Residences at Westgate GPA and Rezoning Narrative
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RESIDENCES at
WESTGATE
Narrative
A General Plan Amendment and Rezoning PAD
on approximately 2.47 gross acres
located east of the northeast corner of Glendale Avenue &
87th Avenue alignment
Case numbers: GPA22-13 and ZON22-27
Submitted: December 15, 2022
Revised April 17, 2023
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Principals and Development Team
Property Owner:
Glendale Farms, LLC
6901 E. 1st Avenue
Scottsdale, Arizona 85251
Contact: David Free
E-mail: dfree003@gmail.com
P: (602) 799-7711
Attorney/Applicant:
Earl & Curley, P.C.
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Attorney: Taylor C. Earl
Principal Planner: Ricardo Toris
E-mail: tearl@earlcurley.com
E-mail: rtoris@earlcurley.com
P: (602) 265-0094
F: (602) 265-2195
Architect:
Tomecak Design
4368 N. Civic Center Plaza, Suite 201
Scottsdale, Arizona 85251
Contact: Mark Tomecak, R.A.
E-mail: mark@tomecakdesign.com
P: (602) 619-7751
F: (480) 718-8387
Engineer:
Jacobs Wallace
2045 S. Vineyard, Suite 101
Mesa, AZ 85210
Contact: Chuck Jacobs
E-mail: jacobs@jacobswallace.com
P: (602) 757-5964
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Table of Contents
Page
A.
Executive Summary…………………………..………………….……..… 6
B.
Site, Location and Context………………………...…….……..…...…… 7
C.
Minor General Plan Amendment Request………………..………….…
9
D.
Rezoning Request……………………………………………..……….…
13
E.
PAD Findings…….…………………………………………..………….… 17
F.
List of Uses……………………………………….…………..……………
19
G.
Development Standards ………………….………….….……………….
19
H.
Design Guidelines ………………...…………...………..………..…...…
21
I.
Landscape Concept…………………………….………..……………….. 23
J
Infrastructure and Improvements………………………………………... 24
K.
Signage ………………………………………..………….…….…………. 25
L.
Phasing Plan...……………………………..……...…………….………... 25
M. Amendments……………………………………………………………….
25
N.
Conclusion……………………………………………………...………….
26
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List of Exhibits
Exhibit
Page
1
Vicinity Aerial…………………..…………………… ………………...…… 28
2
Existing General Plan Land Use Map………… …….……………….....
29
3
Proposed General Plan Land Use Map………………........................... 30
4
Aerial and Zoning Map……….…………………………………….....…… 31
5
Conceptual Development Plan……….……………………...…..……….
32
6
Conceptual Site Plan…………….…………………………………........... 33
7
Conceptual Representation of Community Pool Area………………….
34
8
Conceptual Representation of Community Entrance Area…………….
35
9
Conceptual Representation of Community Entry…………….………...
36
10
Conceptual Representation of Amenities for Residential Community..
37
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1. Regulatory Provisions
The Residences at Westgate PAD has been prepared pursuant to Section 5.900 of
the Zoning Ordinance of the City of Glendale to establish the regulatory framework
for this infill development. This PAD (underlying R-3 zoning district) is intended to be
a stand-alone document comprised of zoning regulations, including permitted uses,
development standards and design guidelines for the entire 2.47 gross acre project
located east of the northeast corner of Glendale Avenue and 87th Avenue alignment.
The PAD includes substantial background information to illustrate the intent of the
development. All images including the site plan are conceptual representations of
the character and quality of the development. Plans and documents with specific
designs will be processed through the City of Glendale Design Review process in
accordance with Section 3.600 of the City of Glendale Zoning Ordinance. Provisions
not specifically regulated by this PAD are governed by the City’s zoning ordinance.
This PAD only modifies zoning ordinance regulations and does not modify other City
Codes or requirements.
2. Zoning Ordinance Applicability
Unless a use or standard for development is specifically re-stated herein, the Zoning
Ordinance of the City of Glendale, Arizona as adopted and periodically amended, is
applicable to the Residences at Westgate PAD. It is the intent of this PAD to
establish the limited permitted uses, development standards and amended
provisions that will govern this development. In the event of a conflict between a use,
a development standard, or described development procedure between the City of
Glendale Zoning Ordinance and the PAD, the PAD shall govern. Similarly, where the
PAD narrative is silent on a requirement, the applicable Zoning Ordinance provisions
shall control.
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A.
EXECUTIVE SUMMARY
On behalf of our client, Glendale Farms LLC, we are pleased to submit this General
Plan Amendment and PAD Rezoning request for an approximate 2.47 gross acre (2.26
net) infill subject site located east of the northeast corner of Glendale Avenue and 87th
Avenue alignment (see below Vicinity Map). The overall property consists of a single
parcel and is identified in Maricopa County Assessor’s database as APN: 142-28-005P.
The project is proposed as a multifamily residential community featuring 37 luxury
townhomes for rent. However, this project may be converted to a condominium plat for
sale of the units in the future. The preliminary name for the project is “Residences at
Westgate.” Scottsdale-based developer Glendale Farms is proposing a community that
will appeal to higher-income earners looking for a luxury residential experience with
modern design, enhanced interiors, and highly usable common amenities that is near
Glendale’s Entertainment District.
Vicinty Map
This subject site is a single property that has been zoned A-1 (Agricultural) for decades
and developed with a single house with multiple accessory structures. Records show
that the house was built in 1960. The property is rectangular in shape with
approximately 165’ of frontage on Glendale Avenue and is generally bounded by
Glendale Avenue on the south, a residential home on the west, an existing irrigation
canal on the north and an existing church on the east.
