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Village 83 Multi-Family GPA22-01 and ZON22-01 Planning Commission Hearing – April 28, 2022 George Gehlert Senior Planner Village 83 Multi-Family 2 Requests: • Minor General Plan Amendment from LDR-2.5 to HDR-20. • Rezoning from SR-17 to R-3 Project Size: 5.03 Acres Applicant: Jon/Adam Froke, Froke Urban Planning LLC, for Dorothy Keith and Teresa Zaddack. Vicinity Map 3 CITY HALL SUBJECT PROPERTY 1000’ north of NWC Camelback and 83rd Avenue General Plan 4 Zoning 5 Aerial Photograph 6 Site Plan 7 Site Photo 8 Adjacent Properties 9 Adjacent Properties 10 Adjacent Properties 11 Public Involvement 12 1st Neighborhood Mtg (on-site): 6/21/21 2nd Neighborhood Mtg (virtual): 2/16/22 Mailed Notice: 2 wks advance notice for each Hearing Notices: • Arizona Republic April 6, 2022 • Site posted by April 7, 2022. • Mailed April 8, 2022. CPP Final Report: Attached for review. • Several letters of opposition received. Staff Findings 13 • The proposed development site is within a portion of the community where infrastructure already exists. • Promotes housing variety. • Traffic Statement: At build out, the total traffic volume generated by this proposal would not warrant a right turn decel lane. Staff Findings 14 • The proposal may not be consistent with the Glendale General Plan policies relating to density, compatibility and buffering of adjacent land uses. Staff Findings 15 • Site represents an opportunity for a transitional use between the commercial area to the south and lower density residences to the north & west. • Commission should consider the ability of any new development to provide the appropriate transition and buffering between existing uses and densities. Staff Findings 16 • Adjacent densities range from 3-5 units per acre. The current request of 20 units to the acre may be excessive. • 2-story, townhome style development may be out of character with the adjacent low density residential development. Recommendation 17 Staff would encourage development that is more compatible with the adjacent residential areas (zoned SR- 17 and R1-10). Staff therefore recommends denial of GPA22-01 and ZON22-01. Village 83 Multi-Family GPA22-01 and ZON22-01 Planning Commission Hearing – April 28, 2022 George Gehlert Senior Planner Recommendation 19 Should the Commission wish to recommend approval, Staff encourages: GPA22-01 - Approval at a lower land use density (MDR-3.5 or MDR-5). ZON22-01 - Approval at a lower density zoning classification (R1-8 or R-10) subject also to the following stipulations: Recommendation 20 1. Dedication of additional right-of-way on 83rd Avenue to provide a total half- width of 60 feet shall be made before building permits are issued for any development on the property. Recommendation 21 2. All half-street improvements on 83rd Avenue adjacent to the site must be completed with development of the property. Required improvement standards are determined by the City of Glendale Design Guidelines for Site Development and Infrastructure Construction.