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PLANNING COMMISSION REPORT
CASE:
GPA24-04 & ZON24-08 BROADSTONE ARROWHEAD
PLANNED AREA DEVELOPMENT LOCATED WEST OF
THE SOUTHWEST CONRER OF 75TH AVENUE AND
ROSE GARDEN LANE
CASE #:
GPA24-04 & ZON24-08
MEETING DATE:
03/27/2025
FROM:
Alejandro Lerma, Senior Planner, Planning,
alerma@glendaleaz.com, 623 930-2810
SUBJECT
GPA24-04 & ZON24-08 A request by Brian Greathouse on behalf of Burch & Cracchiolo,
representing School Campus LLC, for a Minor General Plan Amendment from POS
(Parks and Open-Space) and LDR 2.5 ( Low-Density Residential 1–2.5 du/ac) to HDR
20 (High Density Residential 12.0–20.0 du/ac) and rezone from A-1 (Agricultural) and
PAD (Planned Area Development) to PAD (Planned Area Development) for
approximately 19 acres, to allow for multifamily development. The site is located west of
the southwest corner of 75th Avenue and Rose Garden Lane and is in the Cholla Council
District.
Presented By: Alex Lerma, Senior Planner
REQUEST
Planning Commission recommendation to amend the General Plan Land Use
Designation and Zoning classification for Broadstone Arrowhead (GPA24-04 and
ZON24-08).
APPLICANT/OWNER
Brian Greathouse on behalf of Burch & Cracchiolo, representing School Campus LLC.
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 seeks an amendment to the property land use designation and zoning
classification to establish the necessary framework to develop a multif-amily community.
The development will offer 368 units (19.3 units per acre) in both townhome-style
and apartment-style housing. Building heights will vary from two to three stories.
Primary access to the site will be located on Rose Garden Lane, with a secondary
access point on the east side of the development leading to Joy Boulevard. Two
(2) additional emergency vehicle access points will be located along Rose Garden
Lane.
BACKGROUND INFORMATION
General Plan Designation:
The property is designated as POS (Parks and Open-Space) and LDR 2.5
(Low-Density Residential 1–2.5 du/ac).
Zoning Classification:
The property is currently zoned A-1 (Agricultural) and PAD (Planned Area
Development).
Property Location and Size:
The approximate 19-acre property is located west of the southwest corner of 75th
Avenue and Rose Garden Lane and is in the Cholla Council District.
History:
A portion of the property is currently being used as outdoor recreational areas associated
with the Dream City Church and Christian School.
The majority of the property is within the Church of Joy Planned Area Development.
Project Details:
The applicant's request includes an amendment to the site's land use designation and
the adoption of a new PAD in order to establish the regulatory framework for multi-family
development. The PAD will facilitate the on-site development of 368 residential units
(19.3 units per acre) with a mixture of 1,2 and 3 bedrooms in both townhome-style and
apartment-style buildings. The applicant anticipates developing the site in a single
phase.
The two-story townhome-style buildings will be located on the north side of the
development closest to the existing single-family development, located north of Rose
Garden Lane. The three-story apartment-style buildings will be located on the southern
portion of the site, closest to the church building, commercial development, and the
Aspera multi-family project. The placement of the various building types will allow a
smooth transition as density increases from single-family uses to the north to multi-family
uses to the south. The 2-story buildings will be oriented with the short side facing north
with clerestory windows for added privacy.
The proposed multifamily development's primary access will be from Rose Garden
Lane, with a secondary access to the east side of the project leading to Joy
Boulevard. Two (2) additional emergency vehicle access points will be located
along Rose Garden Lane, on opposite sides of the primary access.
The development will have ample open space, including approximately 51,000
square feet of either active or passive open space dedicated to amenities. The
on-site amenities are anticipated to include a large amenity courtyard, tot lot,
resort style pool with spa, clubhouse, dog park, and multiple BBQ/lawn areas. A
leisure path, spanning over half a mile through the community, is also planned for
the site. All residential units will have private open space with either a balcony or
patio. Approximately 48% of the site is planned for open space.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On June 4, 2024, the applicant mailed notification letters to adjacent property owners and
interested parties. An in-person neighborhood meeting was held on June 19, 2024.
There were 23 attendees at said meeting. Those who attended raised concerns
regarding traffic, people cutting through the Eagle Height Community to get to 75 th
Avenue, and the proposed building heights. Apart from the formal neighborhood meeting,
the applicant had two informal meetings with the Eagle Height HOA representatives to
address the outstanding issues. The applicant’s Citizen Participation Final Report is
attached.