The PAD zoning district was selected due to the difficult shape of the project and then
uniqueness of the product type. Due to those factors, this project would not fit squarely
into a straight Multiple Residence zoning district without the need for a variance(s). The
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PAD purpose states that this district promotes flexibility and encourages variations in
building design, lot arrangement, circulation patterns, and land uses. The purpose of the
proposed PAD is to create specific standards to guide the development of this infill
property so that it fits seamlessly within the surrounding area.
The proposed building architecture and open space areas will provide a distinct,
upscale living environment for the residents of this community. The design, use of
various materials and architectural focal points will emphasize the project’s unique
theme. All of the architectural elements will tie together to provide a strong identity for
the site that complements the surrounding properties and creates an inviting
atmosphere for both residents and guests. This well-conceived infill concept offers to
add to the diverse housing types in this growth area of Glendale.
We are concurrently filing two separate applications with this PAD zoning case: (1) a
Minor General Plan Amendment (“GPA”) to change the existing MDR 3.5 (Medium
Density Residential: 2.5 to 3.5 du/ac) land use designation to HDR 20 (High Density
Residential: 12 to 20 du/ac); and (2) Design Review for specific design approval of the
proposed community and its residential structure.
The GPA is a natural result of the dramatic shift in development and City priorities in the
surrounding area. The area has evolved from mostly suburban neighborhoods with
corresponding suburban style retail centers and employers to a dynamic area featuring
several professional sports and entertainment venues and the regional commercial and
employment uses along the Loop 101 Freeway, including VAI Resort, State Farm
Stadium, Desert Diamond Arena, Desert Diamond Casino, the spring training ballpark
for the Los Angeles Dodgers and Chicago White Sox teams, near 107th Avenue and
Camelback, and the major retail/entertainment venues in Westgate Center.
This property is located about a half mile from 91st Avenue. It makes sense for higher
density apartment projects to be in the immediate vicinity surrounding the Entertainment
District. The subject site falls outside of that immediate vicinity. Instead, the site is within
the next ring, at .5 mile. Within that ring, proper planning would call for a product of the
type we are proposing, which is not well represented in Glendale. This townhouse
community will offer a luxury housing alternative to the apartment projects near the
freeway but will still provide the needed density to take full advantage of and provide
financial support to the Entertainment District. And because this type of community is
not one the City has in great supply, the proposal will also provide a valuable housing
alternative for the City.
B.
SITE, LOCATION and CONTEXT
1. Site, Location and Acreage
The subject site consists of approximately 2.47 gross acres and fronts Glendale
Avenue. The subject property is a rectangular shaped developed site currently in
residential use. This property is long and narrow, with only approximately 165’ of
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width from west to east along Glendale Avenue and is approximately 596’ deep from
north to south. We refer to parcels of this shape as ‘bowling alleys.’ The property is
currently developed with a single-family residential home near the south end of the
property and includes several accessory buildings near the north end of the
property. An existing block wall separates this Property from the adjacent uses to the
north, west and east. The home and accessory structure will be removed as part of
the proposed development.
The property is generally bounded by Glendale Avenue along the south; the existing
Central Christian Church along the east; an existing residential home on the west;
and a park/open space/retention area that is part of the Garden Grove subdivision
on the north.
2. Topography and Natural Features
The existing property topography is relatively flat with a slight slope from the
northeast to southwest and with no natural features. The property has small
irrigation ditch and dirt road within and along the north side of the overall property
that are currently serving the current farming operations in the area. This irrigation
ditch and farm road are located within a separate easement and therefore will not be
removed or affected.
3. Surrounding Context
The site enjoys excellent regional access due to its strategic location being
approximately 1.3 miles east of the Loop 101 Freeway. Freeway interchanges
already exist at Glendale Avenue, Cardinals Way/Bethany Home Road, and
Camelback Road with an HOV interchange at Loop 101 and Maryland Avenue. The
property also enjoys close proximity to the Westgate Entertainment Center, nearby
Tanger Outlet Mall, shopping, offices, Desert Diamond Arena, Desert Diamond
Casino, major sports venues (Camelback Ranch and State Farm Stadium),
numerous restaurants and the future VAI Resort. The property is situated in an
area of the City which includes a wide spectrum of complementary uses, including
entertainment and both multi-family and single-family residential uses.
The Land Uses, General Plan Land Use designations, and existing Zoning for the
subject site and properties surrounding the subject site are as follows:
Surrounding Land Uses, General Plan and Zoning
Land Use
General Plan
Zoning
On site
A residential home and
accessory structures.
MDR 3.5 (Medium Density
Residential 2.5 – 3.5 du/ac)
A-1 (Agricultural)
North
Single family residential MDR 3.5 (Medium Density
Residential 2.5 – 3.5 du/ac)
R1-7 PRD (Single
Residence, Planned
Residential
Development)
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South
Glendale Avenue.
Beyond Glendale
Avenue, Single family
residential.
MDR 5 (Medium Density
Residential 3.5 – 5.0 du/ac)
R1-7 PRD (Single
Residence, Planned
Residential
Development)
East
Church
MDR 3.5 (Medium Density
Residential 2.5 – 3.5 du/ac)
R1-10 (Single
Residence)
West
Single family residential MDR 3.5 (Medium Density
Residential 2.5 – 3.5 du/ac)
A-1 (Agricultural)
C.
MINOR GENERAL PLAN AMENDMENT REQUEST
Concurrent to this PAD, we are filing for a Minor General Plan Amendment (“GPA”) to
change the existing MDR 3.5 (Medium Density Residential: 2.5 to 3.5 du/ac) land use
designation to HDR 20 (High Density Residential: 12 to 20 du/ac) for the approximate
2.47 acre property. The high-density designation is necessary to accommodate the
residential townhome community being proposed.
