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Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
PROJECT NARRATIVE &
PLANNED RESIDENTIAL DEVELOPMENT (PRD) BOOKLET
MODERN RIDGE ESTATES
19822 N. 53RD AVE. GLENDALE 85308
PARCEL #'s 200-24-010 & -013D
WEST SIDE OF 53RD AVE. SOUTH OF ESCUDA RD.
CASE # NOT AVAILABLE
SR19-0105
Prepared by: Zachary Pebler
February 28, 2020
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480y 321y 8149
ZAPEBLER@AOL.COM
2nd Submittal
JULY 8, 2020
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
TABLE OF CONTENTS
PROJECT NARRATIVE…………………………………………………...……Pages 1-3
EXISTING CONDITIONS AND CONTEXT AERIAL (EXHIBIT “A”)……….…Page 4
CITY OF GLENDALE GENERAL PLAN (EXHIBIT “B”)…………………….....Page 5
LEGAL DESCRIPTIONS……………………………………………………….….Page 6
WARRANTY DEEDS…………………………………………..........................Pages 7-11
SITE SURVEY.........…………………………………………………………...Pages 12-13
SITE PLAN/LANDSCAPE PLAN………………………………………...…........Page 14
LOT MATRIX.………………………………………………………………........Pages 15
GRADING & DRAINAGE PLAN (PRELIMINARY)…………………….....Pages 16-18
PRELIMINARY PLAT………………………………………………….….....Pages 19-21
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
1. Introduction:
Zachary A Pebler, PLLC, on behalf of our client Cornel Mateu, is pleased to
present Modern Ridge Estates, and support of a rezoning, PRD request, and preliminary
plat for a new single-family residential subdivision, on the west side of 53rd Ave. just
south of Escuda Dr. which is composed of Parcel #'s 200-24-010B & -013D. These two
parcels combine to form a project of approximately 3.781 acres. The parcels are currently
zoned A-l (Agriculture) and SR-30 (Suburban Residence) in the City of Glendale. The
rezoning to SR-17 and PRD approval request, if approved, will allow for the
development of a low-density, infill, six (6) lot, single-family, detached residential
community with a singular private street.
Lot sizes as proposed will be a minimum 20,000 sq.ft., lot setbacks to be 20 feet
from the front property line, 10 foot sideyard, and backyard setback of 30 feet.
Maximum lot coverage as proposed will be 40%. Proposed open space and retention will
be 10% of the project size or 16,471 sq.ft. The projects overall density will be 1.58
homes per the acre which is consistent with the City of Glendale General Plan
designation of Low Density Residential 1-2.5du/acre.
2.
Existing General Plan Designation & Zoning Classification
As attached herein as Exhibit B, the two parcels have a designation of Low
Density Residential (1-2.5 du/acre) in the City of Glendale.
3.
Request
Our requests to the City of Glendale will be:
a) A rezoning from A-1 and SR-30 to SR-17 with a PRD Overlay.
b) Site Plan Approval
c) Preliminary Plat Approval
These requests, if approved will accommodate the development of an infill, 6-lot
low-density, single-family detached community on 3.781 acres. This project will yield a
density of 1.58 dwelling units per acre with 10% of the project reserved for retention and
open space. A copy of the Site Plan is attached as Exhibit C.
4.
Existing Site Conditions
The site is presently vacant and unremarkable in topography. The subject site
between the two combined parcels make for an odd and irregular shape. This is an infill
location with limited infrastructure, which presents a reasonable solution for a low-
density use. The projects main access will be from 53rd Ave. with an exit only looping
through the community and up to Escuda Road by way of a private street.
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
5.
Relationship to Surrounding Properties
The property is bound to the north and east by A-1 zoned single-family residential
homes. To the west are three SR-17 zoned properties; two homes and one home under
construction. To the south is a single-family residential community called “Carmel Park”
which is zoned R1-7 with a vast majority of those adjacent homes 2-story product.
