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Legacy Place
Planned Residential Development Narrative
SE & SW Corner of 75th Avenue & Northern Avenue
Glendale, AZ
1st Submittal: August 20, 2021
Northern Avenue
75th Avenue
Frier Drive
2nd Submittal: April 11, 2022
3rd Submittal: May 23, 2022
Received
[23 MAY 2022]
PLANNING DIVISION
i
Legacy Place
Project Team
Developer
Matt Telban (Applicant)
Shea Homes
8800 North Gainey Center Drive
Suite 350
Scottsdale, AZ 85258
602.616.3257
Land Use Attorney
Paul Gilbert
Jeff Blilie
Beus Gilbert McGroder, PLLC
701 North 44th Street
Phoenix, AZ 85008
Phone: 480.429.3000
Engineer/Planner
Paul Haas, PE
Cindy Paddock, AICP
HILGARTWILSON, LLC
2141 East Highland Avenue
Suite 250
Phoenix, AZ 85016
Phone: 602.490.0535
Landscape Architect
Logan Sowers, RLA
Greey |Pickett
7144 East Stetson Drive
Suite 205
Scottsdale, AZ 85251
480.609.0009
Legacy Place
Planned Residential Development
Project Narrative
ii
Table of Contents
1.0
Introduction ......................................................................................................................... 1
2.0
Existing Conditions ............................................................................................................. 2
2.1
Project Location .............................................................................................................. 2
2.2
General Plan Designation and Zoning .......................................................................... 2
2.3
General Plan Conformance ............................................................................................ 3
2.4
Relationship to Surrounding Properties ........................................................................ 3
3.0
Legal Description ................................................................................................................ 4
4.0
PRD Overlay ........................................................................................................................ 4
4.1
Description of Request ................................................................................................... 4
4.2
PRD Development Plan .................................................................................................. 5
4.3
Permitted Uses ............................................................................................................... 6
5.0
Project Design ..................................................................................................................... 7
6.0
Development Standards .................................................................................................... 7
7.0
Residential Design and Development Standards ............................................................ 9
8.0
Architectural Design ......................................................................................................... 14
8.1 Residential Architectural Styles ........................................................................................ 14
8.2 Design Guidelines .............................................................................................................. 15
9.0
Landscape Design, Screening, Walls and Entrance Features ....................................... 19
9.1 Residential Landscape Character..................................................................................... 20
9.2 Residential Landscape Palette ......................................................................................... 20
9.3 Decomposed Granite ......................................................................................................... 20
9.4 Irrigation ............................................................................................................................. 20
9.5 Residential Street and Front Yard Landscape ................................................................. 21
9.6 Signage ............................................................................................................................... 22
9.7 Entrance Features ............................................................................................................. 22
10.0
Phasing .......................................................................................................................... 23
11.0
Circulation and Access ................................................................................................. 23
11.1 Existing Conditions ....................................................................................................... 23
11.2 Proposed Improvements .............................................................................................. 24
12.0
Public Utilities and Services ......................................................................................... 25
12.1 Water ............................................................................................................................. 25
12.2 Wastewater ................................................................................................................... 25
12.3 Drainage ........................................................................................................................ 27
12.4 Services ......................................................................................................................... 27
12.5 Maintenance of Streets and Common Areas.............................................................. 28
Legacy Place
Planned Residential Development
Project Narrative
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13.0
PRD Purpose and Required Findings .......................................................................... 28
14.0
Summary ....................................................................................................................... 30
FIGURES
Figure 1
Vicinity Map
Figure 2
Rovey Farms Development Plan
Figure 3
Existing Zoning
Figure 4
Proposed Zoning
Figure 5
PRD Development Plan
Figure 6
Community Aerial Perspective
Figure 7
Preliminary Landscape Plan
Figure 8
Preliminary Amenity
Figure 9
Amenity Perspective
Figure 10
Residential Architectural Design Concepts
Figure 11
Preliminary Monuments & Signage Plan
Figure 12
Preliminary Wall Plan
Figure 13
Preliminary Wall Details
Figure 14
Preliminary Monument Detail
Figure 15
Residential Entry Rendering
Figure 16
Circulation Plan
Figure 17
Street Cross-Sections
Figure 18
Preliminary Water Analysis
Figure 19
Preliminary Wastewater Analysis
Figure 20
Preliminary Drainage Plan
TABLES
Table 1
Surrounding Property Information
Table 2
Site Data
Table 3
Residential Development Standards
APPENDIX
Property Legal Description and Exhibit
Traffic Impact Study
Existing Irrigation Facilities Exhibit
Wastewater Flow Calculations Table
This document provides many graphical representations of a wide range of options such as amenities, walls,
monumentation and architectural concepts. These graphics may be further refined or amended as the project
continues through the development process, and are not to be regulatory, or indicative of final design elements.
1
1.0
INTRODUCTION
HILGARTWILSON respectfully submits this request to the City of Glendale on behalf of Shea Homes,
(“Applicant”) to rezone approximately 120-gross acres from R1-6 to R1-6 with a Planned Residential
Development (PRD) overlay to facilitate the development of Legacy Place on the Rovey Farms property
(“Project”, “Property”, or “Development”). The PRD overlay will allow new single-family residential
development as part of a cohesive master planned community that spans two jurisdictions - the cities
of Glendale and Peoria. The PRD overlay will allow for development standards and design elements
consistent with the portion of the property in Peoria, all meeting the goal and vision of creating a high
quality development in harmony with the surrounding area.
The overall Legacy Place project will be a well-planned, market driven development that respects its
relationship to surrounding areas, existing roadways and infrastructure through residential product
segmentation related to market area. The development of this historically agricultural property, with a
rich and distinctive heritage afforded by the legacy of the Rovey family will facilitate the area’s
transition to a more urban development pattern. The development opportunity presented by the
consolidation of multiple parcels presents a unique opportunity to activate this evolving area of
Glendale and Peoria by making it an area for new families to reside near future employment areas and
along key transportation routes.
The Project area in the City of Glendale (“City”) is generally bounded by Northern Avenue, 73rd Avenue,
Frier Drive alignment, and 79th Avenue alignment. See Figure 1, Vicinity Map. The Property’s
jurisdiction is currently divided between unincorporated Maricopa County and the City of Glendale,
bisected by 75th Avenue.
The ultimate development plan for Legacy Place also incorporates approximately 346-gross acres
intended for residential, mixed use and industrial/employment uses north of Northern Avenue in the
City of Peoria. The Applicant is processing similar entitlements in Peoria concurrent with the
applications in Glendale. Refer to Figure 2, Rovey Farms Development Plan and below excerpt. Note
that the Development Plan phasing is for the overall project and the Glendale property is to be
developed in Phases II and III in conjunction with the Peoria property.
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Planned Residential Development
Project Narrative
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2.0
EXISTING CONDITIONS
The Property is primarily used for dairy and agricultural purposes with associated fields, livestock
areas, and ancillary uses. 75th Avenue bisects the site. The current use of the Property is incompatible
with existing and planned development in the region. There are no other significant structures or
features associated with the Property. The existing dairy and agricultural operations will continue
unaffected in current form until such time as construction commences on a parcel for development
purposes. At that time the dairy and/or agricultural operations will cease on that parcel.
There are existing SRP electrical lines and irrigation facilities on the Property that will be relocated or
tiled as required at the time of development. See the Existing Irrigation Facilities Exhibit in the
Appendix.
2.1
Project Location
The Property lies along the City of Glendale’s northern boundary with the City of Peoria,
between US 60/Grand Avenue and Loop 101 North. The site is generally bounded by Northern
Avenue to the north, 73rd Avenue to the east, Frier Drive alignment to the south, and 79th
Avenue alignment to the west. The Property’s jurisdiction is currently divided between
unincorporated Maricopa County and City of Glendale within Sections 1 and 2, Township 2
North, Range 1 East, of the Gila and Salt River Meridian, Maricopa County, Arizona. The portion
of the Property west of 75th Avenue is within the jurisdiction of Maricopa County and the
property east of 75th Avenue is in Glendale’s jurisdiction. An annexation application is being
concurrently processed in order to bring the Project area within unincorporated Maricopa
County under the City of Glendale jurisdiction.
2.2
General Plan Designation and Zoning
General Plan
The Project area includes multiple General Plan land use designations. The parcel lying west
of 75th Avenue to the 77th Lane alignment is designated BP - Business Park; the parcel lying
west of the 77th Lane alignment to the 78th Lane alignment is designated MDR 3.5 - Medium
Density Residential (2.5-3.5 du/ac); and the parcel lying from the 78th Lane alignment to the
79th Avenue alignment is designated LDR 2.5 - Low Density Residential (1 - 2.5 du/ac). The
parcel lying on the eastern side of 75th Avenue is designated as MDR 5 - Medium Density
Residential (3.5-5.0 du/ac). A General Plan Amendment will not be required due to the PRD
overlay zoning providing more restrictive regulations and constraints on the Project than the
current R1-6 zoning in the County. The PRD overlay district requires more specific details of
the proposed project related to design elements such as conceptual design of the entry
monuments, perimeter walls and common areas, and house product design criteria in addition
to Design Review approval of the house products. Maricopa County zoning processes do not
require review or approval of the housing products or project design elements and there is no
separate Design Review process for the housing. The multiple levels of detailed design review
ensures that City projects are consistent with the City’s goals, Single Family Design
Expectations and in conformance with the City of Glendale Residential Design & Development
Manual. Maricopa County has no design manual or design review process and no requirement
for approval of any architectural design elements beyond building code regulations.
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Planned Residential Development
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Zoning
The Property is currently zoned R1-6, within both the City of Glendale and Maricopa County
jurisdictions. The requested PRD overlay will permit flexibility in the Project to offer a diversity
of product types and opportunities for multiple market segments and lifecycle housing options
while conforming with all City ordinances and regulations. New housing options support
Glendale's future growth and employment opportunities. In order to support this flexibility and
ensure that the project is compatible with the surrounding area the PRD overlay requires
submittal and approval of architectural design elements at the zoning stage in addition to
conforming with the City of Glendale Residential Design and Development Manual, except as
modified by the PRD. The housing products require further Design Review approval prior to
building permit.
Requiring design elements as part of the zoning submittal and conformance with a Design
Review Manual result in more restrictive regulations for residential projects developed in the
City instead of the County. This benefits the City as it results in a more compatible and
attractive residential project with fewer potential negative impacts and more certainty than
projects developed in the County.
The PRD overlay also allows for development standards and design elements consistent with
the portion of the property in Peoria, all designed with the goal of creating a high quality
development within a cohesive master planned community. Regardless of which jurisdiction
your home is in, the Legacy Place community is focused on open space and amenities which
are located within walking distance of an amenity and linked through an integrated pedestrian
circulation system. Figure 3, Existing Zoning and Figure 4, Proposed Zoning depict the existing
and proposed zoning for the Project and surrounding area.
2.3
General Plan Conformance
The current General Plan designations include residential land uses (LDR 2.5, MDR 3.5, and
MDR 5) and Business Park with the majority of the site being designated residential. The
proposed PRD overlay on the Property will be more restrictive than strict adherence to the
General Plan and the underlying R1-6 currently present in the County while establishing the
desired land use patterns and uses. The design guidelines and development standards
necessary for the envisioned master planned Legacy Place community will establish the
framework for a suburban residential lifestyle while the enhanced landscaping, attractive
streetscapes and integrated pedestrian system are consistent with the goals and policies of
the General Plan.
2.4
Relationship to Surrounding Properties
The Project lies within a strategic area adjacent to a mix of employment uses and existing
single-family residential development that provide the ideal scenario for future growth. The
Project’s location between two major transportation routes provide regional access to and from
the area. The Project and surrounding area’s current General Plan designation, zoning, and
land uses are outlined in Table 1 below.
