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CITIZEN’S PARTICIPATION PLAN FOR
“Villas at 45th”
Located in Glendale, Arizona.
Prepared By:
BFH GROUP, LLC
3707 E. Southern Avenue
Glendale, AZ 85206
Ph: 480.734.1446
Email: davidb@thebfhgroup.com
Attn: David M. Bohn, P.E.
SR21-0060
November 16,
2021.
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CITIZEN’S PARTICIPATION PLAN
FOR “VILLAS AT 45TH”
TABLE OF CONTENTS PAGE
1. PURPOSE OF REQUEST
1
2. FINDINGS FOR VARIANCE
1
3. NOTIFICATION FOR PROCEDURE
6
4. AFFECTED PARTIES
6
5. CITIZEN PARTICIPATION SCHEDULE
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APPENDIX A: ATTACHMENTS
PARCEL MAP
DEED
FLOOR PLAN
SITE PLAN
NOTIFICATION LETTER
NOTIFICATION AREA MAP
NOTIFICATION LIST
ZOOM MEETING NOTES
FINAL SUMMARY AND REPORT
3
1. PURPOSE OF REQUEST
BFH Group is delighted to present to the City of Glendale this application with corresponding
narrative and exhibits for variance review and approval. Per request by the applicant, the
purpose of the narrative is to request for a variance to the current setback requirement for the
City of Glendale Overlay District from 30’ to 5’ on the proposed 3.01-acre townhome-style
residential development located at 7127 N 45th Avenue, Glendale, AZ 85301, more specifically
APN: 147-08-003, -009B. The proposed development is intended to be 60 townhome style units
with a proposed gross density of 19.93 du/ac. It is intended by the developer that these units
will be for rent under one ownership. The property is not intended to be platted, but the two
parcels shall be combined to one.
2. BOARD OF ADJUSTMENT FINDINGS FOR VARIANCE.
As shown in the above standards table, the developer is respectfully requesting as part of this
variance request solely a reduction to the perimeter setbacks from 30’ to 5’. Considering the
parcel dimensions, constraints of the surrounding area and in-fill nature of the site, and the
standards and guidelines constituted in the City of Glendale Municipal Code Development
Standards, it is a challenge to make the City of Glendale Centerline Overlay setbacks function for
development.
Several factors affect this parcel and thus require the need for variance from this standard.
1. There are special circumstances or conditions applicable to the property including its
size, shape, topography, location, or surroundings which were not self-imposed by the
owner: The main challenge is the parcels’ shape being very long and narrow. At the
narrowest section, the property is approximately 132’. When implementing a 30’
setback in this area (on both the north (30’ BSL) and south side (30’ BSL) = 60 ft total
lost) on this portion, it would take away nearly half of the developable section of land.
Overall, the area outside of the perimeter building setbacks which structures may be
place would be reduced by nearly 40%. When bearing in mind that this site is only
approximately 3 acres total, this translates to over an acre of space that cannot be used
for residential development.
Also, it is important to highlight the infill nature of this property where all parcels
adjacent have been fully developed. This limits or eliminates the ability of the
developer to coordinate future efforts with adjacent land owners, get more creative
with his circulation plan internally, or propose many viable solutions when there’s
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limited available space. Unfortunately, there was no planning on any of the adjacent
developments to take into consideration the future improvements of the subject
property.
2. Due to the special circumstances, the strict application of the Zoning Ordinance would
deprive the property of privileges enjoyed by other properties in the same classification
in same zoning district: Due to the special circumstances illustrated above which
include, but are not limited to, the property’s size, shape, location / surroundings, none
of which were imposed by the owner, the property is now significantly deprived of
privileges that the City of Glendale Centerline Overlay District was envisioned to
provide:
The Glendale Centerline will become a vibrant, premiere location of choice for
progressive private development, which encourages a diverse mix of retail, office,
mixed-use, and residential projects. The Centerline area will maintain its hometown
ambiance and character and will strive to be a clean, safe, well maintained pedestrian
area that takes pride in its history and historic landmarks.
