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NWC North 83rd Ave and West Orangewood Avenue R1-8 Zone Change| 0
7448 North 83rd Avenue
Residential Zone Change and General Plan
Amendment Proposal
REQUEST FOR R1-8 ZONING AND MINOR GENERAL PLAN
AMENDMENT
NORTHWEST CORNER OF NORTH 83rd AVENUE AND WEST
ORANGEWOOD AVENUE
ZON #23-05/GPA 23-03
SR #22-459
January 2024
RECEIVED
JANUARY 21, 2024
NWC North 83rd Ave and West Orangewood Avenue R1-8 GPA/Zone Change| 1
PROJECT TEAM
PROPERTY OWNER
Flores Family Trust and Olivas Family Trust
7448 North 83rd Avenue
Glendale, AZ 85303
LAND USE ATTORNEY
Greenman Law
Jordan Evan Greenman
1111 West Woodland Avenue
Phoenix, AZ 85007
248.225.0428
jordan@greenmanlawfirm.com
SITE DESIGN FIRM
ProCAD Design LLC
Angelica Armenta
2406 South 24th Street
Phoenix, AZ 85034
602.748.3153
GRADING AND DRAINAGE FIRM
To be determined
TOPOGRAPHICAL FIRM
To be determined
TRAFFIC ENGINEER
To be determined
NWC North 83rd Ave and West Orangewood Avenue R1-8 GPA/Zone Change| 2
Table of Contents
I.
Introduction........................................................................................................ 4
A.
Background ........................................................................................................................................ 4
B.
Purpose of Request ........................................................................................................................... 4
II. Site Analysis ........................................................................................................ 4
III. Description of Proposal ........................................................................................ 4
A.
Introduction and Site Layout ........................................................................................................... 4
B.
Permitted Uses ................................................................................................................................... 5
C.
R1-8 Site Development Standards .................................................................................................. 5
Table 1: R1-8 Single Family Zoning Development Standards ........................................... 5
IV. Relationship to Surrounding Properties .................................................................. 5
Table 2: On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations .... 6
V. Long Range Planning .......................................................................................... 6
VI. Location & Accessibility ....................................................................................... 6
VII. Site Circulation .................................................................................................... 6
Table 3: Roadway Analysis.………………..………………………………..……………...7
VIII.Community Facilities, Public Safety, and Public Utilities & Services ........................ 7
IX. Floodplain Information ........................................................................................ 7
X. Topography, Grading and Drainage ....................................................................... 7
XI. Conclusion ......................................................................................................... 7
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List of Tables
Table 1 – R1-8 Development Standards………………………………………………...……….….5
Table 2 – On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations…………….6
Table 3 – Roadway Analysis………………………………..…………………………………….…7
List of Exhibits
Exhibit A – Legal Description……….…………….………………………...………………….…...8
Exhibit B – Historical Aerial 2015…..…………………………………………………………….....9
Exhibit C – Historical Aerial 2023………………………………...………………………………..10
Exhibit D – Conceptual Site Plan ……...……………………………………….………………….11
Exhibit E – Adjacent Land Use Map…………………………………………………………….....12
Exhibit F – General Plan Land Use Designation Map........…….……………………….…………...13
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I.
Introduction
A.
Background
This request seeks to rezone the property addressed 7448 North 83rd Avenue in Glendale,
Arizona 85303 from A-1 Agricultural to R1-8 Single Family Residential. The APN of the
property is 142-31-001D (“Site”). The Site is owned by the Flores Family and the Olivas
Family (the “Owners”).
The Site sits at the northwest corner of North 83rd Avenue and West Orangewood Avenue.
The 40,528 square foot (.93 acres) parent parcel will be subdivided to create three parcels.
Exhibit A – Legal Description provides the legal description of the parent parcel. The Site
is zoned A-1 Agricultural.
The completion of the 101 Freeway in 2002 brought exponential growth to the area. Single
family subdivisions have crept in from all directions. This once rural area is transitioning from
desolate to energetic as growth continues at astounding rates. Exhibit B – Historical Aerial
2015 and Exhibit C – Historical Aerial 2023 highlight the aggressive transition in the area
over the last eight years.
B.
Purpose of Request
Greenman Law, on behalf of the Owners, proposes a zone change of the Site from
Agricultural (A-1) to Single Family Residential (R1-8). This request proposed a small three lot
on an undersized agricultural parcel. The proposed zone change will bring an antiquated parcel
into conformance with the true character area of the neighborhood.
II.