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Planned Residential Development
Project Narrative
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TABLE 1: SURROUNDING PROPERTY INFORMATION
1Peoria
2Maricopa County
3.0 LEGAL DESCRIPTION
The Property legal description is included in the Appendix.
4.0
PRD OVERLAY
4.1
Description of Request
The existing zoning for the Property is R1-6 (Glendale and Maricopa County) and a PRD Overlay
is requested to amend several of the R1-6 development standards and refine the design
standards. The proposed development standards mirror the development standards in the
approved PAD for the Peoria portion of the community. This is a key component of the PRD
Overlay because the same housing products will be offered in the entire community, regardless
of jurisdiction. These modifications will ensure appropriate flexibility for the development of a
high quality residential community within the larger master planned Legacy Place project.
The intent of the overall Legacy Place project is to create a single cohesive development that
combines a highly desirable residential community coupled with employment generating uses
through development standards that ensure appropriate flexibility for such developments. The
Project will provide for a range of housing opportunities meeting current market demands,
Location
General Plan Land
Use Designation
Zoning
Current Use
Project Site
LDR 2.5 (1 - 2.5 du/ac)
MDR 3.5 (2.5-3.5 du/ac)
MDR 5 (3.5-5 du/ac)
Business Park
R1-6 2
R1-6
Agriculture
North 1
Employment Business Commerce
Public Use
Traditional Residential (2-5 du/ac)
I-2 2
RU-43 2
PAD 1
Large Lot
Residential
Small Businesses
Agriculture
Power Generating
Station
East
Light Industrial
M-1
Agriculture
Small Business
South
LDR 2.5 (1-2.5 du/ac)
MDR 3.5 (3.5 -5 du/ac)
Light Industrial
R1-6 2
M-1
Agriculture
Large lot
residential
Business Park
West
MDR 5.0 (3.5-5 du/ac)
R1-4
PRD
Agriculture
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Planned Residential Development
Project Narrative
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improving the overall character of the area and developing a long-standing dairy property.
Based on the projected sales program for the overall Legacy Place community Phase 1 of the
Glendale portion of the project will include all four lot sizes and offer all housing products. This
differs from the Peoria portion of the community where the first phase will offer only the 40-
foot and 50-foot wide lots.
The Project will be designated as R1-6 PRD. This will allow for a new single-family residential
development that will be a catalyst for a transformative change to the area, near employment
uses and transportation corridors.
Portions of the Project are currently under the jurisdiction of Maricopa County, but within the
Glendale Planning Area, refer to Figure 3, Existing Zoning. Concurrent with the PRD rezone
request the Applicant is seeking annexation of approximately 75-acres zoned R1-6 in Maricopa
County into the City to receive municipal services and bring land within the Glendale planning
area under Glendale jurisdiction. Concurrently, or following annexation, the requested PRD
overlay will be applied to the Property, refer to Figure 4, Proposed Zoning.
4.2
PRD Development Plan
The PRD Development Plan in Figure 5 will be zoned R1-6 PRD. This new single family
residential development will bring transformative change to an area with a long-standing dairy
operation. The development character will be at a scale and density that provides an
appropriate and compatible transition between the planned and existing uses in the Peoria
project area and the surrounding residential development within the City of Glendale. The
character of Legacy Place will reflect a younger Arizona family style with contemporary
materials and simple forms reflecting a fresh community theme. Streets and parks will be well
landscaped and shaded with trees to extend usage through warmer seasons and provide a
prideful, attractive environment for the residents and City. A Community Aerial Perspective of
the Project is illustrated in Figure 6.
The Project of approximately 120-gross acres is planned for two phases as depicted on the
development plan with a maximum of 425 single family lots served by public streets. Phase I
consists of the parcels west of 75th Avenue and Phase II is the parcels east of 75th Avenue.
Proposed lot sizes include 40’x120’, 45’x120’, 50’x120’ and 60’x120’. These lot sizes are
consistent with nearby subdivisions, particularly the more recently approved ones such as the
Alto subdivision to the south and the Ambra subdivision abutting the Project’s western
boundary. The Project minimum lot size is 40’x120’, the Alto minimum lot size is 40’x95’ and
the Ambra minimum lot size is 45’x108’.
The overall residential gross density of 3.5 du/ac is less than the 5.0 du/ac gross density
allowed in the Glendale R1-6 zoning district and less than half of the 8 du/acre gross density
allowed in the Maricopa County R1-6 zoning district. The neighborhoods reflect a traditional
community design focused on homes with private yards, accessible community amenities and
neighborhood open space connections. The conceptual site plan and Table 2, Site Data are
depicted below.
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Planned Residential Development
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TABLE 2: SITE DATA
The Project will be a cohesive addition to the overall Legacy Place Master Planned Community
and will reserve approximately 25-acres for open space. Active and passive open space serving
multiple generations will be provided. Residents will enjoy access to a range of amenities,
shaded play and social areas, passive turf areas for a variety of play pick-up games/sports,
exercising, and play with pets. A community pool will be provided for residents, allowing for
family events and pool parties.
4.3
Permitted Uses
4.3. 1 Principally Permitted Uses
Permitted uses per Section 5.315 of the City of Glendale Zoning Ordinance.
4.3. 2 Uses Subject to Conditions
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Planned Residential Development
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Uses subject to conditions per Sections 5.316 and 5.317 of the City of Glendale Zoning
Ordinance.
4. 3.1 Accessory Uses
Accessory uses per Section 5.3180 of the City of Glendale Zoning Ordinance.
5.0
PROJECT DESIGN
The Project design remains consistent with the overall Legacy Place master planned community and
features a common theme of focused open space. Refer to Figure 7, Preliminary Landscape Plan. The
total open space of area of approximately 25-acres or 21% of the gross Project area exceeds the City
of Glendale open space requirement of 15% in the Residential Design and Development Manual
(RDDM) dated June 22, 2004. Useable open space includes recreational facilities, pedestrian trails,
gathering spaces, active and passive amenities and improved retention areas. A minimum seventy
percent (70%) of the total open space will be useable open space. Entry points with landscaped
medians and distinct monumentation create a sense of arrival in the neighborhoods. Open space and
amenities are centrally located within walking distance of all homes for residents to enjoy. The
proposed primary recreation facility is the same within both jurisdictions, offering multi-generational
recreational amenities including a community pool, shaded seating, outdoor kitchen, play structures,
bocce ball, corn hole, and turfed fields. Active open space areas will incorporate a range of
recreational facilities. Retention areas will be landscaped. See Figure 8, Primary Amenity exhibit and
Figure 9, Primary Amenity Perspective exhibit. Open space and amenities will be maintained by the
Homeowner Association (“HOA”). Exact open space uses, sizes, locations and facilities within each
parcel will be determined at the time of platting.
Legacy Place residents will enjoy meaningful interaction and enhanced quality of life through the
pedestrian circulation system and multiple amenity areas. Integrated trails and sidewalks link all
neighborhoods providing connectivity to open spaces and non-vehicular access to all recreation
amenities and adjacent property. Recreation areas and open spaces are within walking distance of all
homes and have been designed to enhance community safety and security through careful design and
siting. Recreation area safety will be further enhanced with lighting.
The community will offer 425 single family lots in two phases with a range of lot sizes from 40-feet to
60-feet wide and lot areas from 4,800 square feet to 7,200 square feet. Each phase will have two
points of access. Phase I in Glendale will have primary access from the 79th Avenue alignment on
Northern Avenue, which has been shifted to the east to line up with an internal collector that runs
through the overall Legacy Place Peoria residential area. A second access is planned along 75th
Avenue, which will align with the primary access for Glendale Phase II, creating a sense of community
and connectivity between the two phases, which are separated by 75th Avenue. A second access to
Phase II will be provided from 73rd Avenue along the Project’s eastern boundary.
6.0
DEVELOPMENT STANDARDS
Development Standards are based on the City’s R1-6 zoning district. Deviations from the code are
noted below in bold text. See Table 3, Residential Development Standards below.
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Planned Residential Development
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TABLE 3: RESIDENTIAL DEVELOPMENT STANDARDS
RESIDENTIAL DEVELOPMENT STANDARDS
REGULATION
BASE
R1-6 ZONING
DISTRICT
PROPOSED
R1-6 PRD
MIN. NET LOT AREA (sf)
6,000
4,800 4
MIN. LOT WIDTH (ft)
60
40
MIN. LOT DEPTH (ft)
100
120 4
MAX. LOT COVERAGE (%)
40
55
MAX. STRUCTURE HEIGHT (ft) 5,6
30
30
SETBACKS
FRONT (ft)
15-20 1
10-18 3
REAR (ft)
20
15
SIDE (ft)
5 & 10 2
5 & 5
STREET SIDE (ft)
10
10 7
1 15 feet to living area, 20 feet to garages or carports
2 Minimum 15 feet separation between building on adjacent lots
3 10 feet to living area or side-entry garage, 18 feet to front-facing garage
4 4,600 sf for lots fronting street knuckle or cul-de-sac
5 Maximum flagpole height for model home complexes is 60 feet
6 Two story maximum, refer to Section 7.300 of the Glendale Zoning Ordinance for accessory
buildings
7 10' Setback unless a minimum 10' wide landscape tract is provided in which case the 10’ street side setback does not apply
and the 5’ side setback will apply
The proposed development standards modifications support housing diversity and are necessary to
develop a high-quality and diverse mix of housing products while providing neighborhoods with ample
open space and a range of active and passive recreational opportunities for all ages. As discussed in
Section 5.0 above, the Project provides 21% open space, which exceeds the minimum 15% required
and almost ¾ of it is useable. The proposed development standards are also consistent with the
development standards in nearby recently approved communities.
The proposed minimum lot area is 4,800 square feet and the average lot size is approximately 5,690
square feet. The minimum lot area is less than the base R1-6 zoning district however due to the range
of lot sizes and significant amount of open space the Project density at 3.5 du/acre is less than the
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Planned Residential Development
Project Narrative
9
base R1-6 district at 5.0 du/acre or the County R1-6 zoning at 8 du/acre. The Project is also providing
a significant upgraded amenity package at the request of the district Councilwoman. The amenity
package now equals the amenity package of the Peoria portion of the community and includes inter
alia a community pool, outdoor kitchen, play structure and game courts even though the project in
Peoria has more lots using these same facilities. The lot sizes reflect the desires and demands of
current homebuyers with lot depth increased from the base zoning to provide more rear yard space
for personal recreation while reducing the front yard setback to minimize yard maintenance. The
overall Legacy Place community is designed to provide housing opportunities for multiple buyer
segments - first-time buyers, growing families looking to relocate into a larger home within a modern
community, and empty nesters. Given the project’s unique location within the central metropolitan
area while being close to employment and transportation, significant interest from buyers desiring
quality housing that fits their lifestyle at an accessible price point is anticipated and the lot mix is
reflective of this demand. Housing options within an upscale, highly amenitized community that offers
innovative homes are highly desired.
Modifications to lot dimensions reflect the evolution of the homebuying market. Proposed
modifications to front yard setbacks for livable area and side entry garages allow for more forward
living space and provide for additional variation in the street scene. Decreased street side yard
setbacks adjacent to 10-foot minimum landscaped tracts acknowledge that the separation function is
achieved by the minimum 10-foot tract and 5-foot setback resulting in 15-feet of separation, which
exceeds the 10-foot street side setback requirement. Increasing the lot coverage allows for more
product diversity with single-story options and accessory rear-yard structures. The Project development
standards modifications mirror the approved development standards in the Peoria portion of the
community.