The existing land use designation is outdated. Since it was approved, the Entertainment
District has developed and expanded extensively. The very reason general plan
amendments exist is to account for changed circumstances. Here, the 2.5-3.5 density
designation is inconsistent with the vision the City has for the Entertainment District and
the level of density needed to support that District. The City has dozens of square miles
where low-density housing makes more sense. But here, near the most important
entertainment zone in the West Valley, the City should concentrate more density.
In short, given the land uses and development pattern along Glendale Avenue corridor,
the City’s desire for more intensity near the Loop 101 Corridor and entertainment
district, the proposed HDR 20 designation is appropriate in this context.
But the subject site’s surroundings are also highly relevant in evaluating the
appropriateness of HDR 20. To the north is the existing irrigation canal, which will
remain. Beyond that is a larger retention basin, which will also remain. This provides a
deep and wide buffer between the subject site the residential subdivision to the north.
To the east is a church and church parking lot, where there are no sensitivities to height
and density. Indeed, the church has already granted us a water line easement over their
property.
To the south is Glendale Avenue, which provides a deep buffer to the uses on the other
side.
And finally, to the west is a single-family lot that is prime for redevelopment. Although
that property owner certainly has the right to preserve that property in its current
condition forever, all signs point to that property redeveloping in the future with a density
more in line with the subject request. Additionally, we have designed the plan to both
provide a buffer between the buildings and our western property line and we have
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constrained the height to two stories, which is consistent with single-family properties.
Finally, the actual house of that lot is along Glendale Avenue.
Furthermore, the HDR 20 (High Density Residential: 12 to 20 du/ac) designation serves
as a transition between Glendale Avenue and the adjacent residential development to
the north. It also provides an alternative housing type to the traditional large scale
multifamily developments nearer the Westgate area.
There is a tax base and economic benefit derived by this proposal. The increased
population of residences with an expanded income created by new residences
translates into additional retail sales tax when residents shop and dine at local and area
businesses. Future residents will surely take advantage of the site’s close proximity to a
wide variety of shopping, entertainment venues and restaurants, including those at
Westgate. Additionally, with the collection of sales tax for online retail purchases,
increases in residential density equate to an increase in tax revenue for the City.
Findings.
The section below identifies how the proposed project meets the statements in the City
of Glendale’s Zoning Ordinance, Section 3.528 – Findings.
A. Amendment 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
The proposed amendment is consistent with several policies and objectives of the
General Plan as noted throughout this Minor General Plan Amendment Request
section of this narrative. The GPA is an appropriate land use decision considering
the dramatic shift in development along the Glendale Avenue corridor and City’s
priorities in the surrounding area. Glendale’s General Plan is designed to answer
two key policy concerns: maintaining the excellence of the existing community while
continuing to evolve to changing needs as the community grows. This amendment
addresses the two key policy concerns. First, not all of today’s residential market is
looking for a high-density apartment style community. The evolving demand is for
multifamily communities to have a more residential scale and feel. With the
companion rezoning request, we are proposing a land use that is needed in today’s
residential market to help address the housing shortage while maintaining quality in
the existing community. It provides an enhancement over the underutilized existing
land use and allows for the development of this infill property with a unique
residential community that the City needs more of. Secondly, the request uses
many of the policies and objectives in the Land Use Element, Housing Element,
Growth Areas Elements and Urban Design Elements of the General Plan.
2. The proposed amendment furthers the public health, safety, and general welfare
of the citizens of Glendale.
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The proposed GPA meets this objective completely. First, the develop is proposed
as a high-end residential community, that will help establish a standard for high-
quality design and communities near the City’s Entertainment District. This will have
a positive ripple effect on other developments in the area.
Second, this development would bring new residents to an area that needs density.
Residents dine at local city restaurants, purchase goods at retail stores, pay for
entertainment, purchase personal services, etc. All of these lead to increases in
sales tax revenue to the City. Additionally, more residents increase the likelihood of
new retailers, which would further increase Glendale’s sales tax base.
Additionally, one benefit that is often overlooked is what increased density can bring
to the area and City. The City of Glendale would benefit from the increase in state
shared revenue. The portion of that state shared revenue flowing to Glendale is a
function of Glendale’s population base. Therefore, increasing the population through
the addition of density on the subject parcels would increase population and thus
increase Glendale’s portion of state shared revenue. Glendale’s share of state
shared revenues could be used to pay for essential city services like police, fire,
road maintenance and parks.
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.
You need to look at all of the different land uses in the area, the land uses along
Glendale Avenue, the City’s desire for more intensity near the Loop 101 Corridor
and entertainment district, the development pattern along Glendale Avenue, and
existing built-in buffers when evaluating this request. This request needs to be
evaluated based on a larger area and not just the immediate four properties
surrounding this subject site and those designations. HDR designation can coexist
next to low density residential when you consider the type of project, building
heights, setbacks, and the existing surroundings and context. When consideration is
given to the existing irrigation canal and the large retention basin to the north, the
adjacent church parking lot, Glendale Avenue and the propose building setbacks, we
believe the proposed change from MDR 3.5 to HDR 20 is compatible with other land
uses in the vicinity. With the significant built-in buffers and that the companion
zoning limits building height to 30-feet or 2-story, we believe it meets this finding and
will be compatible with other land uses, existing or planned, in the vicinity.
Based upon the analysis provided above, we believe the proposed Minor Amendment is
consistent with the statements in the City of Glendale’s Zoning Ordinance, Section
3.528 – Findings. As such it will be a good land use solution for the subject site.