Specifically, the Midtown District development concept includes:
The character would be moderate intensity, with a floor area ratio of 2.0, and density up
to 50 dwelling units per acre. Buildings would be up to six stories (70 feet), stair-
stepped back in height from the “set to line” (property line) 43rd and Glendale avenues.
A maximum FAR (Floor Area Ratio) of 4.0 can be achieved through performance
incentives given for the following amenities; public art, open space, Leadership in Energy
and Environmental Design (LEED) certified buildings, and shared parking at the rate of
.50 additional FAR for each amenity Glendale Centerline Overlay District June 14, 2011
Page 4 provided. The district has no setback requirements, except adjacent to
residential zoning districts and residential uses.
The intent of the residential developments within the Midtown District would be to
allow for structures up to 6 stories and a maximum density of 50 units to the acre.
When considering the location of this property which is adjacent to only two story
buildings (maximum), to propose the allowable 6 stories and 50 du/ac would not appear
to be as congruent to the area as the currently proposed Villas at 45th development of
(60) two story townhomes. It should also be noted that the Overlay District standard
allows for zero building setbacks throughout, except for when adjacent to residential
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development (30 ft setback current standard), which appears to be inconsistent to the
intent of the Centerline Overlay vision and goals for this area.
3. The variance is the minimum necessary to alleviate the property hardship: This variance
is the only standard the developer is requesting deviation. As demonstrated previously
in the standards table, if granted this variance, the proposed development is offering an
increase in not only the private open space from 100 SF to 120 SF, but also an increase
in the overall open space, which based on this plan, would be close to double the
required open space. The increase in private and common open space will absolutely
have a positive impact on not only the residents that occupy the units, but also will
improve the ambience of the existing neighborhood. Although a small development,
Villas at 45th will be considered an innovative implementation of residential
development within the Centerline Overlay District.
4. Granting the variance will not have a detrimental effect on the property, adjoining
property, the surrounding neighborhood, or the City in general: It is important to discuss
the current state of the property, which has been vacant land for well over 20 years
allowing for transients, trash / debris dumping, and potentially dangerous circumstances
and situations for local residents. Property values in the area are hurt by leaving this
land vacant. As mentioned in this narrative, the property cannot be developed
adequately under the current zoning R1-6, but when granted this minor variance under
the Centerline Overlay District, it can be a thriving, sought-out community that will
improve the surrounding area and City not only aesthetically, but also economically.
The townhome product type will bring a fresh and modern look to the area, which
would personify the intent of the Centerline Overlay District. The variance will not
negatively impact the surrounding community or the City, but it is believed that it will
actually do quite the opposite.
Finally, the circumstances applicable to this variance are not self-imposed by the owner, but
they were inherited. This is a very challenging site to develop considering the shape, size and
infill nature. This hardship has not been intentionally, knowingly, or recklessly created by the
owner. The owner has considered several alternatives in lieu of this variance and has found the
proposed development to be the most beneficial to the City. The setback constraints make
other townhome-style product developments extremely ineffective and dysfunctional due to
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not only inefficient circulation, but also for parking requirements and inadequate usable open
space. Another option considered was apartments, however in order to comply with the
standards, that proposed site plan transformed into a large parking lot, minimal open space for
the residents, and a lesser-desired home environment. The proposed townhome plan
associated with this variance is far superior on many levels and will improve the neighborhood
as well as the Midtown area.
3. NOTIFICATION AND PROCEDURE
BFH Group intends to follow the notification procedure outlined by the City of Glendale variance
process. All variance documents shall be submitted to the assigned City of Glendale planning
staff. Per this Citizen’s Participation Plan and upon administrative approval from City of
Glendale planning staff, BFH Group will notify all property owners within 300’ of the subject
property of the intention to propose a variance to the perimeter setback requirement. A
neighborhood meeting will be held (on Zoom) that will allow adjacent residents and other
interested parties the opportunity to ask questions and provide opinions on what the proposed
variance will be. BFH Group will consolidate this correspondence as well as any other
communication received and prepare a final report summarizing the community’s inputs. This
will be delivered to the corresponding planning staff for review and ultimately to the Board of
Adjustment for review and approval.