7.0
RESIDENTIAL DESIGN AND DEVELOPMENT STANDARDS
The Project shall conform to the City of Glendale Residential Design and Development Manual (RDDM)
dated June 22, 2004 except as modified per this PRD. These modifications are necessary to allow
design flexibility for the development of a quality residential community that provides diversity in
housing opportunities and maintains consistency with the Legacy Place residential neighborhoods in
Peoria while meeting current market demands.
A. Small Lot Development
1.1 Lot Layout
1.1.1 At a minimum, setbacks are to conform to the applicable Zoning District.
Modify Standard
Justification: The rezone request to a PRD overlay includes modified setbacks to create diversity in
housing opportunities and maintain consistency with the Legacy Place residential neighborhoods in
Peoria.
1.1.2 At a minimum, lot width and depth are to conform to the applicable zoning district.
Modify Standard
Justification: Modified R1-6 PRD development standards set forth by this Project allow for modified lot
width and depth to create diversity in housing opportunities.
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Planned Residential Development
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1.1.7 Orient lots to allow the creation of courtyards to capture views and allow for other design
opportunities on the site.
Modify Standard
Justification: The intent of this standard will be satisfied through multiple options in the architectural
design of the homes. Front elevations must incorporate a combination of the following design
elements sufficient to achieve overall architectural design goals of function and visual appeal:
•
Front elevation outdoor living spaces, such as a front porch, patio or entry courtyard.
•
Modern roof forms such as sloping roofs with gables and hips or flat parapet masses.
•
A signature architectural or design element that provides a unique identity to the home, such
as a focal front entry, detailed window treatment and articulation, or unique garage door
design or treatment.
1.1.8 Lots backing onto collector streets should be at least 5 feet deeper and lots backing onto arterial
streets should be at least 10 feet deeper than the minimum lot depth required by the Zoning District.
Modify Standard
Justification: Lots backing onto collector streets and arterial streets should be at least 5-feet deeper
than the minimum lot depth required by the PRD District or enhanced landscaping will be provided
abutting arterial and collector streets to meet the intent of this standard.
1.1.10 Stagger the rear yard setback when a row of lots backs to an arterial or collector street.
Delete Standard
Justification: Varying buffer depths and the natural diversity of the homes will meet the intent of this
standard.
1.1.11 Stagger the front yard setback to living area by 3 feet or more on adjoining lots and a range of
6 feet or more on the same block.
Delete Standard
Justification: The diversity created by varying building footprints and limiting the same floor plans
across the street or adjacent will meet this intent of this standard.
1.1.12 Locate the garage door a minimum of 5 feet back from the living area. Increased depths for
recessed garages are encouraged.
Delete Standard
Justification: The intent of this standard will be satisfied through multiple options in the architectural
design of the homes:
•
Garage doors are an important architectural element of the home. Design treatments
such as stepping back garage doors from the main front elevation, splitting up garages,
articulating garage doors, and creatively addressing where cars are parked not only
help minimize the dominance of the garage, but also incorporate the garage as a
meaningful component of both the building and the streetscape.
•
The architectural design of garage doors must contribute to a visually interesting street
frontage.
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Planned Residential Development
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•
Garage door treatments should reflect the architectural style of the home.
•
A variety of compatible garage door designs must be utilized throughout an individual
neighborhood block to contribute towards streetscape diversity.
• All garage doors must be recessed a minimum of 6” from the face of the exterior of the
garage wall. Pop outs may not be used to achieve the 6” recess.
1.1.18 Corner lots are to be at least 5 feet wider than the minimum lot width required by the Zoning
District with a minimum 6 foot wide landscape tract.
Delete Standard
Justification: All corner lots will abut a minimum 10-feet wide landscape tract meeting the intent of
this standard without a 5-feet wider lot. If a minimum 10-feet wide landscape tract is provided the
street side setback does not apply and the 5-feet side setback will apply.
1.1.19 Design lots so that no more than six lots are placed in a row backing onto an arterial or collector
street before there is a change in the lot pattern, streetscape, or break in the open space.
Modify Standard
Justification: This standard may be met by a variation in the lot shape/pattern or a 3-feet minimum
offset every 6th lot in the perimeter wall.
1.1.20 Provide a mix of lot widths on a single block to create a diverse street appearance. Lot widths
should vary a minimum of 5 feet or more when adjacent to each other.
Delete Standard
Justification: Streetscape diversity will be met by varying home products and variation in the external
styles, colors and landscaping.
1.1.21 Position lots so that the majority of the homes have direct access from the front or rear of the
lot to open space areas. This could be achieved by lots backing up to lakes, golf courses, parks, etc.,
or front yards facing a neighborhood park separated by a local street.
Delete Standard
Justification: While there are some homes that are adjacent to or fronting open space ample
pedestrian connectivity is planned to provide access to community amenities and open space for all
homes.
1.1.24 Provide a minimum of 20 feet from the property line to the face of the garage when a detached
sidewalk is provided.
Modify Standard
Justification: Provide a minimum of 18-feet from the property line to the face of the garage.
1.1.27 Provide a mix of driveway orientations to include straight, angled, or side entry so that no more
than 75% of the drives are straight.
Delete Standard
Justification: Streetscape diversity will be met by varying home products and variation in the home
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siting and garage options and driveways shall be enhanced. Enhancement options may include
exposed aggregate, stained or integral color, contrasting bands or textures, stamped concrete, paving
blocks, planting cutouts, or similar treatments.
1.2 Street Layout
1.2.5 When developing adjacent to arterial roadways, provide a minimum of two arterial street access
points at quarter-mile and half-mile locations. Provide additional access points, when appropriate, to
eliminate the need for the majority of residences located in a square mile to use only one or two
streets for ingress and egress.
Delete Standard
Justification: Due to the narrow, rectangular shape of the community and the limited access nature
of Northern Avenue, access points have been limited as requested by City staff.
1.2.7 Limit straight neighborhood streets to a maximum of 600 feet and cul-de-sacs to a maximum of
400 feet.
Modify Standard
Justification: Due to the narrow, rectangular shape of the community and in order to minimize the
number of turns and loops that interior residents have to drive through to get to their destination
block lengths on local streets shall not exceed one thousand (1,000) feet in length unless it includes
a curve and straight streets that exceed six hundred (600) feet in length shall provide a curvilinear
design, intersecting street, or traffic calming measure, or as otherwise approved by City staff. .
1.2.11 Provide landscape islands with prominent landscaping into the design of cul-de-sacs. The
required turning radius for Fire Department access is required to be provided within the landscaped
cul-de-sac.
Delete Standard
Justification: There are only two cul-de-sacs in the community and the landscaped streetscape will
meet the intent of this standard. The required turning radius per City of Glendale Standard Detail G-
954 for Fire Department access shall be provided.
1.2.12 Incorporate traffic calming devices such as roundabouts, landscape islands or medians,
chokers, raised intersections and/or raised crosswalks on collector streets to reduce the potential
speed of traffic and at main intersections or thoroughfares where a signal or stop sign is not provided.
All proposed traffic calming measures are to be reviewed and approved by the Fire and Transportation
Departments.
Modify Standard
Justification: Traffic calming on collector streets will be provided through the inclusion of a curvilinear
design and several traffic chokers located on long straight streets as approved by City staff. The
collector street west of 75th Avenue will utilize a 60-foot wide section with 11-foot wide travel lanes
for enhanced traffic calming. Traffic chokers will be located where open space abuts at least one side
of the street.
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1.2.18 Provide a landscaped area with bench seating, shade structures, etc. or landscape feature
within a minimum area of 50’ x 50’ at the intersection of local or collector streets with an arterial
street. The landscape area or feature shall be located on one or both sides of the entrance.
Modify Standard
Justification: Provide entry monumentation, seating areas or enhanced landscaping at the
intersection of arterial streets.
1.3 Parking
1.3 Install parking nodes throughout a neighborhood to ensure that residents are not impacted by
excessive on-street parking. Carefully disperse the parking nodes throughout the development to
provide all dwelling units reasonable access to guest parking. The location of parking nodes shall not
block or interfere with open space areas. Parking nodes may also be located within cul-de-sac islands.
Delete Standard
Justification: On street parking and on lot parking will be provided so separate parking nodes are not
necessary.
1.4 Streetscape
1.4 The width of the planting strip adjacent to the local street is to be 5 feet wide to allow the trees,
when full grown, to provide a canopy over the sidewalk. A minimum of a 4 foot wide sidewalk is
required.
Modify Standard
Justification: Local streets will have 50-feet of right-of-way including a 5-foot wide attached sidewalk
and 4-foot landscape strip as requested by City staff.
1.6 Walls and Decorative Fencing
1.6 A decorative masonry perimeter theme wall with a minimum height of 8 feet and width of 8 inches
is required.
Modify Standard
Justification. The perimeter theme wall varies from 6-feet and 6 inches to 8-feet and 8 inches in height
with columns, see Figure 12, Wall Details.
1.7 Landscape
1.7 A landscape tract with a minimum width of 30 feet is to be provided along all arterial streets.
Modify Standard
Justification: A 10 to 20-foot landscape tract will be provided along arterial right-of-ways and enhanced
landscaping is proposed fronting arterial streets to meet the intent of this standard.
4.2 Lighting
4.2.3 Street-lamps located in the 5-foot landscape border between the street and sidewalk.
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Delete Standard
Justification: Street lighting will be installed per City lighting requirements.
8.0
ARCHITECTURAL DESIGN
Building architecture plays an important role in creating the backdrop for the public spaces
and the streetscape within Legacy Place, but is equally important in establishing the overall
community identity. Architecture will promote core values that place strong emphasis on
function, durability and visual appeal.
Function: Home designs will be based on simple building blocks and roof forms that have a
direct relationship to internal functionality. Homes will be designed with a strong street
orientation including porches and/or front entries designed to foster community and
neighborliness and social interaction among community residents. Shade elements will be
thoughtfully integrated to provide protection from the desert sun.
Durability: Building articulation, materials, landscaping and color schemes will have a
relationship to the Arizona desert and be selected to create a sense of timelessness within the
community.
Visual Appeal: Modern design elements and architecture with a local flavor will be
complimented by well-articulated public spaces including porches, and patios, or entry
courtyards with meaningful front door design, and thoughtful design and material selection for
garage doors. Minimal setbacks will be utilized to promote a compact, walkable neighborhood
and landscaping will play an important role in creating the overall vision for each home, street
and neighborhood. Neighborhoods may include a mix of single story and two story homes to
provide diversity in the street façade.
This approach to architectural direction will apply to all residential structures, including
recreational facilities. It is envisioned that this more honest approach to core architectural
values will create a unique and refreshing persona for Legacy Place as well as provide a set of
tools for the building designers and architects that allow them to be more respectful to time
tested architectural styles.
Residential homes will offer a variety of architectural styles and options as required by Part 5
of the City of Glendale Residential Design and Development Manual, House Product Design.
The architectural renderings in Figure 10, Residential Architectural Design Concepts are a
representative example of the high quality housing product produced by Shea Homes. The
homes for Legacy Place are still in the development stage and are anticipated to stretch
beyond the traditional style depicted and be a designed with a more desert contemporary or
modern style appropriate to the unique urban vernacular of Glendale. Each elevation will be
developed in accordance with the City’s House Product Design requirements or as modified by
this PRD.
8.1 Residential Architectural Styles
Contemporary architectural styles that are compatible within Legacy Place include the
following:
•
“Adobe Ranch” style: with a mix of hip, Dutch gables, sheds and gable roof
masses, “adobe slump” brick veneer on some elevations (per plan), decorative
shutters (per plan), and other features, this style will evoke an “Arizona” ranch
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aesthetic found in some historical Phoenix architecture but with a more crisp,
contemporary interpretation of the ranch-style living so popular in the Arizona market
for many decades. S-shaped roof tile, theme specific window mullions, and occasional
iron features also accentuate this theme.