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on March 5, 2025.
Notification postcards of the public hearing were mailed to adjacent property owners and
interested parties on March 5, 2025. The property was posted on March 7, 2025.
ADDITIONAL PROJECT INFORMATION:
Certificate of Adequate Schools:
The certificate of adequate schools was sent to Deputy Superintendent Dr. Gary
Zehrbach, from the Deer Valley Unified School District on July 30, 2024. The applicant is
in discussions to finalize a per unit payment agreement with the Deer Valley Unified
School District.
Effluent Water:
Land Development and Water Services have determined that the development will not be
required to construct any lakes nor be required to utilize effluent for landscape irrigation
purposes. It is noted that this area was originally part of the Church of Joy PAD that was
approved in 1995. The Church of Joy PAD did have a requirement to utilize lakes for
storing effluent and utilizing the effluent for landscape irrigation. Since this time,
water-efficient appliances have become the norm and water conservation practices have
become more prevalent. Accordingly, the volume of wastewater discharging to the city’s
Arrowhead Wastewater Reclamation Facility have decreased and it would be a hardship
to provide additional effluent to this development.
STAFF FINDINGS AND ANALYSIS
Required General Plan Amendment Findings:
Section 35.6.206(G) of the Unified Development Code required the following
General Plan Amendment Findings:
1a. The amendment is consistent with the policies and objectives of the rest of the
General Plan; and
Staff Analysis:
Land Use Goal LU-2: There are transition and buffer areas between unrelated
land uses.
Policy LU-2.3: The City should use spatial transitions, design buffers or similar
techniques between incompatible land uses.
The purpose of the proposed General Plan Amendment to the High Density
Residential land use designation is to provide for multi-family dwellings with
common open space, recreational amenities, and on-site support facilities. With the
project site surrounded by single family residential, open space areas, a church
and a school, the development will be providing substantial buffering and through
creative site design, provide a smooth transition in land uses.
Staff Analysis:
Growth Area Goal GA-4: Growth Areas are connected by a mix of pedestrian,
bicycle, transit and vehicular connectivity.
Policy GA-4.3: The City shall coordinate a balance multimodal circulation system
that can accommodate changing patterns of development within identified Growth
Areas.
With the redevelopment of the site and in turn, a change in land use patterns, most
of the infrastructure is already in place and able to support the increase in
residential uses in the area. The development will provide a level of organized
circulation both internally and externally by providing connectivity to the
right-of-way to accommodate both pedestrians and vehicles.
1b. The proposed amendment furthers the public health, safety, and general welfare of
the citizens of Glendale.
Staff Analysis:
Public Health and Safety Element Goal S-2: Glendale maintains effective fire
protection services and the incorporation of fire safety features in new
development.
Policy S-2.7: The City shall require that new development provide adequate
access for emergency vehicles, particularly firefighting equipment, and evacuation
routes, as appropriate.
The PAD narrative includes a conceptual site plan which identifies site access,
off-site connectivity and interior circulation. Primary access to the site will be
located along Rose Garden Lane, with a secondary access point on the east
side of the development leading to Joy Boulevard. In addition, two (2)
emergency access points will be located on opposite sides of the primary
access on Rose Garden Lane to facilitate entry to the site by emergency
vehicles during crisis situations.
Staff Analysis:
Growth Area Goal GA-1: Glendale’s identified Growth Areas are supported with
appropriate infrastructure.
Policy GA-2.1: The City shall concentrate growth in areas that may be served most
efficiently.
The site is located in an area that not only has available infrastructure but daily
services within close proximity. The project is located near a major arterial road,
with 75th Avenue east of the project, and the Loop 101 freeway, southeast of the
site. Medical, health and retail options are located within close proximity, with
additional services available along the Loop 101 corridor. By concentrating growth
in a region with easy access to transit, employment centers, and entertainment, the
residents of the development are served efficiently.
2. 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.
Staff Analysis:
Housing Element Goal HE-2: Glendale has wide variety of housing types, styles
and options.
Policy HE-2.2: The City shall foster a pleasing, comfortable blending of
single-family and multi-family housing units through the use of compatibility
techniques.
With both single-family and multi-family housing already established directly
adjacent to the subject property, the proposed development will provide additional
housing options for those interested in residing in the area. The project will provide
a variety of housing styles and options by providing both townhome and
apartment-style units as part of the development.
Staff Analysis:
Land Use Goal LU-2: There are transition and buffer areas between unrelated
land uses.