Attached in this appendix are all pertinent documents and notification forms as required by this
variance and Citizen Participation Plan.
4. AFFECTED PARTIES QUESTIONS AND COMMUNICATION
It is understood by the applicant that there is potential for members of the surrounding
neighborhood as well as other “interested parties” that may be concerned about an adverse
effect that modifying the setback minimum would create. One of the concerns the applicant
anticipates were he an adjacent property owner could be that reducing the setbacks would
place the townhome units too close to the property line, allowing new residents to see into the
backyards of the existing homes. This would impact only three homes along the north side of
the property. All other existing developments adjacent to the site are apartments or
townhomes along the east and the south and the structures are an additional 24 feet from the
property line allowing ample distance.
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The developer anticipates potential for concerns and welcomes the questions that the
neighbors would have. Individuals affected by this variance would have the ability to call or
email the applicant directly as well as have the opportunity to share during the neighborhood
meeting. The applicant would be happy to meet with them on an individual basis or continue
the conversation over the phone or email. If there are any significant changes to the Site Plan,
the applicant is willing to have another neighborhood meeting as necessary to ensure all
concerns and suggestions have been considered and/or addressed.
Correspondence with interested individuals will be documented in the final report and any
concerns will be relayed to the Planning department staff member overseeing the variance
process.
5. CITIZEN PARTICIPATION PLAN SCHEDULE
Below is an anticipated approximate schedule for the Citizen’s Participation Plan:
a. Citizen Participation Plan (CPP) Submittal
09/23/2021
b. CPP Implementation Date
10/06/2021
c. Time allocated for Citizen inputs
11/03/2021
d. Final CPP Submittal Date
11/17/2021
Your consideration in this matter is very much appreciated and we look forward to continuing a
successful development.
8
APPENDIX A
PARCEL MAP
DEED
FLOOR PLAN
SITE PLAN
NOTIFICATION LETTER
NOTIFICATION AREA MAP
NOTIFICATION LIST
ZOOM MEETING NOTES
FINAL SUMMARY AND REPORT
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NOPQL
September 21, 2021
BFH GROUP
3707 E. Southern Avenue
Mesa, AZ 85206
davidb@thebfhgroup.com
Subject: Setback Variance Application for Villas at 45th
Dear Neighbor:
This letter is to inform you that I am applying for a Variance application with the City of
Glendale. The property is located at 7127 N. 45th Avenue in the Cactus District.
The development will include 60 new modern townhome-style residences at this location.
Each unit will be approximately 1250 square feet (3) bedrooms and (2) bathrooms. The
property has been vacant land for well over 20 years and sits within existing residential
homes, apartments and townhomes adjacent to it. The developer is employing the City
of Glendale Centerline Overlay “Midtown District” and is requesting a slight variance for
the perimeter setbacks from 30’ to 5’. Considering the location, lot size, and shape it is
imperative to reduce the setback to allow development of these parcels.
I have included a site plan with this letter for your review. A neighborhood meeting will
take place (date, time, on zoom). Comments and questions will be accepted at this time.
If you are unable to attend, please write, email, or call me at the contact information
above. You may also contact Edward Vigil with the City of Glendale at (623) 930-3071.
Sincerely,
David Bohn
Encl: Site Plan
Aerial Map
NOTIFICATION AREA MAP
*THIS PAGE WAS LEFT INTENTIONALLY BLANK*
COMPLETION OF THE FOLLOWING IS NECESSARY FOR FINAL REPORT APPROVAL
SUMMARY / FINAL REPORT
Total individuals notified:
Total Participants:
CONCERNS, ISSUES, PROBLEMS EXPRESSED
HOW CONCERNS WILL BE ADDRESSED?
CONCERNS APPLICANT IS UNWILLING TO ADDRESS
CITIZEN PARTICIPATION FINAL
REPORT
HOW THE PROPOSAL HAS BEEN REVISED TO ADDRESS CONCERNS
APPLICANT SIGNATURE AND DATE