•
“Contemporary Craftsman” style: this style has historic detailing like gable
brackets, stone veneers, and flat roof tile. Transitioning this theme toward a more
contemporary expression are elements like strategic placement of stone veneer, and
crisp, clean details and a mix of roof massing like gables, Dutch gables, and sheds.
Craftsman “style” window mullions also distinguishes this theme.
•
“Southwest” style: this style borrows elements of simple detailing from both
Spanish and Ranch styles but is primarily distinguished by the prominence of hip roof
massing throughout the theme, S-shaped roof tile, some adobe slump brick veneer
and theme specific window mullions also accentuate this theme.
•
“Hill Country” style: prominent 7:12 pitched gable roof massing with a mixture
of shed and “Dutch” gable masses will distinguish the aesthetic of this theme. Color
blocking of certain masses or recessed areas and the use of more contemporary stone
veneers provide texture and/or color to certain massing and create a fresh, clean style
reminiscent of the Austin Hill Country or even Napa Valley. Sand finish stucco and
simple window detailing round out this theme. Flat tile complements this theme.
•
“Spanish” style: simple styling and details like recessed windows, S-shaped
roof tile, a mixture of hip and gable roof masses, and simple coloring all will lend
authenticity to this historical style while creating a crisper, transitional appeal. Another
feature that exemplifies this style are the subtle arches at the entries and garage
recesses and theme specific window mullions.
•
“Transitional” style: combining elements of both “historical” and “modern”
architecture, this style relies on predominantly parapet massing (no roof tile) and flat
roof elements. Other features of this more contemporary style include asymmetric
massing, corner window features, “eyebrow” style iron awnings over entries or
windows, stone or slump brick tower masses and use of “wood-like” siding veneers.
Strategic color-blocking of certain masses are also sometimes present with this style.
•
“Modern” or “Contemporary” style: this theme combines flat roof features,
parapets, iron awnings, asymmetric masses, and other features that lend to a more
“modern” or even “industrial” feel. Color blocking of certain masses, strategic window
placement/groupings, and clean, crisp, simple lines accentuate this theme.
8.2 Design Guidelines
Single Family Development
(a) Design Overview
Plotting of structures should emphasize diversity and scale along the street, minimizing the
monotony often seen in subdivision design. Diversity and scale achieved through creative
planning techniques such as varied setbacks and building massing, variable lot widths,
recessed and side-on garages, and enhanced corner lot treatments are recommended. RV
garage options may be offered.
(b) Street Presence
Homes will be designed as distinctive buildings that compose, as a group within an individual
block, a cohesive street presence. Homes must be well detailed and articulated, and will
incorporate the following design concepts:
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Front Elevations
Front elevations must incorporate a combination of the following design elements sufficient to
achieve the overall architectural design goals of function and visual appeal:
❖Front elevation outdoor living spaces, such as a front porch, patio or entry
courtyard.
❖Modern roof forms such as sloping roofs with gables and hips or flat parapet
masses.
❖A signature architectural or design element that provides a unique identity to
the home, such as a focal front entry, detailed window treatment and
articulation, or unique garage door design or treatment.
Side Elevations
❖Side elevations of homes adjacent to streets or community open space areas,
such as neighborhood parks, should be one story in height. Alternatively, for
two-story homes, such side elevations may have a one story element along the
exposed lot line and the length of the one story element should be at least 25%
of the total side elevation length.
❖If more than 25% of a side elevation is exposed and not screened by a solid
wall, then the side elevation shall include upgraded architectural details
consistent with those required for the front elevation.
❖Door and/or window openings are required on side elevations and shall be
articulated.
Rear Elevations
❖Rear elevations adjacent to streets or community open space areas shall
include articulation to the building mass that consists of a minimum of one of
the following:
o Variation in roof planes.
o Second story balcony or roof deck with or without a roof element. Roof
elements must be consistent in design with the main portion of the
building.
o Covered patio with a roof treatment consistent in design with the main
portion of the building.
o Principal or feature window.
❖Two-story rear elevations next to streets or community open space shall have
architectural treatments consistent with the front elevation.
❖Door and window openings are required on rear elevations and shall be
articulated.
Corner Lots
❖Homes on corner lots must be sited and designed to present an attractive
elevation to both street frontages employing design strategies that include
landscaping elements, house massing, architectural detailing, or wrap-around
porches.
❖Perimeter wall fences on corner lots that encompass part of the side yard shall
not be closer than 20-feet to the front elevation.
❖A landscape area is required between a perimeter wall fence on a corner lot
and the adjacent public sidewalk and street.
Terminus Lots
❖Homes on lots that terminate streets or view corridors should be designed to
take advantage of site specific conditions and should be particularly well
composed and articulated.
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Garage Treatment
❖ Garage doors are an important architectural element of the home. Design
treatments such as stepping back garage doors from the main front elevation,
splitting up garages, articulating garage doors, and creatively addressing
where cars are parked not only help minimize the dominance of the garage,
but also incorporate the garage as a meaningful component of both the
building and the streetscape.
❖ The architectural design of garage doors must contribute to a visually
interesting street frontage.
❖ Garage door treatments should reflect the architectural style of the home.
❖ A variety of compatible garage door designs must be utilized throughout an
individual neighborhood block to contribute towards streetscape diversity.
❖ All garage doors must be recessed a minimum of 6” from the face of the
exterior of the garage wall. Pop outs may not be used to achieve the 6” recess.
❖ No more than two garage doors may face the street, although one may be a
two-car garage door. Additional garages must be side loaded or set behind the
front façade of the home.
Front Porches, Courtyards and Public Spaces
❖ Utilize shaded, usable front porches, patios or entry courtyards to encourage
activity within the public realm of the front yard that contribute meaningfully
towards creating a socially interactive street.
❖ Encourage house designs that have active use areas at the front of the house
to increase use of the front porch, patio or courtyard.
(c) Driveways
The following criteria shall apply:
o Driveways serving two-car front loaded garages or any side- loaded garage
are limited to 18 feet in width.
o Driveways serving three-car front loaded garages or larger are limited to
28 feet in width.
o The minimum backing distance for a side-loaded garage is 24 feet of
pavement. The driveway shall be separated from the side property line by
at least 4 feet.
o Front loaded driveways shall be set back from side property lines by a
minimum of six feet (6’).
❖ Driveway Enhancement Requirements
Driveways serving all single family residential homes shall be enhanced. Enhancement options
may include exposed aggregate, stained or integral color, contrasting bands or textures,
stamped concrete, paving blocks, planting cutouts, or similar treatments. Decorative scoring
is encouraged but is not considered an enhancement by itself. Salt finish gray concrete is also
not an enhancement.
❖ Variation and Diversity
Each block shall contain a variety of floor plans and building elevations to create a diverse
streetscape. A minimum separation of at least three lots shall be maintained for models with
the same elevation, colors and materials. A minimum of three different floor plans and three
different elevations must be offered for each product line.
A mix of materials, colors and façade treatments shall be employed within each residential
neighborhood block.
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(d) Roof Forms
❖ A variety of roof forms and roof materials will be used within each block length
to promote diversity within the streetscape. Roof forms should be functional
and purposeful in design.
❖ A wide variety of roof materials is encouraged such as flat concrete tile, metal
roofs, barrel tile, and architectural flat shingles. A minimum of two different
roof options in at least two different color schemes must be offered for all
homes.
❖ Pitched roof pitches should range from 1:12 to 7:12. Rake and eave overhangs
must be a minimum of 12” when appropriate to the architectural style
❖ Rooftop equipment is not allowed in single-residence structures (except for
photovoltaic systems) and must be architecturally integrated within the volume
of the building. Antenna and satellite dishes may not be placed more than ten
(10’) above the ground.
❖ Flat roof forms could be utilized when appropriate to the architectural style
(e) Building Height and Massing
Building height and massing must be designed to reinforce a cohesive and visually interesting
streetscape by incorporating the following design techniques.
o Changes in volume, building plane, sloping roofs or porches should be
used to reduce the perceived scale of the structure.
o Basic architectural shapes and volumes, and uncluttered architectural
details are encouraged.
(f) Building Materials and Color
o Building materials and colors should reflect the architectural character of
the home.
o Variety in building materials and colors is encouraged within a
neighborhood, and should also compliment the natural environment.
o A minimum of three distinct color schemes must be offered for each
architectural style.
o A simple and harmonious application of materials is encouraged.
(g) Setbacks
❖ Ancillary Equipment
All ground-mounted pool, spa, and water feature equipment shall be adequately screened from
street view and from the view of neighboring property, including lots, common area and any
open space corridor, by a masonry wall at least one foot higher than the equipment to be
screened. Such screening structures shall be considered an integral part of the architecture
and shall match the design, color and exterior texture of the home. Screening structures shall
be set back from the equipment according to manufacturer’s recommendations or, if no
recommendations are available, shall be placed a minimum of three feet away from the
equipment, to allow for adequate air circulation around the equipment, but may not trespass
on a neighboring lot. If the setback requirements for a lot would prohibit the construction of a
screening structure as provided herein, a landscape buffer may be used as an alternative.
All air-conditioning units must be ground mounted. The top of any unit may not exceed 36
inches from finished floor grade.
❖ Balconies
Balconies may extend six feet (6’) into the rear building setback but must stay within the front
and side building envelope. Covered balconies must remain within the building envelope.
Balconies shall be designed to complement the architecture of the home.
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❖Patio Covers
Rear patio covers, as measured to fascia, may extend half way into the rear building setback
provided the maximum roof pitch is 4:12. Colors, materials and textures must match the
existing body of the home. Patio covers shall be designed to complement the architecture of
the building.
❖Trellises
Trellis supports may encroach six feet (6’) into the front yard setback and the edge of the trellis
may encroach seven feet (7’). Trellises shall not exceed the height of the first story and may
cover a maximum of fifty percent of the front width of the home. Trellises on the rear of the
home are considered to be patio covers or accessory structures and must follow setback
criteria for accessory structures and patio covers.
(h) Architectural Screening, Shade Devices
Screens and shade devices must appear as an integral part of the building elevation even
though they may be installed after the building is completed or occupied. Materials must
complement the architecture of the buildings and the neighborhood. Colored window shading,
steel or plastic shutters are not permitted.
❖Ramadas and Gazebos
o
All ramada and gazebos must be detached from the existing building.
o
The height of any ramada or gazebo shall not exceed ten feet (10’) above
the floor level of the existing home.
o
The size of such structure shall not exceed one hundred fifty
(150) square feet of area.
o
To ensure an open, airy appearance, no side of any ramada or gazebo may
exceed twenty-five percent (25%) residential construction materials. In
other words, at least seventy-five percent (75%) of each side must be
open.
o
All ramadas and gazebos shall be constructed of stable, non- deteriorating
materials and shall be compatible with the design, color and materials of
the home.
9.0
LANDSCAPE DESIGN, SCREENING, WALLS AND ENTRANCE FEATURES
Landscaping, screening, wall and entrance requirements shall comply with the requirements of
Chapter 19 of the City of Glendale Zoning Ordinance and the City of Glendale Residential Design and
Development Manual, except as modified per this PRD.
Onsite landscaping will occur with the development of individual parcels. Use of native vegetation and
low water plants shall conform to the Phoenix Active Management Areas Low Water Using Plant List,
and be planted in conjunction with an efficient water system. Offsite landscaping will be installed along
individual parcel frontages with the development of individual parcels. The Project landscaping, walls
and entry features will be consistent with the Legacy Place Peoria property for maintenance of a
cohesive identity. A Preliminary Monuments & Signage exhibit in Figure 11 depicts the location of entry
monuments. The Preliminary Wall Plan in Figure 12 depicts the location of various wall and fencing
types and corresponding Preliminary Wall Details in Figure 13 depict illustrative examples of the type
and character of the walls and mailboxes that are anticipated to be installed at Legacy Place. Figure
14, Preliminary Monument Detail depicts the character of the entry monuments. Refer to Figure 15
for a perspective rendering of a Residential Entry. Monument and wall locations and design details will
be finalized through site plan review and approval at a later date.