Site Analysis
A.
Property Location
The deep but narrow property is located at the northwest corner of North 83rd Avenue and
West Orangewood Avenue. It is primarily surrounded by incorporated Glendale subdivisions.
The Site measures approximately 97.5 feet wide by 436.2 feet deep. The Site is narrow but has
sufficient depth to accommodate the proposed development.
B.
Existing Conditions
Currently, the Site currently has one single family home on the entire parcel. According to
Maricopa County Assessor, the home was built in 1900. The home is small, measuring only
1,020 square feet in area. The applicant did not remodel or update the home.
III.
Description of Proposal
A.
Introduction and Site Layout
This zone change seeks to create a three-lot subdivision. All three proposed parcels will be
approximately 97 feet wide by 145 feet deep. One single family home is proposed on each site.
Each parcel will conform to R1-8 development standards. The parcels will have access to
North 83rd Avenue through a 20-foot wide access easement on the north side of the parcels.
Lot A (western lot) will be 14,298 square feet in area. Lot B (central lot) will be 14, 181 square
feet in area. Lot C (eastern lot) will be 14,181 square feet in area. All three lots will be
approximately 1.76 times larger than the minimum R1-8 lot size. The existing home on the
NWC North 83rd Ave and West Orangewood Avenue R1-8 GPA/Zone Change| 5
Site will become Lot C (east parcel) of the subdivision. The proposed site plan is shown in
Exhibit D – Conceptual Site Plan.
B.
Permitted Uses
The parcels will comply with all R1-8 Single Family Residential Permitted Uses, Permitted
Conditional Uses, and Accessory Uses set forth by Section 5.307 of the City of Glendale
Zoning Ordinance.
C.
R1-8 Site Development Standards
The three parcels will conform to all development standards identified in Section 5.329 of the
Zoning Ordinance. The site standards are shown below in Table 1: R1-8 Single Family
Zoning Development Standards. There will be no deviations from these standards.
Table 1: R1-8 Single Family Zoning Development Standards
Site Standard
R1-8 Zoning District Regulations
Front Yard
15’
Side Yard
5’ and 10’
Rear Yard
20’
Height (Max.)
30'
Lot Area (Min.)
8,000 sq. ft.
Lot Width (Min.)
80'
Lot Depth (Min.)
100’
Lot Coverage (Max.)
40%
IV.
Relationship to Surrounding Properties
Given the Site’s current awkward and unsuitable A-1 Agricultural zoning, the proposed
rezoning will bring the Site into conformance with the established suburban area. The site is
primarily surrounded by R1-6, R1-8, and R1-10 zoned residential properties. The area has
changed drastically over the last decade years as suburban developments have crept in from
all directions.
Orangewood Ranch, a newly developed R1-8 subdivision, is north and west of the Site.
Orangewood Ranch was approved with 43 R1-8 residential lots. A large subdivision called
Rovey Farms Estates sits directly south and west of the Site. Rovey Farms is a massive Planned
Residential Development with over 380 R1-10 parcels. There is an extremely narrow property
immediately north of the Site that is zoned A-1 as well. There are very few A-1 zoned
properties left in the area.
To the east, across North 83rd Avenue, are large unplatted R1-6 parcels within a small
unincorporated Maricopa County island. To the southeast of the Site is West Glenn Estates,
a large R1-8 subdivision with about 100 residential properties. See Exhibit E – Adjacent
Land Use Map for the nearby land use designations.
The surrounding land uses are a blend of several variations of single family residential zoning.
The proposed R1-8 zoning is consistent with nearby residential zoning and is suitable for the
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area. Table 2 - On Site and Surrounding Uses, Comprehensive Plan and Zoning
Designations below provides a summary of the surrounding land uses.
Table 2: On Site & Surrounding Uses, Comprehensive Plan, & Zoning Designations
Direction
Land Use
Zoning
Site
Single Family Residential
A-1
North
Single Family Residential
A-1
West
Single Family Residential
R1-8
East
Single Family Residential
R1-6
South
Single Family Residential
R1-10
V.
Long Range Planning
The City of Glendale has agreed to review this proposal as a Minor General Plan Amendment
and a rezoning simultaneously because the proposed development is a proper fit in this
residential area. The General Plan designation for the Site is Low Density Residential 1 – 2.5
dwelling units per acre (“LDR 2.5”). The General Plan Land Use Designation Map is shown
in Exhibit F – General Plan Designation Map. LDR 2.5 allows 1 to 2.5 dwelling units per
acre. This site is approximately 40,528 square feet (.93 acres) and proposes three units, slightly
greater than the allowable density under LDR 2.5. As such, we propose the Site is designated
Medium Density Residential zoning, increasing it to 2.5 to 3.5 dwelling units per acre.
