Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
ZON21-24 Rovey Farms/ Legacy Place PRD 
CASE #:
ZON21-24
MEETING DATE:
06/23/2022
FROM:
Alejandro Lerma, Senior Planner, Planning,
alerma@glendaleaz.com, 
SUBJECT
ZON21-24 Rovey Farms/ Legacy Place PRD -  A request by Matt Telban on behalf of
Shea Homes representing Emrland LLLP, to rezone approximately 120 acres of land
from R1-6 (Single Residence) zoning to R1-6 PRD (Single Residence, Planned
Residential Development) zoning district to allow a 425 single-family residential
subdivision of various lot sizes. The property is located on the southwest and southeast
corner of Northern Avenue and 75 th Avenue in the YUCCA and Ocotillo districts. Staff
Contact: Alex Lerma, Senior Planner Project Manager, (623) 930-2810.
 
REQUEST
Rezone from R1-6 (Single Residence) to R1-6 PRD (Single Residence, Planned
Residential Development).
APPLICANT/OWNER
Matt Telban on behalf of Shea Homes representing Emrland LLLP
 
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 proposed R1-6 PRD zoning district would permit a 425-lot residential subdivision on
120-gross acres to include 46 acres already incorporated into the city limits and an
additional 74 acres that are currently in the process of annexing into municipal limits.
 The two-phase development will offer various lot sizes ranging of: 40’ X 120’, 45’ X 120’,
50’ X 120’, and 60’ X 120’.  
BACKGROUND INFORMATION

General Plan Designation:
The project area includes multiple General Plan land use designations. The property
located to the southeast corner of 75th Avenue and Northern Avenue is designated
Medium Density Residential: 3.5 - 5.0 du/ac, the property located to the southwest corner
of 75th Avenue and Northern is designated Business Park. The property west of the
southeast corner of 75th Avenue and Northern Avenue is designated Medium Density
Residential: 2.5-3.5 du/ac and Low Density Residential 1-2.5 du/ac. 
Zoning:
The property is currently zoned R1-6 with both the City of Glendale and Maricopa County
jurisdictions. 
Property Location and Size:
The property is located on the southeast and southwest corner of 75th Avenue and
Northern Avenue and extends west to the 79th Avenue alignment. The site contains
approximately 121 acres of undeveloped desert land and farmland. The site is in the
YUCCA and Ocotillo districts.
Adjacent Zoning and Land Uses: 
North: Large Lot Residential/ Agriculture, Small Business Power Generating Station,
RU-43 (Maricopa), I-2 (Maricopa), PAD (Peoria)
East: Agriculture, Industrial Business, M-1
South: Large Lot Residential/Agriculture, Industrial Business Park, R1-6 (Maricopa) M-1
West: Agriculture, R1-4 PRD
History:
The portion of the subject property currently in the county has historically been used for
agriculture purposes, the parcels located at the northwest corner of 75th Avenue and
Northern Avenue have been used as a dairy farm since the early 1970s.
Project Details:
The proposed development is part of a cohesive master planned community that covers
both the City of Glendale and City of Peoria, This master planned community
incorporates approximately 465.5 acres for mix residential and industrial/ employment
uses. The portion of the development within the City of Glendale will be strictly dedicated
for residential uses. The proposed single family residential development will include
approximately 425 lots, developed in two (2) phases on approximately 120 acres with an
overall density of approximately 3.5 du/ac. The development will be offering a range of
various lot sizes with the residential lot area ranging for 4,800 sf to 7,200 sf. with an
average lot size of approximately 5,690 sf. Below is a breakdown of the site details:
SITE DATA
Parcel
Number
Lot Size
Lot Count
Gross
Area
(acres)
Gross
Density
(DU/AC)
Net Area
(acres)
Net Density
(DU/AC)
% of Lots
Phase I
-
-
-
-
-
-
-
2-C
60 X 120
59
19
3.1
18
3.3
22%
2-D
45 X 120
67
21
3.2
18
3.7
25%
2-E
50 X 120
54
15
3.6
14
3.9
20%

2-F
50 X 120
30
10
3.0
8
3.8
11%
2-G
40 X 120
59
14
4.2
13
4.5
22%
Sub-total
-
269
79
3.4
71
3.8
100%
Phase II
-
-
-
-
-
-
-
2-H
40 X 120
47
12
3.9
10
4.7
30%
2-I
45 X 120
58
14
4.1
12
4.8
37%
2-J
50 X 120
51
15
3.4
13
3.9
33%
Sub-total
-
156
41
3.8
35
4.5
100%
TOTAL 
-
425
120
3.5
106
4.0
-
The subject property is undergoing a concurrent process of rezoning and annexation
(AN-233) which includes 75 acres of the overall project. The proposed R1-6 PRD zoning
request will allow the developer to establish an overall development plan for the
subdivision and allow greater flexibility. The projects development standards are as
follows: 
Proposed Development Standards
Description 
Typical R1-6
Proposed R1-6 PRD
Minimum Net Lot Area
6,000 sf
4,800 sf4
Minimum Lot Width
60 ft
40 ft
Minimum Depth
100 ft
120 ft4
Maximum Lot Coverage
40%
55%
Maximum Structure Height5,6
30 ft
30 ft
Front Yard Setback
15 ft – 20 ft1
10ft – 28 ft3
Rear Yard Setback
20 ft
15 ft
Side Yard Setback
5 ft & 10 ft2
5 ft & 5 ft
Street Side Setback
10 ft
5 ft7
1- 15 feet to living area, 20 feet to garage or carports.
2- Minimum 15 feet separation between building on adjacent lots.
3- 10 feet to living area or side-entry garage, 18 feet to garage. 
4- 4,600 sf for lots fronting street knuckle or cul-de-sac.
5- Maximum flagpole height for model home complexes is 60 feet.
6- Two story maximum, refer to Section 7.300 of the Glendale Zoning Ordinance for
accessory buildings.
7- 10’ Setback unless a maximum 10’ wide landscape tract is provided in which case the
10’ street side setback does not apply and the 5’ side setback will apply. 
Phase I will comprise the project area west of 75th Avenue, and Phase II will include the
project area east of 75th Avenue. Each phase will have two points of access. Phase I will
have primary access from the 79 th Avenue alignment on Northern Avenue. Secondary
access is planned along 75th Avenue, which will align with the primary access for Phase
II, creating connectivity between the two phases, which 75th Avenue separates. The
development will provide secondary access to Phase II from 73rd Avenue to the project's
eastern boundary.
The proposed development will reserve approximately 25-acres of the overall
development to active and passive open space. The usable open space included shaded