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9.1 Residential Landscape Character
The landscape character envisioned for Legacy Place supports the desert theme and vision.
Landscape for the community consists of a balanced blend of lush and desert appropriate plant
materials arranged in formal and informal patterns along straight and meandering sidewalks, with
emphasis on shade and color along the street. Neighborhood entries will be highlighted by unique
portal elements framed by large shade trees. Community walls will be designed to complement the
modern aesthetic. This character shall be incorporated into individual neighborhood landscape
themes.
Private Residential Landscaping
A diversity of plant materials is encouraged on residential lots. Plant materials will include a variety of
desert appropriate plants to provide seasonal color, texture, foliage interest and screening capabilities.
Trees within front yards should be located to maximize canopy coverage and shade potential.
Hydroseed is not allowed on residential lots.
(a) Park Landscaping
Landscaping in parks, open spaces and pedestrian trail areas shall include a diversity of desert
appropriate plants materials and a strategic use of trees to create nodes of shade. Turf should be used
only where functionally appropriate for recreational fields, useable open spaces and as a complement
to shaded nodes.
(b) Groundcover
All exposed and unpaved natural soil within developed areas will be planted with turf, hydroseed,
groundcover or covered with decomposed granite. Turf will be sensitively used in deference to the
desert environment, but may be strategically used as part of the community streetscape and at
community entries as well as within both passive and active open space and recreation areas.
(c) Streetscape Furniture
Benches, trash receptacles, shade structures, landscape lighting and paving materials will contribute
significantly to the character of the public environment. These elements will be incorporated where
appropriate along community streets and in public areas. A consistent style of public streetscape
elements will be used throughout the overall Legacy Place project to reinforce the overall community
theme.
9.2 Residential Landscape Palette
Desert plants are suggested for use in all neighborhoods and are subject to specific characteristics
due to cold tolerance, soil conditions, or other special microclimatic needs.
9.3 Decomposed Granite
The granite color utilized in Legacy Place is Express Gold, Express Brown, or Express Date Creek, or
other approved equal, three-quarter inch (3/4”) screened.
9.4 Irrigation
Automatic irrigation systems are required for all planting areas.
Areas requiring overhead spray shall be minimized and shall be restricted to turf and flowerbeds. All
other areas must use drip irrigation.
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9.5 Residential Street and Front Yard Landscape
Parcel developers shall install landscaping along neighborhood streets and corner lot side yards per
the approved subdivision landscape plans. All landscaping must be installed prior to occupancy of any
residence.
(a) Front Yard Paving
The minimum width of an entry walk is three feet (3’).
(b) Front Yard Planting
Parcel developers are responsible for design and installation of all front yard landscape. Each parcel
developer shall submit one design alternative relative to a desert planting scheme and one design
alternative in an enhanced/”green” planting scheme.
Front yards shall be landscaped to reinforce the community theme stated in Section 9.1 Residential
Landscape Character. A minimum of two trees is required in each front yard. One tree must be a 36”
box (min.) and the other a 24” box (min.). One of the two trees must be planted between four (4) and
eight (8) feet behind the sidewalk.
Minimum Tree Quantity
2(1)
Minimum Tree Size
24” box
Primary Tree Type at Street
Shade
Secondary Tree Type
Accent
Planting Character
Formal or Informal
Minimum Shrub Size
5 gallon
Minimum Accent Plant Size
1 gallon
Minimum Ground Cover Size
1 gallon
Organic Ground Plane Materials
Turf and Ground Cover
Decomposed Granite Color(2)
“Express Gold, or Express
Brown or Express Date Creek” or other
approved
Decomposed Granite Size
¾” screened
Minimum Organic Coverage
50%(3)
1One additional 24-inch box tree for every 30 linear feet shall be planted along landscape strips
between product walls and curbs along corner side and rear property lines or at the ends of cul-de-
sacs where planting area is a minimum of 5 feet wide.
2Decomposed granite is required under all shrub and ground cover plantings.
3The percentage shown for organic coverage is at two year’s growth and applies to plants (shrubs, turf
and ground covers) at the ground plane only, not tree canopies.
(c) Front Yard Landscape Requirements
Trees should be spaced at least fifteen feet (15’) apart. If trees need to be spaced more closely, they
should be of the same species.
Each front yard must contain at least four different species of shrubs and/or ground covers. Plants
should be used in groupings of similar species to provide mass and structure to the yard.
Parcel developers are encouraged to offer homebuyers upgrade options for front yard landscaping.
Upgrades can include denser planting, larger plant sizes, special paving, boulder clumps, contouring,
landscape lighting, etc.
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(d) Front Yard Contouring and Drainage
Front yards shall be contoured to create visual interest in the landscape and produce soft, gentle
transitions between the existing grade of the home and the adjacent street. Contours will be utilized
to create microclimates for planting. Depressed areas shall be used to collect natural runoff for plants
that benefit from additional water and mounded areas shall be used for drought tolerant plants.
Contouring should transition into grades on both sides of the lot to create a flowing, continuous
streetscape. All front yard landscape improvements must include contouring plans.
o
Contouring yards may not result in major changes to drainage patterns on
the lot.
o
Water may not be directed toward the building foundation or toward any
neighboring property.
Drainage may not be altered to create any condition that could lead to offsite soil erosion on open
spaces. The drainage area must be appropriately covered with riprap. Approved riprap is Express Gold,
six inch (6”) screened, or acceptable alternate.
(e) Lawn Restrictions
Turf is limited to 400 square feet in the front yard area. Turf in the rear yard is limited to 450 square
feet for lots less than 10,000 square feet, and limited to 900 square feet for lots over 10,000 square
feet. Turf in the rear yard shall be kept at least three feet from a building face or wall, including side
yard retaining and site walls. Artificial turf may be permitted in front and rear yards. A hardscape border
of neutral colored concrete curbing or brick must separate turf and granite areas.
(f) Decomposed Granite
Only decomposed granite or native granite rock are acceptable as landscape material. River rock,
crushed rock, artificially colored or naturally mined rock that is uncommon to the site shall not be
permitted. Decomposed granite for front and rear yards shall be specified as Express Gold, Express
Brown, or Express Date Creek, or acceptable alternate, three-quarters inch (¾”) screened.
(g) Corner Lot Side Yards and Rear Yards
All areas between a product or retaining wall and the back-of-curb or sidewalk, as well as those rear
yards which are visible from common areas, shall be planted with a landscape palette consistent with
the parcel theme. Minimum requirements are:
•
50% organic coverage at two years’ growth.
•
Full coverage of the ground plane with ground cover and/or gravel mulch.
•
One 24-inch box tree for every 30 linear feet along the wall facing the street where
planting area is more than 5 feet in width.
(h) Corner and Visible Lots with 2-Story Residences
For approved two-story residences located on corner lots or lots that are visible from common areas
or along the community streets, tree species that promote vertical screening must be incorporated.
9.6 Signage
Residential signage shall be per Sections 7.102, 7.103 7.104 and 7.105 of the City of Glendale Zoning
Ordinance.
9.7 Entrance Features
Entrance features shall be designed to not obstruct sight visibility and shall be in compliance with the
unobstructed view easement requirements of the City of Glendale, Design Guidelines for Site
Development and Infrastructure Construction.
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10.0 PHASING
Legacy Place is intended to be developed in two phases as depicted on the PRD Development Plan in
Figure 5. Takedown of the property will occur in multiple phases with the anticipated initial phase west
of 75th Avenue. The phasing will permit continuing agricultural use of the undeveloped property under
existing standards until such time as construction commences on a parcel for development purposes.
At that time the dairy and/or agricultural operations will cease on that parcel. Phase I is planned to be
located west of 75th Avenue and the second phase is planned east of 75th Avenue.
The intent is to install infrastructure and improve street frontage and access adjacent to each parcel
as it is developed.
The actual development of the Project will be based on market conditions, industry factors and/or
business considerations and development may occur at any time.
11.0 CIRCULATION AND ACCESS
Project circulation and access is provided primarily by the existing roadway network. Existing streets
abut all Project boundaries. Refer to Figure 16 Circulation Plan and Figure 17, Street Cross-Sections.
Access to proposed Phase I will be taken from Northern Avenue at the 79th Avenue alignment, which
has been shifted to the east to align with the internal collector serving the residential portion of the
Peoria Project area. This creates connectivity for the entire Legacy Place residential community across
Northern Avenue, providing connection through the Peoria project to the Glendale property. Northern
Avenue will ultimately be upgraded within the existing right-of-way to Northern Parkway, creating a
major east/west transportation corridor connecting Grand Avenue/US 60 to the Loop 303. A second
access to Phase I is planned at 75th Avenue. This second access will align with the access to Phase II
across 75th Avenue. A second access to Phase II will come from 73rd Avenue, which runs along the
Project’s eastern border. Project circulation and access is further detailed in the Traffic Impact Study
in the Appendix.
Project circulation will be provided by an internal 60-feet wide public collector designed to enhance
traffic calming while serving a street network of 50-feet wide public local streets. Traffic calming will
be provided utilizing a choker at other locations on long straight streets per approval by City staff, see
Figure 5, PRD Development Plan. The internal pedestrian circulation network will include 5-foot
sidewalks on both sides of all local streets integrated with existing and proposed sidewalks along 75th
Avenue and Northern Avenue. The Project will construct half-street sidewalk and landscaping
improvements on Northern Avenue; landscaping improvements on 75th Avenue; the west half of
existing 73rd Avenue and the north half of existing Frier Drive adjacent to Phase II, east of 75th Avenue.
11.1 Existing Conditions
US 60/Grand Avenue and Loop 101 North located 3.5 miles apart along Northern Avenue
provide regional access to the Project from Northern Avenue. Four existing roadways among
various jurisdictions provide local access. Northern Avenue and Orangewood Avenue run east-
west parallel to the Project. Northern Avenue is a parkway with a 130-foot right-of-way within
the City of Peoria’s jurisdiction that abuts the Project’s northern boundary, providing access to
both jurisdictions. Orangewood Avenue lies a quarter-mile south of the Project and is classified
as a collector street with a 70-foot right-of-way within the City of Glendale. These two streets
both intersect with 75th Avenue and 83rd Avenue running north-south parallel to the Project.
Legacy Place
Planned Residential Development
Project Narrative
24
Northern Avenue is currently classified as a Parkway with an ultimate right-of-way width of 130-
feet. No additional right-of-way dedication is anticipated except as may be necessary for
required turn lanes. It is anticipated that improvements will be required along the Project’s
frontage. Northern Avenue will ultimately be upgraded to Northern Parkway, creating a major
east/west transportation corridor connecting Grand Avenue/US 60 to the Loop 101 and Loop
303.
75th Avenue is classified as an Arterial in Glendale’s jurisdiction with a 110-foot right-of way. It
is improved with 5-lanes of pavement, detached sidewalks and streetlights on both sides from
Northern Avenue south through the Project. The existing alignment of 75th Avenue is offset
from the standard sectional alignment south from Northern Avenue to the intersection with
Orangewood Avenue and the paved roadway does not correspond with the existing right-of-
way. During the platting process the right-of-way must be modified to correspond to the existing
paved roadway, providing the required 110-feet of right-of-way.
East of 75th Avenue Frier Drive is an existing collector half street on the Project’s southern
boundary. Frier Drive does not exist west of 75th Avenue except for a short length of pavement
south of the southwest corner of the Property at 79th Avenue that serves three residential
properties.