VI.
Location & Accessibility
The Site is conveniently located approximately two miles east of the 101 Freeway, making it
easily accessible to both local and regional traffic. The proposed development will be highly
beneficial to the surrounding area, as it adds housing during Arizona’s historic shortage while
maintaining a minimal footprint.
VII. Site Circulation
The Site will be accessed through a single driveway along North 83rd Avenue. The Site has a
30-foot-wide driveway at North 83rd Avenue which turns into a 23-foot-wide drive aisle and
access easement along Lot B and Lot C. This drive and easement connects two way traffic
from the parcels to the street. A fire turnaround/hammerhead is located on Lot B and Lot C
to allow proper site circulation. The Site is on the west side of North 83rd Avenue, which is
classified as an Arterial road in the Glendale Roadway Classifications. The posted speed limit
is 40 mph and on-street parking is prohibited.
North 83rd Avenue is currently undersized. Pursuant to City of Glendale and Maricopa
County right of way requirements, the Site must dedicate 20 feet of right of way along the
eastern property line. Entry to the Site will be right-in/right out only, a median will be required
NWC North 83rd Ave and West Orangewood Avenue R1-8 GPA/Zone Change| 7
to make this restriction. Table 3 – Roadway Analysis outlines the roadway classification
below.
Table 3: Roadway Analysis
Roadway
Classification
Future Condition
North 83rd Avenue
Arterial A-3
120’ ROW (60’ half-street)
VIII. Community Facilities, Public Safety, and Public Utilities & Services
The Site is within the City of Glendale School District boundary. The Site will have access to
necessary public utilities and services such as refuse, sewer, water, electric, police services and
fire services. A fire hydrant will be added on North 83rd Avenue for fire protection and a fire
turnaround will be created on Lot B and Lot C to allow a fire truck to maneuver in and out of
the Site. An agreement will be executed between the three lot owners addressing the
maintenance of the access road and private utilities within the access road.
The City of Glendale has agreed to allow the western two parcels to utilize septic services. The
easternmost parcel is connected to the existing sewer line within North 83rd Avenue. No
sewer main extension will be required to complete this project. The Site is within the City of
Glendale sewer and water service areas. The following services will be provided to the Site:
-
Refuse – City of Glendale
-
Electric – City of Glendale
-
Police – City of Glendale
-
Fire – City of Glendale
IX.
Floodplain Information
The Site is in Zone X on FEMA Floodplain FIRM Panel 1715. Zone X denotes areas of 0.2%
change flood; areas of 1% annual chance flood with average depths of less than 1 foot or with
drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance
flood.
X.
Topography, Grading and Drainage
The topography on site is flat and uneventful. The Site will maintain its historical drainage
pattern and will ensure no adverse offsite flows occur after development. Sufficient on-site
retention will be provided for 100-year and two-hour storm occurrences.
XI.
Conclusion
The area surrounding the Site is primarily characterized by single family residential
developments. This proposed R1-8 rezoning will provide a high-quality yet small-scale
development that fits in with the true character area of the neighborhood. As such, we request
approval of the proposed R1-8 rezoning. Please see all exhibits and attachments as reference.
Thank you for your time and consideration.
NWC North 83rd Ave and West Orangewood Avenue R1-8 GPA/Zone Change| 8
Exhibit A – Legal Description
The following real property situated in Maricopa County, Arizona:
The part of the South half of the Southeast quarter of the Northeast quarter of Section 3, Township
2 North, Range 1 East, of the Gila and Salt River Base and Meridian, Maricopa County, Arizona,
described as follows::
BEGINNING at the East quarter corner of said Section;
THENCE North 147.41 feet;
THENCE West 476.2 feet;
THENCE South 147.8 feet;
THENCE East 476.2 feet to the POINT OF BEGINNING;
EXCEPT the NORTH 50 feet thereof; and
EXCEPT any portion within the North 13 acres as described in Docket 383, page 85.
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Exhibit B – Historical Aerial 2015
NWC North 83rd Ave and West Orangewood Avenue R1-8 Zone Change| 10
Exhibit C – Historical Aerial 2023
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Exhibit D – Conceptual Site Plan
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Exhibit E – Adjacent Land Use Map
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Exhibit F – General Plan Land Use Designation Map