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For the reasons stated above and below, the proposed amendment and future
development will better meet the Goals and Objectives set forth in the General Plan
than the existing land use designation and underdeveloped parcel. The General Plan
Goals being met are as follows:
Land Use Element Goal LU-2 – There are transition and buffer areas between
unrelated land uses.
This amendment and the companion rezoning request will pave the way for a residential
community that is compatible with both the existing single family and multifamily land
uses in the surrounding area. The proposal does create both a transition and has built-
in buffers. As for a transition, the proposal would be a transition between Glendale
Avenue to the south and the single-family community to the north. Our development will
significantly block the sound coming from Glendale Avenue to that community.
As for buffers, those have been detailed above but consistent of a canal and retention
basin to the north, a church to the east, Glendale Avenue to the south, and purposeful
height and setback standards to the west, to bridge the time between now and when
that property chooses to redevelop.
Directly north of the site is a canal and a retention basin (in the Garden Grove
subdivision) that provides an existing buffer to the residential lots; to the south is
Glendale Avenue, an arterial six lane with center median roadway;
Housing Element Goal HE-6 – Residential areas relate to work places.
The site enjoys exceptional regional access due to its location +/- 1.3 miles east of the
Loop 101 Freeway. This will serve commuters exceptionally well and will connect them
to employment areas across the Valley.
This site is also near the many jobs within and near the Westgate Entertainment District,
including the many shopping establishments, offices, and restaurants. We also note the
City is focused on attracting additional office developments near Westgate—employees
of which would be attracted to this site.
Conservation, Rehabilitation and Redevelopment Element Goal CRR-2 – Infill
development is a top priority.
The general plan calls for a focus on infill development, and that is exactly what this
GPA would allow for. The subject site is a challenge due to its size and the existing
developments on all sides. This change in land use designation on the subject site will
allow new residential living, which constitutes an improvement to the City’s General
Plan, because it will convert this underdeveloped challenging site into an attractive
residential community that will serve a needed market. It will also support the nearby
retail, restaurants, and office buildings, including at Westgate District and uses within
the Loop 101 corridor.
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Most of the infrastructure necessary to accommodate the proposed request is in place
adjacent to the site and therefore this request complies with the General Plan goal to
encourage infill development to take advantage of existing infrastructure. That same
principle applies to developing near Westgate because it takes full advantage of existing
development.
Based upon the analysis provided above, we believe the proposed Minor Amendment is
consistent with the development pattern of this area and the overall intent and goals of
the General Plan. As such it will be beneficial to the surrounding area.
The proposed amendment will be compatible with the existing single family residential
to the west and north and does not adversely impact any portion of the planning area. It
will create a compatible land use with appropriate buffers. When consideration is given
to the surrounding existing development pattern, the HDR 20 designation, in this case,
can coexist with the adjacent neighborhoods and complements the overall mix of
housing along the Glendale Avenue corridor and in the City. This development will
provide a logical land use for this small, underutilized parcel. In addition, new residents
resulting from the townhome community will support local businesses within Glendale.
D.
REZONING REQUEST
The PAD option provides a mechanism for quality projects to be developed on
challenging parcels. This Residences at Westgate community will incorporate
attractive architecture, innovative sign design, and upgraded community amenities all
within a challenging infill parcel. It will serve as a transition project that is a hybrid
between traditional multifamily projects and traditional single-family detached
communities. It will implement the City’s vision for new residential development along
the Glendale Avenue corridor. As stated previously, the proposed density is important in
this location, given the site's convenient access to the Loop 101 and the Westgate
entertainment area.
The formal request is to rezone the approximate 2.47 gross acre (2.26 net) property
from the current A-1 (“Agricultural”) to Planned Area Development (“PAD”).
The proposed community caters to renters who are looking for a hybrid living situation
between traditional multifamily and traditional single-family communities. Traditional
Multifamily projects feature higher density, larger project footprints, communal parking,
neighbors sometimes above and below, and no private open space. This project
provides a multifamily residential community with only 37 units. This project may be
converted to a condominium plat for sale of the units in the future. Each resident will
have private parking adjacent to the townhome. There will be no neighbors living above
or below, and each house will have its own private open space.
Traditional single-family communities are also much larger in size, feature front yards
and larger backyards to develop and maintain, and generally have community amenities
geared toward kids and families. This community will be a small intimate community
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where neighbors will become very accustomed to each other—providing better security
and a greater sense of community. The rear yards will be sized for those looking for an
outdoor space that still allows for low maintenance. And the amenities will feature highly
usable amenities.
The proposed site plan layout shows a single access point to/from Glendale Avenue.
The physical design of the residential development is dictated by the property’s size,
shape, and location. The proposed layout is designed with an emphasis on the
simplicity of a single drive design that will serve buildings on both sides of the drive
aisle. The single drive and the gated design help create that feeling of a small, exclusive
enclave community. The first units are setback a minimum of 32’ from the new proposed
Glendale Avenue right-of-way line to allow for a significant open space/landscape buffer
area that acts as the project’s main focal point and create a sense of arrival into the
community. It also provides a generous landscaped frontage along Glendale Avenue.
Each townhome will include its own one- or two-car garage directly adjacent to the unit
and its own private, fenced-in outdoor rear yard space.
There are two types of lots and three Building Types for this community. The first lot
type is for those who prefer to have a driveway long enough for a car (or two cars in the
case of the two-car garage units). They may desire this to have more use of the garage
space (for things like a home gym/storage) or because they need to park an extra car
on the driveway. This lot type has a 10’ rear yard, which is smaller than the other lots in
the community yet sufficiently sized to accommodate a well-appointed outdoor living
area. This PAD modifies the perimeter setback from 20’ to 10’ for these units. This
reduced building setback is only on the east side next to the church, where a greater
setback is not needed.
