Citizen Participation Final Report
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Citizen Participation FINAL REPORT for Palermo A PLANNED RESIDENTIAL DEVELOPMENT (Southeast corner of Northern Avenue and 87th Avenue alignment) Application Nos.: GPA20-08 and ZON20-13 Prepared by: Home Builder K. Hovnanian Homes Contact: Chuck Chisholm 20830 N. Tatum Boulevard, Suite 250 Phoenix, Arizona 85050 Attorney Earl and Curley, P.C. Contact: Taylor C. Earl 3101 North Central Avenue, Suite 1000 Phoenix, Arizona 85012 Prepared: August 21, 2020 2 CITIZEN PARTICIPATION FINAL REPORT Palermo Minor General Plan Amendment and Rezoning requests PROJECT DESCRIPTION K. Hovnanian Homes is submitting this request for approval of a Minor General Plan Amendment and a companion Rezoning for an approximate 12-acre infill property located at the southeast corner of Northern Avenue and 87th Avenue alignment. The new residential community will be called “Palermo.” The subject site is an infill site zoned R1-10 PRD. The property is currently undeveloped. Back in 2013 a Final Plat for 27 lots was recorded on the property, but no lots were ever constructed. The final plat was recorded as Northern Place under Book 1137 Page 41 (Document #2013-0109373). The platted Northern Place final plat showed one point of access from Northern Avenue. The property is generally bounded by Northern Avenue along the north, an existing residential subdivision within the City of Glendale zoned R1-7 PRD to the west, three existing residential lots within Maricopa County jurisdiction zoned RU-43 to the east, and an existing SRP agricultural improvement and power district parcel to the south. The rectangular shaped property enjoys direct access to Northern Avenue. The existing General Plan designation for this parcel is LDR 2.5 (Low Density Residential; 1-2.5 du/ac). The first request seeks a Minor General Plan Amendment (GPA) to change the existing LDR 2.5 to MDR 5 (Medium Density Residential: 3.5-5 du/ac) land use designation. The second companion request seeks a rezoning from the existing R1-10 PRD (Single Residence, Planned Residential Development) to R1-6 PRD with amended development standards to allow a planned residential development. The resulting project will be called Palermo. Palermo proposes a new 46-lot single-family residential community on a site that is currently vacant and undeveloped. The overall proposed density for this very challenging site is 4.17 dwelling units per acre (gross). The purpose of the proposed PRD is to create specific standards to guide the residential development of the subject property, so that it fits seamlessly within the surrounding area. OVERVIEW OF ELEMENTS OF CITIZEN NOTIFICATION The Citizen Participation Final Report was prepared in accordance with the City of Glendale Citizen Participation Ordinance (CPO). As prepared, the Final Report meets the City’s CPO requirements and the recommended notification area as identified by the Planning Department. In accordance with requirements of the CPO, the following process was completed: • The Citizen Participation Plan was approved by the City Planner handling this case. 3 • A Neighborhood Meeting was deemed to be the most appropriate notification technique to inform the adjacent property owners/residents and/or interested parties of the requests. • On July 17, 2020, Earl and Curley, P.C. mailed the required Neighborhood Meeting Notification/Invitation letters. There were a total of 153 letters mailed to: all property owners within 300-feet of the subject site (utilizing the Maricopa County Assessor data base), all interested parties for the Yucca District (as provided by the Planning Department), the Mayor’s office, the City Council office, George Gehlert, Senior Planner, and Diana Figueroa, Management Assistant Planning Department to advise them of the proposed General Plan Amendment and Rezoning applications and to notify them of the neighborhood meeting to discuss the applications. According to the City there are no Glendale Homeowners Associations and Registered Neighborhood Groups in the area. A copy of the list of property owners within 300-feet of the subject site, interested parties, City of Glendale Mayor and Council Office, and Planning Department, along with assessor’s maps which shows which property owners were notified is provided in the Appendix. • The notification letter invited residents and interested parties to attend a neighborhood meeting in the area at Residence Inn & Spring Hill Suites Glendale Sport & Entertainment District, 7350 N. Zanjero Blvd. (Grand Canyon Room), Glendale, Arizona 85305 on Monday, August 3, 2020 from 6:00 PM to 7:00 PM. The letter provided a brief explanation of the proposed applications and explained the purpose of the meeting and included an aerial exhibit and site plan. A copy of the Neighborhood Meeting Notification/Invitation letter and exhibits are provided in the Appendix. • The neighborhood meeting letter also included the applicant’s contact information, such as address, phone number, e-mail address, and fax number, so if anyone wanted to express concerns, issues, or problems, they could also do so by calling, writing, emailing, or faxing the applicant. The letter also provided the name and email of the City’s Planner handling this case. • A neighborhood meeting was held on Monday, August 3, 2020 from 6:00 PM to 7:00 PM to inform those in attendance of the proposed applications. No one attended the meeting except for the 4 members of the development team. See attached Neighborhood Meeting Sign-In sheet. • A series of 24” x 36” boards was set up to allow attendees the ability to view the exhibits up close and at their own pace and receive answers to their individual questions. The boards included an aerial photo showing the subject site and surrounding context, an existing and proposed General Plan Land Use map exhibit, an existing and proposed Zoning map exhibit, a detailed conceptual site plan, and one boards showing the conceptual design character of the proposed house product. 4 Phone Call • On August 3, 2020, we received a call from Mr. Amir Moayedpardazi, the adjacent property owner from the subject site. He expressed that there is supposed to be SRP irrigation water that goes up and through our property and makes its way out to his property. Our consultant is looking into this issue and is working with SRP to resolve this issue. Mr. Moayedpardazi said he likes our project and our layout and is not opposed to it, he just wants to make sure he gets his water. This representative was not in attendance at the neighborhood meeting and no additional contact has been received from that property. Between July 17, 2020 and today’s date August 21, 2020, there have been no other no concerns, issues or problems expressed by any of the participating individuals, except for one phone call mentioned above. Since there were no concerns, issues, or problems raised by the adjacent property owners and other interested individuals, there was no need to hold a 2nd meeting to address public concerns. Should any adjacent property owners and/or other interested individuals raise any concern between now and the hearings, the Project Team will make every effort to address those concern in the appropriate manner, such as but not limited to personal visits, phone calls, or other acceptable means. Members of the Project Team are committed to working with the City of Glendale, surrounding neighbors, and any interested parties to ensure the compatibility and success of this application. This concludes the Citizen Participation Final Report for the proposed Palermo property located at the southeast corner of Northern Avenue and 87th Avenue alignment. O:\INDEX\KHovnanian Homes\87th Avenue & Northern\Docs\Citizen Participation FINAL REPORT - GPA and Rezoning (FINAL)_8.21.2020.docx 5 APPENDIX 1. Neighborhood Meeting Sign-In Sheet. 2. Neighborhood Meeting Notification Letter. 3. 300-feet Property Ownership Notification Map. 4. Mailing List 6 7 8 9 10 11 *THIS PAGE WAS LEFT INTENTIONALLY BLANK*