Policy LU-2.4: The City shall ensure that adequate buffers between residential and
non-residential uses are included, except in cases where the residential is a part of
a mixed-use development where it relates to the adjacent use.
The proposal is compatible with adjacent development. Both building heights and
density will be at their lowest point closest to single-family residential uses and will
gradually increase as the development gets closest to existing multi-family uses. A
higher level of plants, within the landscape buffer, and increased building setbacks
will be applied to mitigate potential visual nuisances to the adjacent property.
Required PAD Purpose:
The Unified Development Code requires the following the purpose of this district is to
encourage new and imaginative concepts in urban design and land development to
promote and improve the health, safety, and general welfare of the residents of the city
and to create distinct developments with unique urban design, single or mixed uses,
and/or substantial additional benefit to the City that would not otherwise be required by
this Code.
Section 35.2.901(A) of the Unified Development Code states that the purpose of
the PAD (Planned Area Development) district is to:
1. Encourage creative and effective use of land and circulation systems to accommodate
changes in land development technologies.
Staff Analysis:
The PAD proposal provides an opportunity to develop an underutilized site.
Access and circulation have been thoughtfully designed to be efficient and
safe and by doing so provide effective use of land internally and externally.
Internal to the site, vehicular and pedestrian traffic circulation have been
designed to connect at various points and provide links between the
buildings, amenities and open spaces. Internal driveways will lead offsite to
the public roadway and connect to Rose Garden Lane and Joy Boulevard.
2. Encourage residential development to provide a mixture of housing types and designs.
Staff Analysis:
The PAD proposes a unique multifamily development with innovative urban
design. The townhome-style and apartment-style buildings, in addition to
multiple unit sizes, will provide residents with various options for living
arrangements. The development will offer a mixture of 1, 2 and 3 bedroom
units. The townhome-style buildings are proposed at 2-stories with eight
different building designs. The apartment-style buildings are proposed at
3-stories with three different building designs. The building designs will
implement varied rooflines and will utilize specific materials and colors to
accentuate the development while providing continuity in the surrounding
area.
3. Encourage innovative development or redevelopment concepts for all land use types
to provide a greater variety and intensity of uses.
Staff Analysis:
The PAD encourages an innovative approach to development with a
multifamily project that has continuity on-site and complements surrounding
developments. The proposal will take full advantage of a reuse opportunity
for a housing need. The development will continue the land use trends in the
area by providing additional housing options to an area that is dominated by
single family residential developments.
4. Provide a process which relates the urban design and scale of the project to the unique
characteristics of the site.
Staff Analysis:
The projects site design and building arrangement will take into account the
existing surrounding uses. The placement of the various building styles is
strategically placed to allow a smooth transition as density increases within
the development, with 2-story townhome style buildings closest to the
adjacent single-family residential and the 3-story apartment style building
closer to existing multi-family development to the south. Through site design,
major amenities will be located in a centralized location with minor amenities
distributed throughout the remainder of the site.
5. 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.
Staff Analysis:
Adequate utilities exist in the area. As part of on-site development, the applicant
will contribute to the costs of tapping into City sewer and water. Through the formal
submittal process, the applicant was required to include a Traffic Impact Analysis to
address the additional traffic generated by the site. The Transportation Department
has reviewed and approved the applicant's Traffic Impact Analysis. The City of
Glendale internal departments have reviewed the proposal and are in support of
the application.
6. Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
Staff Analysis:
The PAD supports the goals and policies of the General Plan by
concentrating growth in areas that may be served most efficiently (Policy
GA-2.1), encouraging housing with quality level amenities and architectural
quality (Policy HE-5.2), and ensure that adequate buffers between
residential and non-residential uses are implemented (Policy LU-2.4).
RECOMMENDATION
Should the Planning Commission recommend approval of GPA24-04, it should be as
written in the staff report.
Should the Planning Commission recommend approval of ZON24-08, it should be
subject to the stipulations in the staff report.
PROPOSED MOTION
Move to recommend approval of GPA24-04, as written.
Move to recommend approval of ZON24-08, subject to the following stipulations:
Development shall be in substantial conformance with the Broadstone
Arrowhead PAD Narrative, final date stamped January 31, 2025.
1.
Per the City of Glendale Open Space and Trails Master Plan, the developer
shall continue the trail system along New River, on the west perimeter of the
project.
2.
Attachments
PAD Narrative
CP Final Report_without labels
Prop207
TIA Executive Summary
Adequate Schools
GPA Map
ZON Map
Aerial Map
PowerPoint Presentation