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Palmaire Living – Phase 2 Rezoning and Minor General Plan Amendment Narrative SEC Palmaire Avenue and 45th Avenue Glendale, Arizona Prepared by: Withey Morris, PLC 2525 East Arizona Biltmore Circle Suite A-212 Phoenix, Arizona 85016 Submittal Date: September 2020 PLANNING REC'D 9/21/2020 GPA20-09-ZON20-15 2 PROJECT TEAM Owner: Palmaire Investments, LLC 3241 N. University Avenue, #104 Provo, UT 85604 Legal Representative: Adam Baugh Withey Morris P.L.C. 2525 E. Arizona Biltmore Cir. Ste A-212 Phoenix, AZ 85016 (602) 230-0600 adam@witheymorris.com Civil Engineer: David Bohn BFH Group 3707 E. Southern Avenue Mesa, AZ 85206 480-734-1446 3 TABLE OF CONTENTS I. Introduction II. Current Zoning III. General Plan Conformance IV. Project Design and Site Plan V. Planned Area Development Plan VI. Building Elevations VII. Landscaping, Entry Features, Perimeter Wall VIII. Grading and Drainage Concept IX. Transportation and Circulation X. Public Improvements XI. Lighting and Screening XII. Summary 4 LIST OF EXHIBITS 1. Vicinity and Aerial Map 2. Parcel Map 3. Zoning Map 4. General Plan Map (Current and Proposed) 5. Site Plan – Phase 2 6. Site Plan – Phase 1 and Phase 2 combined 7. Building Elevations 8. Landscape Plan 5 I. INTRODUCTION Palmaire Living is a newly proposed multi-family development on Palmaire Avenue (between 43rd and 45th Avenues) (the “Property”). Phase 1 is already zoned R-4 and is currently going through plan review and permitting with the City of Glendale. Palmaire Investments, LLC proposes to develop a second phase, “Phase 2” on the parcel directly to the east. The Phase 2 parcel is approximately 1.77 acres located at the southeast corner of 45th Avenue and Palmaire Avenue (the “Property”) as shown on the Vicinity and Aerial Map attached as Exhibit 1 and Parcel Map at Exhibit 2. The Phase 2 parcel is zoned C-2 and is currently used as outdoor vehicle and trailer storage. Palmaire Investments proposes to rezone the Property from C-2 to R-5 land use designation to develop 42 apartment units with identical architecture, design and features as Phase 1. II. CURRENT ZONING The Property is currently zoned General Commercial (C-2). Given the R-3 (Multiple Residence) zoning to the north and R-4 (Multiple Residence) zoning to the east, and the charter school use to the west, a multifamily residential use is appropriate at this location. See zoning map at Exhibit 3. A multifamily use provides a good transition from the heavy commercial uses along Glendale Avenue to more single-family neighborhoods located further north of the Property. Lastly, multi-family uses on this property allow for the Phase 2 expansion of the Palmaire Living apartment community. III. GENERAL PLAN CONFORMANCE The Property’s current General Plan Classification is General Commercial. This application includes a request to amend the General Plan Classification to HDR 30 (High Density Residential 20.0 – 30.0 du/ac), which is similar to the residential communities that surround the site. See Existing General Plan Map at Exhibit 4. The proposed project also meets goals and policies of the General Plan, as outlined below. Housing Element - Policy HE‐5.3: The City should develop safe, well built, attractive housing that adds variety to neighborhoods, thereby serving as a catalyst for the improvement of the surrounding neighborhoods. The proposed development provides a quality workforce housing product that offers a new housing option in the neighborhood. The existing use on the site is an outdoor vehicle and trailer storage, which is an underutilized use and therefore a new, multifamily project will enhance the neighborhood and area. 6 Community Preservation & Revitalization – Policy CRR‐2.1: The City shall encourage and support infill development to take advantage of existing infrastructure, community and educational facilities, and enhance existing neighborhoods. The proposed multifamily project will take advantage of an underutilized infill site and the existing infrastructure to enhance the existing neighborhood. In addition, this request is Phase 2 of the Palmaire Living apartments and therefore the larger connected community will provide a quality lifestyle to its residents while promoting new development in the vicinity. Bicycle and Pedestrian Connectivity - Policy BP‐4.1: The City should develop, operate and maintain comprehensive and continuous pedestrian facilities. The development will provide continuous pedestrian facilities around the project site. The development includes detached sidewalks along 45th Avenue and Palmaire Avenue for safe pedestrian connections to and from the property. IV. PROJECT DESIGN AND SITE PLAN The vision for this development is to create a unique urban living environment that caters to a variety of lifestyles. This development proposal aims to provide convenient access to services, employment opportunities and area amenities while enjoying a maintenance free lifestyle. Palmaire Living also helps fill the need for more workforce housing which is significantly underserved in the Valley. Generally, multi-family development has trended toward luxury apartments commanding higher and higher rents. This pattern of development has left a significant gap of the population underserved – working individuals and families seeking for-rent housing at an attainable price. The proposed development provides an opportunity to bring new, financially attainable, modern rental housing to Glendale. The proposed community has a residential scale that is appropriate for the surrounding area, which includes apartments adjacent to the north and east. The Phase 2 development will include 42 units with a mix of two-bedroom and three-bedroom units. The development will have building heights of both two and three-stories. The design of the buildings will match the elevations proposed in Phase 1 of the development. Between Phase 1 and 2, Palmaire Living will provide 94 combined units. A site plan of Phase 2 is at Exhibit 5 and a site plan with both Phase 1 and Phase 2 is at Exhibit 6. The main entrance will be from Palmaire Avenue which will serve both phases of the development. The development will be served through a reciprocal cross access easement that will benefit both parcels. A gated egress only exit will be on 45th Avenue. The primary entrance will be gated and will have an entry feature with monument signage and enhanced landscaping. Detached sidewalks will be included along 45th Avenue and Palmaire Avenue to accommodate pedestrian circulation. 