The conversion of this property from vacant land to a low-density residential
community will add new housing stock in the area that has become old and quite
outdated. If approved, this project will create an excellent transition from higher density
residential to the south to the older and less-dense homes to the north. Because of this,
the site provides an excellent space for a quality infill development.
6.
Site Plan and Community Design
As previously noted, this infill community is proposed to have six (6) single-
family detached homes. The typical lot size will be 150’x165’ with a minimum square
footage of 20,000 square feet. The only entry to the community will be off of 53rd Ave.
south of Escuda Dr. The main street within Modern Ridge Estates will be a 32-foot wide
street section until the road loops to the north, which has an exit at 25 feet wide. The
community will offer two centralized open space and retention areas that equate to 10%
of the total project area. This will create the feeling of a private, quaint, and quiet
boutique community.
7.
Design Intent
This boutique community is intended to build low-density/low-impact single-
family homes within an infill community. The objective was to develop the site in such a
way to offer a transitional product from the higher density to the south to the lower
density homes adjacent to the site. The minimum lot sizes within the SR-17 standards are
17,000 square feet lots. However, Modern Ridge Estates will be larger than 20,000
square feet. The developer is proposing a tree-lined tract on the east side of Lot #6
along 53rd Avenue which serves as the focal entry point with a predominately
indigenous plant palette. A decomposed granite walkway will stretch through the
community offering a path of invitation to the project. This will be the crowned jewel
of the area as a boutique community.
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480y 321y 8149
ZAPEBLER@AOL.COM
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
8.
Development Standards
SR-17
SR-17 PRD (Proposed)
Min. Net lot Area (sf):
17,000
17,000 min. (avg. is 21,864)
Min. Width (ft)
110
110
Min. Depth (ft)
130
130
Min. Front Setback (ft)
25
20
Min. Rear Setback (ft)
30
30
Min. Side Setback (ft)
15
10
Min. Street Side Setback (ft)
15
15
Max. Structure Height (ft)
30 w/ a 2-story max 30 w/ a 2-story max
Max. % Lot Coverage
30
40
**bold indicated the deviation from standard
As part of our application submission we are asking the City of Glendale to allow
our PDR to deviate from the SR-17 zoning standard on a few categories. Front and side
setback relief along with lot coverage percentage relief will allow the developer better
custom home product options. Because each house will be custom and not production
style, the developer will need some freedom to build a truly unique housing product
similar to the three homes to the west.
9.
Conclusion
The proposed Modern Ridge Estates subdivision will be a quality addition to the
area by bringing a high quality housing product with diversity in lot size and superior
community and home design. The submitted community design will serve as an
excellent transition between two vastly different existing areas and will serve as an
excellent in-fill project for City of Glendale. We look forward to working with the City
of Glendale.
Enclosed:
Exhibit A – Aerial
Exhibit B – General Plan Map
Exhibit C – Projected Site Plan
Maricopa County GIO, various, Maricopa County
O
5/8/2019 4:20:27 PM
Map
SITE
EXHIBIT "A"
Maricopa County GIO, Maricopa County
O
6/24/2019 11:27:19 AM
Map
Land Use Element
Page 2‐5
51ST AVE
43RD AVE
BETHANY HOME RD
CAMELBACK RD
GLENDALE AVE
NORTHERN AVE
OLIVE AVE
PEORIA AVE
CACTUS RD
THUNDERBIRD RD
GREENWAY RD
BELL RD
UNION HILLS DR
BEARDSLEY RD
DEER VALLEY RD
PINNACLE PEAK RD
GRAND AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
115TH AVE
EL MIRAGE RD
DYSART RD
LITCHFIELD RD
BULLARD AVE
REEMS RD
SARIVAL AVE
COTTON LN
CITRUS RD
PERRYVILLE RD
o
Luke AFB
Glendale
Municipal
Airport
U
V
101
U
V
303
U
V
101
£
¤
60
S
k
un
k
Creek
New River
New River
Agua F
ria
R
i
ver
G
L
E
N HA
R
B
O
R
B
LVD
NOR
THERN PKW
Y
Glendale General Plan
Land Use Diagram
Source: Glendale Planning Department, 2014.