73rd Avenue is an existing collector half street on the Project’s eastern boundary. 73rd Avenue
does not extend north of Northern Avenue due to the SRP Agua Fria Generating Station across
the street.
11.2 Proposed Improvements
Northern Avenue runs along the northern Project boundary and is currently classified as a
Parkway in Peoria with an ultimate right-of-way width of 130-feet. Northern Avenue will
ultimately be upgraded to the Northern Parkway within the existing right-of-way width. Curb,
gutter, sidewalk, streetlights and landscaping half-street improvements will be provided as
required along the Project frontage. According to previous discussions with the City of Peoria,
current funding has the Parkway extending from the west to 91st Avenue and does not include
improvements adjacent to the Property. When funded, it is planned that the ultimate right-of-
way for the Limited Access Parkway will remain 130-feet.
75th Avenue bisects the Project and is classified as an arterial with an existing right-of-way of
110-feet. It has previously been improved with curb, gutter, sidewalks and streetlights.
Landscaping will be installed as required.
Frier Drive is classified as a collector street with an ultimate right-of-way of 60-feet. A 30-foot
right-of-way dedication and construction of the north half will be provided east of 75th Avenue.
No dedication or construction of Frier Drive west of 75th Avenue is required as approved by City
staff.
73rd Avenue is classified as a collector street with an ultimate right-of-way of 60-feet. A 30-foot
right-of-way dedication and construction of the west half will be provided.
A non-motorized pedestrian network serves the Project, providing walkability and connectivity
to public and private open spaces and/or recreational amenities within the Project. A well-
connected pedestrian network will be constructed to serve the entire Legacy Place master
planned community, providing ample access to and from the Glendale Project area. Sidewalks
Legacy Place
Planned Residential Development
Project Narrative
25
serving the homes connect to trails that meander throughout the Project, enhancing residents’
access to recreational opportunities. Sidewalks on both sides of local roads in addition to
sidewalk improvements along Northern Avenue, 75th Avenue, Frier Drive and 73rd Avenue will
provide pedestrian circulation throughout the residential area.
12.0 PUBLIC UTILITIES AND SERVICES
The portion of the overall Legacy Place development in Glendale (the Project) is anticipated to
be developed as eight parcels consisting of approximately 425 units. The City of Glendale will
be the water and wastewater service provider for the Project. The water and wastewater
infrastructure to serve the Project will be owned and operated by the City of Glendale.
12.1 Water
(a) Existing Water Infrastructure
In the Project vicinity, the City of Glendale has 12-inch water mains along 83rd Avenue,
Northern Avenue, 75th Avenue, and Orangewood Avenue. From the existing 12-inch water
main along Northern Avenue, an existing 8-inch water main extends south along 73rd Avenue,
then west along Frier Drive to the existing 12-inch water main that runs along 75th Avenue.
(b) Proposed Water Infrastructure
The portion of the Project southwest of the Northern Avenue and 75th Avenue intersection can
make connections to the existing 12-inch line along Northern Avenue, the existing 12-inch
water main along 75th Avenue, and the proposed water lines to be constructed with the Ambra
development to the west.
The portion of the Project southeast of the Northern Avenue and 75th Avenue intersection can
make a connection to the existing 12-inch line along 75th Avenue and another connection to
the existing 8-inch water main along 73rd Avenue.
All proposed water mains to serve the Project are anticipated to be public and in the right-of-
way. The existing and proposed water infrastructure is shown in the attached exhibit, Figure
18, Master Water Analysis.
12.2 Wastewater
As described in the preliminary analysis below, multiple connections to existing sewer lines will
be required to serve the entire development. The site generally falls to the southwest. Sewer
lines will be public and in right-of-way unless noted.
A working design could not be found for the City of Glendale minimum 8-inch sewer slope
constraint of 0.0053 ft/ft, and the minimum cover of 5-feet. The master wastewater analysis
uses a reduced minimum slope for 8-inch sewer lines of 0.0040 ft/ft. Using existing
topography, this reduced minimum slope resulted in a minimum cover of 4.85 feet throughout
the Project.
The minimum slopes used in this analysis comply with the ADEQ Bulletin 11 minimum slopes
to maintain a velocity of 2.0 feet per second flowing full. The City of Glendale will need to be
consulted regarding these design criteria variances for approval of their use or to provide
different direction. The final grading of the Project site may result in a sewer design that more
Legacy Place
Planned Residential Development
Project Narrative
26
closely meets City design criteria. Alternate solutions could include reducing the minimum
allowable cover over sewer lines, or using a lift station.
Prior to final design, the City of Glendale should confirm the existing offsite sewer infrastructure
has adequate capacity to serve the Project and survey should be completed to determine
accurate invert and rim elevations for existing tie-in manholes.
The existing and proposed wastewater infrastructure is shown in the attached exhibit, Master
Wastewater Analysis. Wastewater flow calculations are provided in the Wastewater Flow
Calculations table in the Appendix. The existing and proposed wastewater infrastructure is
shown in the attached exhibit, Figure 19, Master Wastewater Analysis.
(a) Existing Wastewater Infrastructure
Existing infrastructure in the vicinity of the Project includes a 15-inch sewer line along Northern
Avenue east of 75th Avenue, flowing west to 75th Avenue. The 15-inch sewer line then flows
south along 75th Avenue. There is an existing 21-inch sewer line in 83rd Avenue.
The most reliable available data for existing sewer facilities and surfaces are used in this
analysis, and consists of as-builts, elevation surfaces, and quarter section maps.
Design Standards: City of Glendale 2015 Engineering Design & Construction Standards
Glendale requires a minimum slope of 0.0053 ft/ft for 8-inch lines.
Sewers outside public rights-of-way shall be installed in an exclusive 20-foot wide easement.
At manhole locations, the sewer main shall have a minimum of 5 feet of cover.
Depth Analysis, Sewer Capacity, and Tie-in (Southwest of 75th Avenue and Northern Avenue):
The Auburne, Topaz, and Casa de Ensueno residential developments, east of 83rd Avenue and
west of the Project, have been considered for serving the portion of the Project southwest of
the Northern Avenue and 75th Avenue intersection.
With guidance received from the City of Glendale, the portion of the Project west of 75th
Avenue will flow west through the proposed Ambra development, south to the Topaz
development, east through the Topaz and Casa de Ensueno developments, and discharge to
the 21-inch sewer line conveying flow south along 83rd Avenue.
A capacity analysis determined that the existing 8-inch sewer lines within these existing
developments have capacity to convey the additional anticipated flows from the proposed
Legacy Point and Ambra developments.
The proposed 8-inch sewer line slopes for this portion of the Project were reduced to 0.0040
ft/ft to provide a minimum of 4.85-feet of cover.
Depth Analysis and Tie-in Location (Southeast of 75th Avenue and Northern Avenue):
The portion of the Project southeast of the 75th Avenue and Northern Avenue intersection was
analyzed for multiple potential tie-in locations. The potential tie-in location that was found to
Legacy Place
Planned Residential Development
Project Narrative
27
provide this portion of the Project with the most cover is the existing 15-inch sewer line along
75th Avenue, just north of Frier Drive.
The minimum slopes for the proposed 8-inch sewer lines were reduced to 0.0040 ft/ft for most
of this portion of the Project, resulting in a minimum cover of 4.93-feet. Using this reduced
minimum slope, final grading of this portion of the Project may be able to provide 5-feet of
cover.
12.3 Drainage
(a) Existing Drainage
The area surrounding the Property generally slopes to the west. The area is not subject to any
regulatory floodplains and the Property is not affected by any sources of offsite drainage.
Northern Avenue is fully improved and there is an existing stormdrain that captures the runoff
generated within the road and any offsite flows approaching from the east. The onsite flows
are generally conveyed via sheet flow and exit Project boundaries at the southwest corner for
both portions of the Project.
(b) Future Drainage
The proposed onsite stormwater management concept for the Project consists of grading the
lots to drain from the back of the lot toward the street and the streets to drain toward a series
of surface retention basins. Street conveyance shall occur as either surface flow within the
right-of-way or in a system of underground storm drains. The retention basins will have
sufficient capacity to retain runoff from the 100-year 2-hour storm event.
The 100-year post development runoff, at locations where flows exit the Project, will not exceed
the pre-developed runoff; thus, preventing adverse impacts downstream of the Property. The
ultimate outfall for both Project portions will exit the site at the southwestern corners of the
retention basins within their respective parcels as in existing conditions. All finished floor
elevations will be set a minimum of 12-inches above the high adjacent 100-year water surface
elevation and 14-inches above the emergency overflow elevation of any adjacent retention
basin. Drainage design will be conducted in accordance with all applicable City of Glendale
and Maricopa County Drainage standards and regulations. Refer to Figure 20, Preliminary
Drainage Plan for an illustration of the proposed drainage system.
12.4 Services
Utilities to serve the development are currently available or will be brought to the site during
development. Following are the various utility providers for the Property.
Water:
City of Glendale
Wastewater:
City of Glendale
Electrical Service:
Arizona Public Service (APS)
Telephone:
Century Link
Cable TV:
Cox Communications
Gas:
Southwest Gas Company
Fire Protection:
City of Glendale Fire Department
Police Protection:
City of Glendale Police Department
Refuse:
City of Glendale
School District:
Glendale Elementary School District
Legacy Place
Planned Residential Development
Project Narrative
28
Glendale Union High School District
12.5 Maintenance of Streets and Common Areas
Northern Avenue is a perimeter City of Peoria public Parkway. Access will be coordinated with
the City of Peoria. The City of Peoria will maintain Northern Avenue.
75th Avenue, Frier Drive and 73rd Avenue are public City of Glendale roads. Local streets will
be public and constructed in accordance with City of Glendale standards. All public streets will
be maintained by the City of Glendale upon approval and acceptance by the City.
Private open space and common areas will be maintained by the Homeowners Association.
13.0 PRD PURPOSE AND REQUIRED FINDINGS
As stated in Section 6.201 of the City of Glendale Zoning Ordinance PRD districts are intended to
promote the development of Single Residence subdivisions according to an overall development plan.
The Legacy Place Project conforms to the purpose of this district as follows:
A. Encourage imaginative and innovative planning of residential neighborhoods by providing
greater flexibility in design.
Response: The proposed modified development standards for the Project allow for the flexibility of
multiple housing options within a single master planned community and cohesiveness with the portion
of the Project within Peoria. The Project will offer housing for multiple market segments.
B. Encourage the provision of useable open space and recreation facilities within
subdivisions.
Response: The flexibility offered by the PRD development plan of this master planned community
allows for a range of recreational opportunities and varied open spaces to meet the needs of all
interests and age groups. The residents will also have access to the recreational opportunities within
the Peoria portion of this interconnected community.
C. Encourage variation in lot size, lot width, building setback, building orientation, and house
product design within neighborhoods.
Response: Multiple lot sizes within 8 neighborhoods allow for a variety of housing styles and choices
for diversity of housing options.
D. Establish residential neighborhoods which have a distinct character and convey a sense of
place.
Response: Multiple parcels within the Project will create a cohesive community yet each neighborhood
will have its own character through specific housing and landscaping design elements. Each parcel
will also have a distinct entry monument.
E. Promote the efficient use of land by enabling the development of parcels which would
otherwise be difficult to develop.
Response: The Rovey family has been reluctant to terminate their dairy and extensive agricultural
operations to facilitate any development of the property without a comprehensive development plan
addressing the entire 346-acres. Terminating a part of the dairy/agricultural operation to
accommodate piecemeal development did not make economic sense and was not compatible with
Legacy Place
Planned Residential Development
Project Narrative
29
the vision of the Rovey family. The concurrent entitlement applications in Glendale and Peoria marks
the first time that this strategically located property has been presented with an opportunity for
comprehensive development.