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The second lot type shifts most of the front yard area to the rear yard and provides a 20’
rear yard. These units are located on the west side of the overall property and do not
include a full-size driveway but still include the same garage space.
These two lot options create a dynamic streetscape and diversity of lot layout for
residences to choose from.
There are also three types of buildings. The first building type is Building Type A which
consists of four attached 2-story units. Each unit within this building cluster includes a
2-car garage. Each of these units includes 3 bedrooms. The second building type is
Building Type B which consists of five 2-story attached units. Building Type B includes
single and double car garage units. Building Type B includes three 1-car garage units
and two 2-car garage units. The single car garage units have 2 bedrooms, and the 2 car
garage units have 3 bedrooms. Building Type C is similar to Building Type B except the
single car garage units have 1 bedroom and a den versus the single car garage units in
Building Type B which has 2-bedroom units. Access to each individual unit is from the
main private drive aisle. Each of the 37 two-story units include individual private rear
yards. Each of the building clusters are separated by a minimum 10’ open space area.
Ample parking is provided for the overall site. As mentioned, each unit in the buildings
along the east side all have a garage and driveway to allow for personal and/or
individual guest parking. The 2 car garage units provide two garage spaces and 2
driveway parking spaces, and the 1 car garage units provides one garage space and 1
driveway parking space. Their guests may park in their driveway when visiting. On the
west-side buildings, each unit also has garage parking space for their personal use.
The overall project proposes 37 units and provides 98 spaces of which 9 are specifically
designated as common guest spaces. This is sufficient parking for tenants and guests.
Consistent with the high-end living experience being created, each unit will have a
private garage, a private backyard, and a balcony. In addition to each home’s private
outdoor yard space, the project will also include community amenities. The amenities
will include a nicely landscaped community entrance, sport court, children play station
area, dog park, pool, and BBQ area with gathering space with seating, and a centralized
common open space. A pedestrian pathway is provided along the west side of the drive
aisle that goes from north to south and connects to Glendale Avenue sidewalk. The
pedestrian pathway also provides connections to the internal amenity areas.
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Representation of dog park
Representation of pool area
Representation of sport court
This PAD also modifies the parking space dimensions. The community will provide
sufficient parking spaces for owners and guests. This slight reduction allows for more
open space %. The City’s standard for parking spaces is 10’ x 20’. We seek to reduce
the width from 10’ to 9’ and the length from 20’ to 18’. Our office conducted a parking
dimension analysis of 13 jurisdictions and found only one jurisdiction still has 10’ x 20’
parking dimensions (City of Glendale). All the other jurisdictions surveyed allowed
either 9’ or 8’-6” wide parking spaces and allowed 18’ to 19’ parking space depths.
When consideration is given to the odd shaped parcel, the need to provide sufficient
parking for tenants and guests, and the many jurisdictions that use 9’ by 18’ parking
space dimension, the requested parking size is justified.
This private multifamily residential community includes a gated entry flanked by large
landscape tracts on each side of the main drive to create a sense of arrival and
community identity. The large landscaped open space areas include trees and other
landscaping to create an attractive entry drive. The Plan identifies an 8’ high decorative
theme wall, tapering down to 6’ high, being placed approximately 38’ north of Glendale
Avenue property line. The entry gate will be electronically controlled through a weighted
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sensor in the drive aisle and automatically open when a vehicle approaches. The City’s
Street Transportation Department shall review and approve the gate access control
design and gate opening mechanism. The entrance is designed to allow vehicles to turn
around and return to Glendale Avenue if they cannot gain entry.
E.
PAD FINDINGS
The section below identifies how the proposed project meets the statements within
Section 5.901 of the City of Glendale’s Zoning Ordinance, related to the intent of the
PAD district:
A.
Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.
This infill development makes effective use of a narrow and difficult parcel. Its
single driveway will accommodate the 37 units that will use it. And by bringing all
residents through the single driveway, it will cultivate a sense of community and
security—as residents will better recognize one another.
The project incorporates different front setbacks on the east and west side, which
creates variety in the streetscape. Additionally, the site design features open
spaces along the drive, to add variety and beauty to the driveway.
B.
Encourage residential development to provide a mixture of housing types and
designs.
Unlike larger multifamily projects, this project provides a hybrid community that
functions more like a small single-family community but has the conveniences
and amenities of a multifamily project. Additionally, within this community, there
is a mix of building type and lot type, which provides options to future residents.
There are two major house sizes and a variety with driveway and backyard sizes.
We find that this type of product and community is currently undersupplied in
Glendale. For a City’s housing supply to be sustainable, a variety of different
housing products and communities is important. This proposal would provide a
high-end townhome community for the segment of the market looking for such a
product—and we believe the size of that segment is significantly growing at this
time.
C.
Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses.
This type of development is currently not being provided in this area of the city.
This townhome residential community provide the City another housing option
and one that is compatible with the adjacent land uses and surrounding area. As
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mentioned, this project provides a product and at a density that in needed in this
area of the City.
D.
Provide a process which relates the urban design and scale of project to the
unique characteristics of the site.
The subject site is a challenge due to its size and the existing developments on
all sides. However, the developer has created a product that will work well within
the long and narrow site and creates a unique residential community on a
challenging infill property.
Greater buffers have been added on the west side of the site, adjacent to the
single-family lot. Although this lot is a prime candidate for similar redevelopment,
our project assumes that it will not redevelop and provides adequate buffers. The
north end of the project has its own built-in buffer because of the canal and
community open space. The reduced buffers are on the east side next to the
church, where the same sensitivities do not exist.