Legend
Glendale City Limits
Glendale Municipal Planning Area
Luke Air Force Base
Freeway / Highway
Arterial
Railroad
River / Creek
Luke AFB
o
Airport
0
1
2
½
Mile
General Plan Catagories
Residential
LDR 1 - Low Density Residential 0 - 1 du/ac
LDR 2.5 - Low Density Residential 1 - 2.5 du/ac
MDR 3.5 - Medium Density Residential 2.5 - 3.5 du/ac
MDR 5 - Medium Density Residential 3.5 - 5.0 du/ac
MHDR 8 - Medium-High Density Residential 5.0 - 8.0 du/ac
MHDR 12 - Medium-High Density Residential 8.0 - 12.0 du/ac
HDR 20 - High Density Residential 12.0 - 20.0 du/ac
HDR 30 - High Density Residential 20 - 30.0 du/ac
Office
OFC - Office
BP - Business Park
Commercial
GC - General Commercial
PC - Planned Commercial
Industrial
LI - Industrial
HI - Heavy Industrial
Mixed Use
CCC - Corporate Commerce Center
DMU - Downtown Mixed Use
EMU - Entertainment Mixed Use
RMU - Regional Mixed Use
Special
INST - Institutional
EDU - Educational
PF - Public Facilities
LCLU - Luke Compatible Land Use Area
POS - Parks And Open-Space
Figure 2
EXHIBIT "B"
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
LEGAL DESCRIPTION
Parcel # 200-24-010B
THE SOUTH HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF
THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 29,
TOWNSHIP 4 NORTH, RANGE 2 EAST OF THE GILA AND SALT RIVER BASE
AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
Parcel # 200-24-013D
THE NORTH HALF OF THE SOUTH HALF OF THE EAST HALF OF THE
SOUTHEAST
QUARTER
OF
THE
NORTHWEST
QUARTER
OF
THE
NORTHWEST QUARTER OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 2 EAST
OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY,
ARIZONA.
OF
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
1
2
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
OWNER/SITE INFO
SURVEYOR
OWNER/SITE INFO
REFERENCE DOCUMENTS
VICINITY MAP
NORTH 51ST AVENUE
NORTH 59TH AVENUE
WEST BEARDSLEY ROAD
SITE
29
WEST UNION HILLS DRIVE
LOOP 101
NORTH
53RD
AVENUE
NORTH
55TH
AVENUE
BENCHMARK
ALTA/NSPS LAND TITLE SURVEY
FOR
APN 200-24-010B & APN 200-24-013D
BEING LOCATED IN THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 2 EAST OF THE GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
ALTA/NSPS LAND TITLE SURVEY
APN 200-24-010B & APN 200-24-013D
CERTIFICATION
SCHEDULE "B" EXCEPTION ITEMS
BEING LOCATED IN THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 2 EAST OF THE GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
LEGAL DESCRIPTION
BASIS OF BEARING
SURVEYORS NOTES
“
”
LEGAL DESCRIPTION
SCHEDULE "B" EXCEPTION ITEMS
SUBJECT PROPERTY
APN 200-24-010B
APN 200-24-013D
OF
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
2
2
WEST BEARDSLEY ROAD (ALIGNMENT)
NORTH 51ST AVENUE
NORTH 55TH
AVENUE
WEST ESCUDA ROAD
NORTH 53RD AVENUE
WEST ESCUDA ROAD
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
ALTA/NSPS LAND TITLE SURVEY
FOR
APN 200-24-010B & APN 200-24-013D
ALTA/NSPS LAND TITLE SURVEY
APN 200-24-010B & APN 200-24-013D
BEING LOCATED IN THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 2 EAST OF THE GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
Preliminary
PLP.1
Landscape Plan
DRAWING NUMBER
PROJECT NUMBER
SCALE
DRAWING TITLE
KEYPLAN
SEALS AND SIGNATURES
Plot Date:
