dog parks. • The applicant has provided extensive design initiatives of the buildings design, building arrangement and landscape to ensure compatibility with the single-family homes to the south of the site, the single-story condominiums will be located along the southern property line while the greater height and density (three-story buildings) will be located along the northern property line, complimenting the 4- story building to within Glen 91 PAD development. • The Citizen Participation Final Report includes a petition signed by forty-two (42) property surrounding property owners/residents in support of the project proposal. • The on-site traffic is adequately planned to permit safe and efficient circulation. • The Transportation Department has reviewed the projects Traffic Impact Statement (TIS) and approves the findings. • There are adequate school facilities for the proposed project. • All applicable city departments have reviewed the application and recommended approval of the application. Stipulations have been added to ensure quality development. 8 RECOMMENDATION Should the Planning Commission recommend approval of GPA21-08, it should be as written. Should the Planning Commission recommend approval of ZON21-23, it should be subject to the following stipulations: 1. Development shall be in substantial conformance to the PAD Booklet entitled “District at Westgate,” date stamped December 22, 2021. 2. A turn lane on 91st Avenue northbound shall be required, such lane shall be designed to a length of 150’ turn lane + 100’ Taper. 3. The developer will be required to provide 65’ half street R/W (measured from Centerline) for the length of the development along 91st Avenue. 4. The developer will be required to provide 30’ half street of R/W (measured from Centerline) for the length of the development along 89th Avenue. 5. The developer will be required to provide 35’ half street of R/W (measured from Centerline) for the length of the development along Ocotillo Road. 6. The undeveloped space to the south between the development and the existing neighborhood shall be maintained by the property owner. 7. Physical barriers in addition to appropriate signage (e.g., landscaping, boulders, bollards, or walls) shall be installed at the terminus of the 89th Avenue cul-de-sac to prevent access to the 89th Avenue south alignment. PROPOSED MOTIONS Action on this request will require two motions: • Move to recommend approval of GPA21-08, as written. • Move to recommend approval of ZON21-23, subject to the stipulations contained in the staff report. ATTACHMENTS: 1. Applicant’s Narrative, date stamped December 22, 2021. 2. Citizen Participation Final Report (without mailing labels), approved January 20, 2022. 3. Prop. 207 Waiver 4. TIA Executive Summary 5. Certificate of Adequate Schools 6. General Plan Map 7. Vicinity Zoning Map. 8. Aerial Photograph, dated May 2017. 9 9. Presentation