Buildings heights have also been limited to two stories, which fits the scale of the
area.
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.
This subject site is an infill site and most of the infrastructure adjacent to this
property already exists. The property will be developed with 37 residential
townhomes in a cohesive setting. Each of the 37 two-story units include
individual private rear yards. Each of the building clusters are separated by a
minimum 10’ open space area. In addition to each home’s private outdoor yard
space, the project will also include community amenities such as, sport court,
dog park, pool, and BBQ area with gathering space with seating, and a
centralized common open space.
F.
Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
See General Plan Amendment request section in this narrative.
The Residences at Westgate residential community will be a unique and
positive addition to this area by providing a different style attached homes that is
both vibrant, market responsive and compatible with other residential uses in the
area. Residences at Westgate is an appropriate transition from the existing 6-
lane arterial street south of the Site to the residential community to the north and
will be compatible with the residential development north and west of the Site.
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F.
LIST OF USES
The following list of uses is intended to define authorized Permitted Uses, Uses Subject
to Conditions, Uses Subject to Conditional Use Permit and Accessory Uses within the
Residences at Westgate PAD.
Permitted Uses.
A. Single residence dwelling.
B. Multiple-residence dwellings.
C. Boardinghouse.
D. Public schools, parks, and playgrounds
Uses Subject to Conditions.
A. Public utility facilities required for local service, provided that there are no offices,
maintenance facilities, outdoor storage, or full-time employees related to the site.
B. Adult Care Homes, Juvenile Group Homes, Group Homes for the Disabled and
Supervisory Care Facilities, subject to administrative review as described in
Sections 7.501 and 7.502.
C. Wireless communication facilities, subject to Section 7.600.
Uses Subject to Conditional Use Permit.
A. Child care center or home child care center.
B. Churches, on property located at the intersection of two (2) collector streets or
fronting or siding on an arterial street.
C. Private schools, on property located at the intersection of two (2) collector streets
or fronting or siding on an arterial street.
D. Nursing homes.
E. Home Occupations (Class II): See Section 7.304.
Accessory Uses.
Uses which are customary and incidental to the principal use of the property. All
accessory uses are subject to Section 7.300.
A. Fences and walls. See Section 7.201.
B. Garages, carports, or enclosed storage.
C. Swimming pool, recreational facilities, or laundry facilities.
D. Satellite earth station.
E. Amateur radio tower.
F. Home Occupations (Class I): See Section 7.300.
G.
DEVELOPMENT STANDARDS
The purpose and intent of the Development Standards is to define the development
standards of this townhome residential community that will provide compatibility with the
surrounding environment and opportunities for a high-quality project through common
and compatible standards.
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Development Standards Table
R-3 Development
Standards
Proposed PAD
Development
Standards
Minimum Net Lot Area
6,000
6,000
Minimum Width
60
60
Minimum Depth
94
94
Minimum Perimeter Setback –
North and East
20 (2)
10 (4)
Minimum Perimeter Setback –
West
20 (2)
20 (4)
Minimum Perimeter Setback –
South
20 (2)
25 (4)
Maximum Density Gross Acre
16
16
Minimum Open Space %
30
30 (3)
Maximum Structure Height
30 (1)
30 (1)
Maximum % Lot Coverage
50%
50%
Parking spaces size
10’ x 20’
9’ x 18’
Maximum Number of Units
37
(1)
Two story maximum for principal buildings, refer to Section 7.300 for
accessory buildings.
(2)
Setbacks increase 1 foot to 1 foot ratio for buildings over 20’.
(3)
Open Space is defined as: An area that is intended to provide light and
air and is designed for either environmental, scenic, or recreational
purposes. Open space includes, but is not limited to private rear yards,
lawns, decorative planting, walkways, active and passive recreation
areas, playgrounds, fountains, swimming pools, perimeter landscaping,
plazas, and rooftop amenities.
(4)
Bay windows, roof overhangs, and entertainment centers may project 2’
into the side or rear yards for a horizontal distance not to exceed 10’,
except where contiguous to a driveway.
The private open space requirement for individual units in R-3 multifamily district is a
minimum of 125 square feet. The minimum private open space requirement is being
exceeded for each unit by providing individual private rear back yards for each unit. The
minimum private yard is 160 square feet in area. It should be noted that in addition to
the individual private rear yards the community also provides a larger common open
space area with enhanced amenities. Each of the proposed 2 car units will also include
2 private balcony spaces with a minimum of 60 square feet in the back balcony and 80
square feet in the front balcony. This amount of private patio space is adequate space
for outdoor furniture, without becoming large enough to encourage unsightly resident
storage. Furthermore, this community is proposing a minimum of 30% private/public
open space. This amount of open space is beneficial to the community as a whole and
supports more resident interaction in the amenity areas.
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H.
DESIGN GUIDELINES
Careful consideration has been taken into the design and layout of Residences at
Westgate residential parcel to ensure compatibility with the adjacent residential
communities. Residences at Westgate offers future residents an intimate sense of
community and opportunities to interact together as neighbors, via thoughtful
community design, and home orientation to the central amenity.
The attached “Conceptual Representations” are illustrations of how the multifamily
residential and site plan may be developed. It is anticipated that the project will be
developed in a single phase and subject to the City’s normal Design Review process.
All buildings shall be designed with 4-sided architecture and share common
architectural elements. The design team has kept consistent with the goal of creating a
unique residential community that uses various materials, colors, and architectural
features to break up the building massing.
Residences at Westgate is designed as a community with landscaped open space
areas and amenities to provide residents with an appealing, active environment to play,
relax, and socialize with each other. The layout and design of Residences at Westgate
creates an attractive development that faces all lots on this property inward onto the
property’s internal loop street and open space.