MODERN RIDGE
ESTATES
KONTEXTURE, LLC
ARCHITECT
3334 N. 20TH STREET
PHOENIX, AZ, 85016
623.533.7652
5409 W. Escuda Dr.
GLENDALE, AZ 85308
K O N T E X T U R E
architecture | interiors | urban planning
4/30/2018 10:42:36 AM
ISSUED FOR
DATE
ISSUED FOR
REV
DATE
Landscape
Plan
Preliminary
ZONING:
SR-17
Modern Ridge Estates Matrix
5415 E Escuda Drive
Glendale, Arizona
Lot Matrix
Lot No
Lot Area
Avg. Width
Avg. Length
1
21124
142.0
148
2
20813
140.0
148
3
20462
138.0
149
4
20108
135.0
149
5
21455
144.0
149
6
25945
145.0
149
Tract Matrix
Tract No
Tract Area
Avg. Width
Avg. Length
A
20,336
34
331
B
8,034
54
149
C
6,611
50
148
PRELIMINARY GRADING & DRAINAGE PLAN
FOR
"MODERN RIDGE ESTATES"
PRELIMINARY GRADING & DRAINAGE PLAN
FOR
"MODERN RIDGE ESTATES"
PRELIMINARY GRADING & DRAINAGE PLAN
FOR
"MODERN RIDGE ESTATES"
TRACT AREA TABLE
LOT AREA TABLE
OF
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
1
3
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
OWNER/SITE INFO
SURVEYOR
REFERENCE DOCUMENTS
VICINITY MAP
NORTH 51ST AVENUE
NORTH 59TH AVENUE
WEST BEARDSLEY ROAD
SITE
29
WEST UNION HILLS DRIVE
LOOP 101
NORTH
53RD
AVENUE
NORTH
55TH
AVENUE
PARENT PARCEL LEGAL DESCRIPTION
BASIS OF BEARING
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
AN SR-17PRD RESIDENTIAL DEVELOPMENT
BEING LOCATED IN THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 2 EAST OF THE GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
AN SR-17PRD RESIDENTIAL DEVELOPMENT
BEING LOCATED IN THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 2 EAST OF THE GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
SHEET 1 OF 3
06/08/20
ENGINEER
SURVEYOR'S CERTIFICATE
AREA
FLOODPLAIN STATEMENT
UTILITY PROVIDERS
NOTES
TRACT AREA TABLE
LOT AREA TABLE
LOT 3
LOT 4
TRACT 'B'
LOT 5
LOT 6
LOT 2
LOT 1
TRACT 'C'
TRACT 'A'
TRACT 'A'
TRACT 'A'
TRACT 'D'
WEST BEHREND DRIVE
OF
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
2
3
WEST BEARDSLEY ROAD (ALIGNMENT)
NORTH 51ST AVENUE
NORTH 55TH
AVENUE
WEST ESCUDA ROAD
NORTH 53RD AVENUE
WEST ESCUDA ROAD
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
AN SR-17PRD RESIDENTIAL DEVELOPMENT
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
AN SR-17PRD RESIDENTIAL DEVELOPMENT
BEING LOCATED IN THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 2 EAST OF THE GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
SHEET 2 OF 3
06/08/20
LEGEND
OF
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
3
3
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
AN SR-17PRD RESIDENTIAL DEVELOPMENT
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
AN SR-17PRD RESIDENTIAL DEVELOPMENT
BEING LOCATED IN THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SECTION 29, TOWNSHIP 4 NORTH, RANGE 2 EAST OF THE GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
PRELIMINARY PLAT FOR
"MODERN RIDGE ESTATES"
SHEET 3 OF 3
06/08/20
OUTER LIMITS
LAND SURVEYING
www.outerlimitslandsurveying.com
Phoenix, AZ 85050
PO Box 71957
TEL: 602.486.1154
UNOBSTRUCTED VIEW
EASEMENT "UVE" (TYP)
TYPICAL LOT DETAIL