play and social areas, with passive turf areas for a variety of play pick-up games/sports,
exercising, and play with pets. In addition, a community pool will be provided for
residents. All amenities will be maintained by the Homeowners Association.
CERTIFICATE OF ADEQUATE SCHOOL FACILITIES:
The project is located within the Glendale Elementary School District and Glendale
Unified Hight School District Dysart Unified School District. Both districts have confirmed
they have adequate facilities to accommodate the additional residences. Copies of the
certificates are attached.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On October 12, 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 November 1, 2021.The virtual
neighborhood meeting had 19 attendees. The applicant’s Citizen Participation Final
Report is attached including the minutes of the neighborhood meeting and follow-up
communication with the neighbors.
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on June 1, 2022.
Notification postcards of the public hearing were originally mailed to adjacent property
owners and interested parties on June 3, 2022. The property was posted on June 6,
2022.
STAFF FINDINGS AND ANALYSIS
Section 6.205 of the Zoning Ordinance requires the following finding to be met prior to
approval of a PRD overlay district: 
The proposal is consistent in substance and location with the development
objectives of the General Plan and any adopted specific area plans.  
A.
The proposal will be compatible with other existing and planned development in the
area.  
B.
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.  
C.
The proposal will result in a quality living environment and accommodate desired
lifestyles.  
D.
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.
E.
The type and quality of house products will be consistent with the intended
character of the development.
E.
 
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; and  
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. 
 
PRD Zoning Overlay Analysis: 
  
The proposed development will be consistent with the development objectives of
the MDR 5 designation, the Legacy Place PRD narrative incudes design guidelines
and development standards which will provide the framework for the overall
development.   
The proposed development is consistent with the surrounding existing and
proposed communities and planned development. The development is proposing
lot sizes consistent with those more recently approved for Ambra PRD to the west
and Alto PRD to the south and will be compatible with the existing surrounding
uses.   
The development will meet the intent of the City’s Residential Design and
Development Manual. The applicants PRD narrative proposes custom design
guidelines, landscaping standards and developments standards to ensure
compatibility development for the overall master community.   
The Planned Residential Development will offer a master development with a
variety of lot sizes, a wide range of amenities and open space available throughout
the development. The development will be near a major transportation corridor with
a major intersection.   
The development will provide a range of amenities and open space through the
development site. Proposed amenities will include a swimming pool, bocce court,
corn hole, a fire pit, ramadas, seating areas playground equipment, outdoor kitchen
and turf playfields.  
Through the PRD narrative, the applicant has provided enhanced architectural
design guidelines and a variety of architectural styles to provide housing
opportunity options.   
The overall residential gross density of 3.5 du/ac is less than the 5.0 du/ac gross
density allowed in the R1-6 PRD zoning district.   
The developments open space proposal of 21% of the overall project
area exceeded the city’s 15% requirement.     
The on-site traffic is adequately planned to permit safe and efficient circulation.   
The Transportation Department has reviewed the project's Traffic Impact Analysis
(TIA) and approved the findings.   
All applicable city departments have reviewed the application and recommended
approval of the application. Stipulations have been added to ensure quality
development.
RECOMMENDATION

The Planning Commission should recommend approval of ZON21-24, subject to the
following stipulations:
  
Development shall be in substantial conformance to the PRD booklet titled “Legacy
Place” date stamped May 23, 2022.
1.
Dedicated right turn lanes shall be constructed on 75th Avenue for southbound
traffic at Access B and northbound traffic at Access C, 690 south of Northern
Avenue intersection. 
2.
A right turn land shall be installed on Firer Drive for westbound traffic.
3.
Required dedicated right-turn lane on 75th Avenue at Northern Avenue to be
constructed during phase II of development and shall be in accordance with City of
Glendale Engineering Design and Construction Standards. 
4.
Due to the connectivity provided between two arterial roadways, traffic calming
devices will be required on the phase II collector roadways.
5.
PROPOSED MOTION
Motion to approve ZON21-45, subject to stipulations outlined in the staff report.
Attachments
PAD Narrative 
CPP Final Report, Stamped, No Labels 
Prop 207 Waiver 
TIA Executive Summary 
Certificate of Adequate Schools 
Zoning Case Map 
Aerial Map 
Presentation