Building Design
All multi-family residential buildings will conform to the City of
Glendale’s Residential Development and Design Manual, except
as modified by this PAD.
The attached “Conceptual Representation…” examples are
representations intended to illustrate and establish a level of quality
which will be the benchmark against Design Review. While the
applicant may submit elevations, which differ in some ways from
the representations shown in this PAD submittal, the intent of the
submittal exhibits is to establish a level of foundational quality.
Materials
Approved exterior wall materials include the following list, unless
otherwise expanded with approved by the Planning Division:
• Common clay brick
• Granite
• Marble, or other natural stone
• Tile cladding
• Concrete masonry unit (provided that surfaces are integrally
colored, painted, stained, or have attractive exposed
aggregate which must be approved as to color and texture)
• Architectural metal
• Stucco or plaster (synthetic systems simulating stucco or
plaster are permitted)
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• Concrete, pre-cast or poured in place
• Glass
• Metal panels and/or trim
• Metal and composite panels
• Metals (polished and rusted)
• Perforated metals and meshes
• Stucco
• Exposed finished structural steel
• Stone
• Masonry
Green-Screen or Green walls including trellises to reduce
excessive radiant heat in pedestrian areas.
Any pitched roof structure shall use concrete tiles or “pre-finished”
metal roofing or other acceptable material as approved by Planning
Division. Flat roofs shall be non-reflective material (minimum SRI of
78 for non-occupiable roof patios).
Amenities
This development will provide the following:
• A garage shall be provided for each unit
• Front porch and/or balcony shall be provided for each unit
• Each unit shall include a private rear yard
• Child tot lot area
• Pool
• Sport Court
• Seating area for gathering
• Barbeque
• Ramada
• Dog Park
• Grassed Activity Area with Seating
Other form of amenity may be used instead of any one of the
above as administratively approved by the Planning Division.
Paving
Materials
Design
Pedestrian crossing area shall have a different color, texture or
material to define these areas with one of the following methods:
• Stamped concrete or asphalt
• Interlocking concrete pavers
• Stained concrete
• Integral colored concrete.
• Or other acceptable method as approved by the Planning
Division.
• All materials within the Pedestrian crossing shall meet ADA
requirements and may not create a significant noise issue
with vehicle traffic.
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Walls/Fences
Thematic wall and/or fence shall be utilized along Glendale Avenue
to provide a cohesive project as approved by the Planning Division.
Up to 8’ tall wall is permitted. Approved wall materials include the
following list, unless otherwise approved by the Planning Division:
• Metals, wrought iron, view fencing, steel tube (polished and
rusted).
• Perforated metals and meshes.
• Architectural masonry products as CMU, integral color CMU,
textured CMU.
• Architectural masonry bricks and veneers.
• Architectural metal works, stand alone or integrated into
masonry walls.
• Stucco or synthetic applied to all exposed surfaces of
masonry CMU.
•
Poured in place concrete works.
Lighting Design
All lighting shall comply with Section 26.5 Outdoor Lighting
Controls of the City of Glendale’s Municipal Code.
All exterior lighting on the site is to be shielded from view of the
light source off-site to the extent feasible. Parking lot fixtures and
wall lights shall not exceed 25’ in height.
Main Project
Entry Point
Main project entry point shall be created to convey the identity of
the development. The main project entry point shall be designed as
part of the overall development and shall be part of the Design
Review application when submitted to the City for review and
approval.
I.
LANDSCAPE CONCEPT
The landscape plan uses plants that are low water use and consistent with the
proposed architectural character of the homes. Drought resistant plants and trees will
be the predominant materials used in the overall landscape design for entry areas and
streetscape using colorful accent materials incorporated in open space areas and other
featured spaces. Some turf will be used in landscape tracts to also create an oasis feel
in certain featured locations. Streetscape standards along Glendale Avenue are
designed as an integral part of the project’s landscape theme and include plant
materials compatible with the City’s Street Landscape Program and Landscape
Ordinance.
An 8’ high decorative theme wall tapering down to 6’ high will be located along Glendale
Avenue frontage.
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Landscaping along Glendale Avenue frontage and Site Entrance.
The entry into the site shall be clearly identified as the project’s entry point with the use
of landscape materials in conjunction with community signage. This may include
increased plant massing, themed plant species as well as site walls consistent with the
project. This may include native trees, with shrub accent and groundcover plantings,
landscaped mounds, site walls and signage. A minimum 25 feet landscape setback
shall be provided along Glendale Avenue, drive aisle/driveway, sidewalks, and/or
turnaround may encroach into the landscape setback.
Our design intent for the Residences at Westgate is to create a formal landscape design
to follow the design ques predominant in the residential structures. We have chosen
regionally appropriate plant material to create strong visual appearance using bold
textures and contrasting colors. Desert museum palo verde trees have been used along
the Glendale Avenue street frontage because of the artistic branch structure.
Internal Landscape
Chinese elm trees have been selected internal to the site because of the high canopy
that allows for ease of movement around the drives and walkways. Shrubs and ground
cover have been carefully selected to create interest and year-round color. High-use
open spaces include small pockets of turf while lesser-use open space areas have open
granite areas with interesting vegetation to ensure there is a sense of openness about
the community.
Perimeter Landscape Setback
A minimum of a 5-feet-wide landscape setback shall be provided along the north
property line. A minimum 10 feet wide landscape setback shall be provided along the
west and east perimeter sides, except if a rear yard or amenity area is proposed.
Hardscape
A mixture of different hardscape and paving materials shall be integrated into the site to
emphasize key focus areas. These areas may include major vehicular entrances,
pedestrian crossings, and/or pedestrian plazas. Architecturally themed signage, screen
walls and decorative elements will be selected to integrate with the overall character of
the development.