As stated in Section 6.205 of the City of Glendale Zoning Ordinance projects are intended to conform
with the purpose and required findings of the PRD district. The Legacy Place Project conforms to the
required findings of this district as follows:
A. The proposal is consistent in substance and location with the development objectives of
the General Plan and any adopted specific area plans.
Response: The proposed PRD design guidelines and development standards necessary for the
envisioned master planned Legacy Place community will establish the framework for a suburban
residential lifestyle, consistent with the development objectives of the MDR 5 designation and the
land use patterns of the surrounding area.
B. The proposal will be compatible with other existing and planned development in the area.
Response: The proposed development is consistent with the surrounding existing and proposed
communities and the planned residential in the portion of the Legacy Place community in Peoria. The
proposed PRD design guidelines and development standards ensure compatible residential
development with the overall Legacy Place master planned project.
C. The proposal meets or exceeds the City's Subdivision Design Expectations regarding site
planning, architecture, landscaping, building materials and colors, and screening of mechanical
equipment.
Response: The project meets the intent of the Residential Design and Development Manual in
providing a higher standard of subdivision design through quality, marketable and sustainable
development. In addition to the regulations in the Residential Design and Development Manual the
project includes self-imposed design guidelines addressing architectural design and landscaping.
D. The proposal will result in a quality living environment and accommodate desired
lifestyles.
Response: The PRD allows for a high quality of living for persons desiring single family detached
homes with a variety of lot sizes, floor plan styles, and elevations within a desirable master planned
community. As part of the overall Legacy Place community, a wide range of amenities and open space
is available to the residents. The development is also close to nearby employment opportunities and
transportation corridors.
E. The proposed project amenities including equestrian and pedestrian trails, bike paths,
landscaped areas, entry features, decorative theme walls, parks, playgrounds, and other public or
commonly owned open space and recreation facilities are adequate and appropriate for this
development.
Response: A wide range of amenities and open space is available within this project and through the
overall master planned Legacy Place community. Proposed amenities in Glendale include a swimming
pool, playground equipment, bocce court, corn hole, a fire pit, ramadas, seating areas and an outdoor
Legacy Place
Planned Residential Development
Project Narrative
30
kitchen, shaded gathering spaces and turf play fields. Open space and amenities will be maintained
by the Homeowner Association (“HOA”).
F. The type and quality of house products will be consistent with the intended character of
the development.
Response: The project has provided enhanced architectural design guidelines and a variety of
architectural styles and options in order to ensure high quality housing opportunities for multiple
market segments and lifecycle housing options.
14.0 SUMMARY
The proposed Legacy Place PRD will allow new single-family residential development as part of a
cohesive master planned community that spans two jurisdictions - the cities of Glendale and Peoria.
The PRD overlay will allow for development standards and design elements consistent with the portion
of the property in Peoria, all designed to meet the goals and vision of creating a high quality
development in harmony with the surrounding area. The Project is consistent with prevailing land use
and development patterns in the area and the existing surrounding community.
Approval of the proposed PRD overlay will (i) facilitate the framework to create Legacy Place, with its
unmatched land area, strategic location, and unique mix of uses that is reflective of the rich legacy
and character of the Rovey Family, and (ii) introduce new residential opportunities to a strategic area
within the City of Glendale.
Legacy Place
Planned Residential Development
Project Narrative
31
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U:\2100\2143\2143.01 - Shea Homes\PLANNING\ENTITLEMENT\REZONE\GLENDALE\EXHIBITS\2143 - FIG_01 - VICINITY MAP.dwg
4/7/2022 9:48:10 AM
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535
F: 602.368.2436
Project Manager:
R. Gubser, AICP
Project Number: 2143
April 2022
LEGACY PLACE
GLENDALE, ARIZONA
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RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
MIXED USE
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
(COMMERCIAL/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
EMPLOYMENT/
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
RESIDENTIAL)
PHASE III
PHASE I
PHASE II
PHASE II
PHASE III
U:\2100\2143\2143.01 - Shea Homes\PLANNING\ENTITLEMENT\REZONE\GLENDALE\EXHIBITS\2143 - FIG_02 - DEVELOPMENT PLAN.dwg
4/7/2022 9:49:52
AM
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535
F: 602.368.2436
Project Manager:
R. Gubser, AICP
Project Number: 2143
April 2022
LEGACY PLACE
GLENDALE, ARIZONA
N
PLA11E' 5E6,'E17,AL
'E9EL2P0E17
),G85E
'E9EL2P0E17 PLA1
NOT TO SCALE
529EY )A506
PEORIA
GLENDALE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
U:\2100\2143\2143.01 - Shea Homes\PLANNING\ENTITLEMENT\REZONE\GLENDALE\EXHIBITS\2143 - FIG_03 - EXISTING ZONING.dwg
4/7/2022 9:51:44 AM
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535
F: 602.368.2436
Project Manager:
R. Gubser, AICP
Project Number: 2143
April 2022
LEGACY PLACE
GLENDALE, ARIZONA
N
PLA11E' 5E6,'E17,AL
'E9EL2P0E17
LEGEND
E;,67,1G =21,1G
NOT TO SCALE
),G85E
GLENDALE, ARIZONA
PLA11E' 5E6,'E17,AL
'E9EL2P0E17
C-2
SR-43
R1-8
R1-7
R1-6
Planned Area Development (PAD)
SHRULD ]RQLQJ
RU-43
M-1
R1-8
R1-7
JOHQGDOH ]RQLQJ
SR-17
SR-30
A-1
SR-12
R-4
R1-6
C-4
I-1
I-2
O-1
M-2
PDULFRSD FRXQW\ ]RQLQJ
IND-3
Project Boundary (Peoria)
Project Boundary (Glendale)
Maricopa County Parcels
C-3
Planned Area Development (PAD)
RM-1
R1-6
IND-2
R1-4
PEORIA
GLENDALE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
GRAND AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
U:\2100\2143\2143.01 - Shea Homes\PLANNING\ENTITLEMENT\REZONE\GLENDALE\EXHIBITS\2143 - FIG_04 - PROPOSED ZONING.dwg
4/7/2022 9:53:13 AM
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535
F: 602.368.2436
Project Manager:
R. Gubser, AICP
Project Number: 2143
April 2022
LEGACY PLACE
GLENDALE, ARIZONA
N
PLA11E' 5E6,'E17,AL
'E9EL2P0E17
LEGEND
P52P26E' =21,1G
NOT TO SCALE
),G85E
GLENDALE, ARIZONA
C-2
SR-43
R1-8
R1-7
R1-6
Planned Area Development (PAD)
SHRULD ]RQLQJ
RU-43
M-1
R1-8
R1-7
JOHQGDOH ]RQLQJ
SR-17
SR-30
A-1
SR-12
R-4
R1-6
C-4
I-1
I-2
O-1
M-2
PDULFRSD FRXQW\ ]RQLQJ
IND-3
Project Boundary (Peoria)
Project Boundary (Glendale)
Maricopa County Parcels
C-3
Planned Area Development (PAD)
RM-1
R1-6
IND-2
PRD OVERLAY
R1-4
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE I
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
PHASE II
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
79TH AVE
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
PARCEL 2-H
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
47 LOTS
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
12 AC
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
PARCEL 2-I
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
58 LOTS
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
PARCEL 2-J
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
51 LOTS
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
PARCEL 2-G
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
40 x 120
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
14 AC
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
60 x 120
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
59 LOTS
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
19 AC
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
PARCEL 2-D
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
45 x 120
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
67 LOTS
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
21 AC
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-C
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
PARCEL 2-E
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
54 LOTS
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
15 AC
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
PARCEL 2-F
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
50 x 120
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
30 LOTS
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
10 AC
P: 602.490.0535 / F: 602.368.2436
www.hilgartwilson.com
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
A PORTION OF LAND BEING SITUATED WITHIN THE NORTHWEST QUARTER OF SECTION 1 AND THE NORTHEAST
QUARTER OF SECTION 2, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA
COUNTY, ARIZONA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A FOUND 3 INCH MARICOPA COUNTY DEPARTMENT OF TRANSPORTATION BRASS CAP IN HAND HOLE
ACCEPTED AS THE NORTHEAST CORNER OF SAID SECTION 2 FROM WHICH A FOUND 3 INCH MARICOPA COUNTY
DEPARTMENT OF TRANSPORTATION BRASS CAP IN HAND HOLE ACCEPTED AS THE NORTH QUARTER CORNER
THEREOF BEARS
SOUTH 88°31'05" WEST, 2662.45 FEET;
THENCE NORTH 88°52'35" EAST, 1329.79 FEET ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID
SECTION 1 TO THE NORTHEAST CORNER GLO LOT 4 OF SAID SECTION 1;
THENCE SOUTH 00°26'54" WEST, 1327.45 FEET ALONG THE EAST LINE OF SAID GLO LOT 4 TO THE SOUTHEAST
CORNER THEREOF;
THENCE SOUTH 88°38'42" WEST, 1327.99 FEET ALONG THE SOUTH LINE OF THE SAID GLO LOT 4 TO THE SOUTHWEST
CORNER THEREOF, ALSO BEING THE SOUTHEAST CORNER OF GLO LOT 1 OF SAID SECTION 2;
THENCE SOUTH 89°10'57" WEST, 2653.84 FEET ALONG THE SOUTH LINES OF SAID GLO LOT 1 AND GLO LOT 2 OF SAID
SECTION 2 TO THE SOUTHWEST CORNER OF SAID GLO LOT 2;
THENCE NORTH 00°01'15" EAST, 1091.66 FEET ALONG THE WEST LINE OF SAID GLO LOT 2;
THENCE LEAVING SAID WEST LINE, NORTH 88°31'05" EAST, 210.07 FEET;
THENCE NORTH 00°01'15" EAST, 210.07 FEET TO THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 2;
THENCE NORTH 88°31'05" EAST, 2452.38 FEET ALONG SAID NORTH LINE TO THE
POINT OF BEGINNING
.