7 Approximately 28 percent of the overall site will provide open space per city code. The central open space will be used for active recreation and will include turf, playground equipment, seating and shade areas. In addition, the Phase 2 development will have common access with Phase 1 and residents will be able to enjoy both amenity areas including the pool and barbeque facilities planned in Phase 1. V. BUILDING ELEVATIONS Located in the heart of Glendale, our team has implemented a timeless, clean and simple design that has a mid-modern theme to reflect the vision of the future of Glendale architecture. The main building color scheme is soft with neutral tones (Smokey White, Light Gray and Taupe colors) to blend in with the surrounding environment. Key elements of design have been added including different textures and materials to make it a vibrant, long-lasting project for us and the City of Glendale. We have implemented a smooth coat stucco finish with "wood look" (Brown) tile accents to help the building pop. Staggered roof heights will add dimension, steel staircases, and updated windows and doors will give the site the fresh look that is appealing to the area. All design elements will be consistent through the whole project and will reflect in the amenities design, monument signs, landscaping, and common areas. This design will maintain a high standard of building for other new projects in the area. See Building Elevations at Exhibit 7. VI. LANDSCAPING, ENTRY FEATURES, PERIMETER WALL The site is designed with an internal roadway that creates a main open space area to be enjoyed by community residents. The central open space area for this infill site is intended to be used for active recreation. Amenities that may be provided within the open space areas include, but are not limited to turf, playground equipment, benches, BBQs and shade structures. Overall open space will be approximately 28%. The development will include a landscape entry feature that highlights the community entry point. The landscape concept utilizes a plant palette indigenous to the area and will be complementary to the proposed architectural theme. Drought resistant plants and trees will be the predominant materials used in the overall landscape design with colorful accent materials incorporated in the open spaces. All plant materials throughout the project will be chosen for their qualities of lushness and color capabilities. Streetscape standards along Palmaire Avenue and 45th Avenue will include plant materials compatible with the City’s street landscape program. The applicant will be responsible for the installation of street side landscaping with the right-of-way. See landscape rendering at Exhibit 8. Monument signage will be provided at the entrance on Palmaire Ave. Materials used will complement the surrounding neighborhood. The theme perimeter wall design will be simple, while also reflecting the patterns and forms of the entry features. A combination of split face 8 block will create a unique pattern with columns, caps, and pop outs that will help set apart the project and complement the entry feature. VII. GRADING AND DRAINAGE CONCEPT The development will provide for onsite retention for 100-year, 2-hour storm event. Drainage for the site is proposed between the two buildings for Phase 2, as noted on the site plan in Exhibit 5. VIII. TRANSPORTATION & CIRCULATION The project is located along a collector street which provides excellent off-site transportation. Access to the development will be served from Palmaire Avenue, with an egress- only exit onto 45th Avenue. The required half street improvements have already been completed. In addition, the site is in walking distance to public transit bus lines traveling east and west along Glendale Avenue. IX. PUBLIC IMPROVEMENTS The City of Glendale has a 6” water line in Palmaire Avenue and an 8” sewer main in 45th Avenue which can be used to serve this development. Additional sewer and water lines will be constructed within the interior streets that will properly serve the proposed development to meet domestic standards. All utilities will be underground in accordance with the City of Glendale Ordinance. X. LIGHTING AND SCREENING Full lighting will not exceed 0.1 footcandles at the property boundary, per the City requirements. All mechanical equipment will be completely screened. Metal flashing, vents, pipes, electrical panels and other exposed metal will be painted to match the color of the roof or building. XI. SUMMARY Overall, the change in zoning is appropriate for the area and compatible with the R-4 zoning to the east and R-3 zoning to the north. The Phase 2 addition creates a better planned community and good land use transition to the commercial uses along Glendale Road. In short, Palmaire Living will have no impact on the existing and surrounding land uses and will be a benefit for the overall area. N Site Aerial Map SEC of Palmaire Avenue and 45th Avenue N Parcel Map SEC of Palmaire Avenue and 45th Avenue Zoning Map N C-2 R-4 R-3 C-3 C-3 C-2 R-4 R1-6 SEC of Palmaire Avenue and 45th Avenue General Plan Land Use Map N GC HDR 20 HDR 20 GC MDR 5 MHDR 8 GC GC SEC of Palmaire Avenue and 45th Avenue 45 515 E Carefree Hwy, Phoenix, AZ 85085 602-819-4623 gdkdesign@gmail.com Architecture - Planning KDA A.1 09/15/2020 4443 W PALMAIRE GLENDALE, AZ EXTERIOR ELEVATION - TYPICAL 2 STORY NORTH AND SOUTH WALLS - TYP. PHASE 2 515 E Carefree Hwy, Phoenix, AZ 85085 602-819-4623 gdkdesign@gmail.com Architecture - Planning KDA A.1 09/15/2020 4443 W PALMAIRE GLENDALE, AZ EXTERIOR ELEVATION - TYPICAL 3 STORY NORTH AND SOUTH WALLS - TYP. PHASE 2