J.
INFRASTRUCTURE and IMPROVEMENTS
Transportation:
Residences at Westgate is located on Glendale Avenue, which an arterial roadway
with six lanes and a center median. The arterial street and freeway network already exist
in the area. The proposed site plan layout shows a single access point to/from Glendale
Avenue. A hammerhead turnaround is provided at the north end of the site. An internal
pedestrian walkway and connection to the City’s sidewalk network.
Right-of-way:
Glendale Avenue is currently a 55-foot half street right-of-way. The City is requesting
an additional 10-foot dedication for a total of 65-feet half street right-of-way. All street
Page | 25
improvements with follow the City of Glendale requirements. The pedestrian sidewalk
network exists on Glendale Avenue adjacent to the property. Sidewalk and required
street improvements for the north half of Glendale Avenue adjacent to the site will be
done when development occurs. Final half-street improvements, which may include
streetlights, will be submitted to the City for Design Review.
Grading and Drainage:
Grading and drainage will be submitted as part of the Design Review submittal and shall
meet all City of Glendale requirements, including the 100-year-2 hour storm
requirements.
Water and Wastewater:
Water and wastewater infrastructure requirements will be determined at the time of the
Design Review for this development. The project site is located by existing City of
Glendale water and wastewater systems. Any such improvements will be designed and
constructed in accordance with City Design Standards and Policies.
K.
SIGNS
All signage shall comply with the City’s Zoning Ordinance, Section 7.100-7.110.
L.
PHASING PLAN
The intent is to develop this community in one phase. Forecasting the pace is
challenging because it depends upon market conditions. However, all needed off-site
and on-site improvements will be constructed as approved by the City. These
infrastructure improvements will provide proper access to streets, pedestrian routes,
water, and sewer connections into the City system, on-site storm water retention, and
perimeter streetscape improvements adjacent to the parcel.
M.
AMENDMENTS
The following provisions are intended to provide criteria for Administrative
Interpretations and for the determination of a Major Amendment or Minor Amendment.
Administrative Interpretations
On occasion, it may be necessary to request a formal or informal interpretation from the
City of Glendale Planning Administrator related to the implementation and/or
interpretation of the project intent, use, or development standards as may be applicable
to the interpretation of the provisions of the City of Glendale Zoning Ordinance or to the
interpretation of the intent of narrative descriptions/statements contained in this PAD
application. Such requests for interpretation to these provisions will be made in written
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form to the City of Glendale Planning Administrator, or his/her designee, by the property
owner.
Major Amendments
A Major change is a substantial alteration to the “List of Uses” or increase in density of
the Property as set forth in this PAD, as deemed to be substantial by the Planning
Administrator
or
his/her
designee.
Major
Changes
shall
comply
with
the
procedural/public hearing requirements set forth in City of Glendale Zoning Ordinance
and State Statute.
Minor Amendments
The City of Glendale Planning Administrator or his/her designee may allow minor
changes to the PAD, provided that such proposed changes do not rise to the level of a
major change as outlined above. Minor Amendment shall be acted upon
administratively by the Planning Administrator, or his/her designee. Unless otherwise
required by law, those changes determined to be minor by the City shall not require
public notice or public hearings. The following items shall be considered as minor
changes to the PAD:
• Any alterations to the PAD narrative which do not directly impact the health,
safety and welfare for any adjacent property owner or that of the general public
as determined by the Planning Administrator, or his/her designee;
• Changes or modifications in setbacks by less than 15% of the required
development standard in order to accommodate for unique circumstances or
specific site constraints, so long as the change does not conflict with the City of
Glendale Building Code;
• Any analogous interpretations of the List of Uses of the property as set forth in
the PAD, as determined by the Planning Administrator or his/her designee;
• Other changes not identified above, but deemed appropriate by the Planning
Administrator, or his/her designee, as long as the change does not impact the
general health, safety, and welfare of the residents of the City of Glendale and
does not impact the overall intent of the approved PAD.
Upon the approval of any proposed amendment to the Planned Area Development
(PAD), the amendment shall be attached to the PAD as an addendum and shall
become a part thereof.
N
CONCLUSION
The intent of the overall proposal is to provide a residential development that
complements the area while upholding the planning principles and supporting the
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economic goals and objectives of the City of Glendale and nearby Westgate
entertainment and shopping core. The infill site will be transformed into an attractive,
high-quality residential development that will enhance the streetscape appearance with
attractive new architectural designs, open space areas, amenities, and lush landscaping
features along Glendale Avenue.
The overall project will attract residents looking for an enhanced level of living with
on-site amenities. These new residents and their guests will become customers and
patrons of all the nearby shopping, restaurants, and entertainment venues.
We believe this community will be warmly embraced at this location and will be a benefit
for Glendale. The subject parcel is long and narrow and would be difficult for many
developers. The concern for such parcels is finding a developer and community type
that can be successful within those site parameters and maintain the level of quality the
City wants, especially in the shadow of Westgate. The proposed community can
navigate those challenges very well and will deliver a quality product to the City.
O:\INDEX\Glendale Farms LLC\Docs\NARRATIVE-GPA & REZONING (2nd Submittal)(FINAL)_5.15.2023.doc
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Vicinity Aerial
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Existing General Plan
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Proposed General Plan
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Aerial and Zoning Map
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Conceptual Development Plan
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Conceptual Site Plan
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Conceptual Representation of Community Pool Area
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Conceptual Representation of Community Entrance Area
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Conceptual Representation of Community Entry
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Conceptual Representation of Amenities for Residential Community