35
2
36
1
GLENDALE
PEORIA
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
BUTLER DR
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
83RD AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
75TH AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
71ST AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
NORTHERN AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
ORANGEWOOD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
73RD AVE
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
FRIER DR
U:\2100\2143\2143.01 - Shea Homes\PLANNING\ENTITLEMENT\REZONE\GLENDALE\EXHIBITS\2143 - FIG_16 - CIRCULATION PLAN.dwg
4/7/2022 12:55:18 PM
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535
F: 602.368.2436
Project Manager:
R. Gubser, AICP
Project Number: 2143
April 2022
LEGACY PLACE
GLENDALE, ARIZONA
N
PLA11E' 5E6,'E17,AL
'E9EL2P0E17
LEGEND
),G85E
NOT TO SCALE
675EE7 C,5C8LA7,21 PLA1
Arterial
(City of Glendale)
Collector
(City of Glendale)
Parkway
(City of Peoria)
Arterial
(Maricopa County)
J-24
J-23
J-22
J-21
J-20
J-19
J-17
J-16
J-15
J-14
J-13
J-12
J-11
J-10
J-9
J-8
J-X16
J-7
J-6
J-5
J-4
J-3
J-2
J-1
J-X15
J-33
J-X17
J-44
J-37
J-41
J-45
J-40
J-47
J-61
J-39
J-46
J-X14
J-X13
J-38
J-X12
J-X11
J-X10
J-X9
J-X8
J-35
J-34
J-X6
J-36
J-X5
J-32
J-X4
J-X3
J-X1
J-43
J-31
J-30
J-29
J-28
J-27
J-26
J-25
J-18
P-61
P-46
P-62
P-60
P-58
P-57
P-59
P-56
P-55
P-54
P-53
P-52
P-51
P-50
P-49
P-48
P-45
P-44
P-43
P-42
P-41
P-40
P-39
P-38
P-30
P-37
P-36
P-35
P-34
P-33
P-32
P-31
P-X6
P-X5
P-29
P-28
P-27
P-26
P-20
P-25
P-24
P-19
P-23
P-22
P-21
P-X3
P-X9
P-X8
P-18
P-17
P-16
P-15
P-7
P-6
P-8
P-14
P-13
P-12
P-11
P-10
P-9
P-5
P-4
P-3
P-2
P-X20
P-X16
P-X15
P-X19
P-X12
P-X18
P-X17
P-X11
P-X10
P-X4
P-X7
J-A1
J-A2
P-A1
J-A3
P-A2
J-A4
P-A3
J-A5
P-A4
J-A6
P-A5
J-A7
P-A6
J-A8
P-A7
J-A9
P-A8
J-A10
P-A9
P-A10
J-A11
P-A11
P-A12
P-A13
P-1
J-X18
P-X2
P-A14
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
©
CASA DE ENSUENO
TOPAZ
MH-22
MH-E15
CO-37
MH-E13
CO-34
MH-E12
CO-33
AMBRA
MH-28
MH-27
MH-26
CO-88
MH-25
CO-87
MH-23
CO-38
MH-31
CO-40
MH-33
MH-32
CO-42
CO-41
MH-29
CO-91
MH-45
MH-44
CO-52
MH-42
MH-41
CO-49
CO-48
MH-76
CO-84
MH-55
MH-54
CO-62
CO-61
MH-49
MH-48
CO-56
MH-47 CO-55
MH-46
CO-54
CO-53
MH-53
MH-52
CO-60
MH-50
CO-57
MH-39
CO-46
MH-66
MH-58
CO-73
MH-56
CO-63
MH-77
MH-40
CO-47
MH-60
MH-59
CO-67
CO-66
MH-63
MH-62
CO-70
MH-61
CO-69
CO-68
MH-70
CO-78
MH-74
CO-81
5.66/6.67
MH-65
MH-38
MH-37
CO-45
MH-36
CO-44
CO-43
MH-69
CO-77
MH-68
CO-76
MH-57
CO-65
CO-64
MH-67
CO-75
CO-74
MH-64
CO-72
CO-71
MH-72
CO-80
CO-79
MH-51
CO-59
CO-58
MH-75 CO-83
CO-82
MH-43
CO-51
CO-50
MH-24
CO-86
CO-85
MH-E14
CO-36
CO-35
MH-71
MH-70
MH-12
MH-11
CO-21
MH-10
CO-20
MH-9
CO-19
MH-8
CO-18
MH-3
CO-17
MH-7
MH-6
CO-16
MH-5
CO-15
MH-4
CO-14
CO-13
MH-18
MH-16
CO-7
MH-14
MH-13
CO-3
MH-1
CO-2
CO-1
MH-17
CO-6
MH-21
MH-20
CO-10
O-2
O-1
MH-E11
MH-E10
CO-32
MH-E9
CO-31
MH-E8
CO-30
MH-E7
CO-29
MH-E6
CO-28
MH-E5
CO-27
MH-E4
CO-26
MH-E3
CO-25
MH-E2
CO-24
MH-E1
CO-23
CO-22
MH-2
CO-12
CO-11
MH-19
CO-9
CO-8
MH-15
CO-5
CO-4
MH-78
CO-90
CO-89
MH-79
CO-39
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
©
Legacy Place
Planned Residential Development
Project Narrative
31
APPENDIX
U:\2100\2143\SURVEY\DOCS\LEGAL\2143-ROVEY FARMS ZONING_LEGAL.docx
Page 1 of 2
ROVEY FARMS
CITY OF GLENDALE
ZONING BOUNDARY
LEGAL DESCRIPTION
A portion of land being situated within the Northwest Quarter of Section 1 and the
Northeast Quarter of Section 2, Township 2 North, Range 1 East of the Gila and
Salt River Meridian, Maricopa County, Arizona, being more particularly described
as follows:
BEGINNING at a found 3 inch Maricopa County Department of Transportation
brass cap in hand hole accepted as the Northeast corner of said Section 2 from
which a found 3 inch Maricopa County Department of Transportation brass cap in
hand hole accepted as the North Quarter corner thereof bears
South 88°31'05" West, 2662.45 feet;
Thence North 88°52'35" East, 1329.79 feet along the north line of the Northwest
Quarter of said Section 1 to the northeast corner GLO Lot 4 of said Section 1;
Thence South 00°26'54" West, 1327.45 feet along the east line of said GLO Lot 4
to the southeast corner thereof;
Thence South 88°38'42" West, 1327.99 feet along the south line of the said GLO
Lot 4 to the southwest corner thereof, also being the southeast corner of GLO Lot
1 of said Section 2;
Thence South 89°10'57" West, 2653.84 feet along the south lines of said GLO
Lot 1 and GLO Lot 2 of said Section 2 to the Southwest corner of said GLO Lot 2;
Thence North 00°01'15" East, 1091.66 feet along the west line of said GLO Lot 2;
Thence leaving said west line, North 88°31'05" East, 210.07 feet;
Thence North 00°01'15" East, 210.07 feet to the north line of the Northeast
Quarter of said Section 2;
Thence North 88°31'05" East, 2452.38 feet along said north line to the POINT
OF BEGINNING.
The above described parcel contains a computed gross area of 5,223,137 sq. ft.
(119.9067 acres) and a computed net area of 4,937,225 sq. ft. (113.3431 acres)
more or less and being subject to any easements, restrictions, rights-of-way of
record or otherwise.
P: 602.490.0535 / F: 602.368.2436
www.hilgartwilson.com
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
Table B.1 - Preliminary Wastewater Flow & Sewerline Capacity Calculations
Legacy Point
Glendale, Arizona
June 13, 2022
(gpd)
(gpm)
(gpd)
(gpm)
2-C
Single-Family Residential
19.00
59
3.1
14,160
9.8
177
4.17
59,003
41.0
2-D
Single-Family Residential
21.00
67
3.2
16,080
11.2
201
4.15
66,688
46.3
2-E
Single-Family Residential
15.00
54
3.6
12,960
9.0
162
4.18
54,173
37.6
2-F
Single-Family Residential
10.00
30
3.0
7,200
5.0
90
4.26
30,642
21.3
2-G
Single-Family Residential
14.00
59
4.2
14,160
9.8
177
4.17
59,003
41.0
79.00
269
3.4
64,560
44.8
807
3.86
249,080
173.0
450,406
312.8
201,326
139.8
2-H
Single-Family Residential
12.00
47
3.9
11,280
7.8
141
4.20
47,372
32.9
2-I
Single-Family Residential
14.00
58
4.1
13,920
9.7
174
4.17
58,039
40.3
2-J
Single-Family Residential
15.00
51
3.4
12,240
8.5
153
4.19
51,264
35.6
41.00
156
3.8
37,440
26.0
468
3.99
149,342
103.7
450,406
312.8
301,064
209.1
120.00
425
3.5
102,000
70.8
1,275
3.73
380,408
264.2
Ambra (Future)4
Single-Family Residential
24.74
122
4.9
29,280
20.3
366
4.04
118,297
82.2
103.74
391
-
93,840
65.2
1,173
3.75
352,299
244.7
421,316
292.6
69,017
47.9
Topaz (North Sewer Line)5
Single-Family Residential
-
11
-
2,640
1.8
33
4.35
11,479
8.0
Topaz (South Sewer Line)
Single-Family Residential
-
20
4,800
3.3
60
4.30
20,631
14.3
19.94
31
-
7,440
5.2
93
4.25
31,635
22.0
-
402
-
96,480
67.0
1,206
3.75
361,422
251.0
518,456
360.0
157,034
109.1
Casa de Ensueno7
Single-Family Residential
11.78
15
1.3
3,600
2.5
45
4.32
15,565
10.8
135.46
437
-
104,880
72.8
1,311
3.72
390,268
271.0
508,579
353.2
118,311
82.2
Notes:
1. Demand factors and peaking method taken from Design Standards Manual for Water and Wastewater Systems (City of Phoenix, 2017).
2. Peak flows are determined by population based peaking factors and are not additive.
3. Legacy Point (Project) acreage and lot count based on Development Plan dated November 5, 2021 (HILGARTWILSON, 2021)
4. Ambra acreage and lot count based on Preliminary Plat dated October 5, 2021 (3 Engineering, 2021).
5. "Topaz (North Sewer Line)" is anticipated to convey wastewater from the Project (West of 75th Ave) and Ambra.
6. Topaz acreage and lot count based on Final Plat approved by the City of Glendale on May 25, 2004 (Clouse Engineering, 2003).
7. Casa de Ensueno acreage and lot count based on Final Plat approved by the City of Glendale on October 14, 2003 (Clouse Engineering, 2003).
8. Pipe capacity calculations performed in Bentley FlowMaster Version 10.03.00.03.
Demand Factor1:
Single Family Residential
240
Population Factor:
80
(used to calculate equivalent population)
Peaking Factor1:
Per Harmon's Formula
REACH 3: CAPACITY OF OFFSITE 8-INCH PIPE AT CASA DE ENSUENO (n=0.013, d/D=75%, Smin=0.0051FT/FT) 8
THIS PROJECT (WEST OF 75TH AVE)3
THIS PROJECT (EAST OF 75TH AVE)3
SUBTOTAL: THIS PROJECT (EAST OF 75TH AVE)
TOTAL: THIS PROJECT (WEST & EAST OF 75TH AVE)
SUBTOTAL (TOPAZ) 6
TOTAL (PROJECT'S WEST PORTION, AMBRA, TOPAZ, CASA DE ENSUENO)
SUBTOTAL: THIS PROJECT (WEST OF 75TH AVE)
SUBTOTAL (PROJECT W. OF 75TH AVE, AMBRA)
REACH 1: CAPACITY OF OFFSITE 8-INCH PIPE AT AMBRA'S OUTFALL TO EXISTING SEWER LINE EAST OF TOPAZ (n=0.013, d/D=75%, Smin=0.0035FT/FT)8
CAPACITY OF OFFSITE 8-INCH PIPE AT PROJECT'S WEST PORTION OUTFALL (n=0.013, d/D=75%, Smin=0.0040FT/FT)8
CAPACITY OF OFFSITE 8-INCH PIPE AT PROJECT'S EAST PORTION OUTFALL (n=0.013, d/D=75%, Smin=0.0040FT/FT)8
Area
(ac)
Peak Hour Flow2
Parcel/Development
Units
(DU)
Average Day Flow
Equivalent
Population
Peaking
Factor
Land Use
Density
(DU/ac)
REACH 2: EXCESS CAPACITY
REACH 1: EXCESS CAPACITY
PROJECT'S EAST PORTION: EXCESS CAPACITY
PROJECT'S WEST PORTION: EXCESS CAPACITY
OFFSITE
REACH 2: CAPACITY OF OFFSITE 8-INCH PIPE CONVEYING PROJECT'S WEST PORTION, AMBRA, NORTH TOPAZ LINE5 (n=0.013, d/D=75%, Smin=0.0053FT/FT)8
TOTAL (PROJECT'S WEST PORTION, AMBRA, NORTH TOPAZ LINE)
Qpeak = Qave*[1+14 / (4+P1/2)]
gallons/day/dwelling unit
gallons/day/capita
P = Population (in thousands)
REACH 3: EXCESS CAPACITY
U:\2100\2143\2143.01 - Shea Homes\REPORTS\SEWER\Master Analysis (Glendale)\SUB4\Excel\2143 - B1 Wastewater Flow - Glendale.xlsx
6/13/2022