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Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
CITIZEN PATICIPATION
-FINAL REPORT-
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 # ZON20-07 & PP20-01
Prepared by: Zachary Pebler
May 12, 2020
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
Project Description: 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.
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.
Elements
of
the
Citizen
Participation
Plan:
As
part
of
the
plan,
we
sent
out
notifications
for
a
neighborhood
meeting
on
March
4th,
2020
at
6:30
p.m.
at
Union
Hills
Aquatic
Center.
The
notification
went
out
to
every
property
owner
within
the
300-‐foot
buffer
of
the
project
as
approved
and
requested
by
Planner
George
Gehlert
in
the
Citizen
Participation
Plan.
In
addition,
as
approved
in
the
Citizen
Participation
Plan,
notifications
went
out
to
the
Mayor’s
office,
Our
Councilmember’s
office,
and
the
Planning
Department
alerting
Mr.
Gehlert
and
Ms.
Diana
Figueroa.
A
list
of
“Interested
Parties”
as
supplied
within
the
approved
Citizen
Participation
Plan
was
alerted
of
the
meeting,
and
it
was
determined
that
there
were
no
Homeowners
Associations
or
Neighborhood
Groups
to
notify
with
the
exception
to
those
cited
in
the
“Interested
Parties
List”.
Carmel
Park
to
the
south
of
the
project
doesn’t
have
an
organized
Homeowners
Association.
At
our
formal
neighborhood
meeting,
twelve
neighbors,
two
project
owners,
and
our
assigned
planner,
Mr.
Gehlert
was
in
attendance.
Although
the
meeting
went
for
two
hours,
the
overall
concern
had
to
do
with
adjacent
Carmel
Park
neighbor
concerns
for
future
constructed
home
height.
Our
application
and
presentation
explained
how
we
are
within
the
Glendale
General
Plan
and
our
zoning
is
a
low-‐
density
use.
I
explained
housing
product
would
be
addressed
at
a
later
date
once
a
zoning
and
preliminary
site
plan
was
established.
Lastly,
additional
follow-‐up
of
Planning
Staff
comments
were
going
to
be
sent
out
to
all
neighbors
that
left
email
addresses
at
the
meeting
sign-‐in.
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
Notification
Date:
Mailing
notifications
for
the
neighborhood
meeting
went
out
February
14th,
2020.
The
Neighborhood
Notification
Letter
Affidavit
of
Mailing
was
filled
out,
signed,
notarized
and
mailed
to
Mr.
George
Gehlert
on
February
15th,
2020.
SEE
APPENDIX
FOR
COMPLETE
LIST
OF
NEIGHBORS,
INTERESTED
PARTIES,
AND
CITY
OF
GLENDALE
STAFF.
On
May
12th,
2020
I
emailed
all
interested
neighbors
from
the
formal
meeting
with
planning
staff
comments.
I
expressed
that
the
land
use
and
density
were
not
brought
up
as
concerns
in
the
comments
and
we
intended
to
push
the
application
forward.
I
offered
to
make
myself
available
for
any
concerns
regarding
the
site
plan.
Map
of
Notified
Residents:
SEE
NEXT
PAGE
of
the
map
of
all
neighbors
within
the
approved
300-‐foot
buffer.
Maricopa County GIO, Maricopa County
O
2/13/2020 3:26:00 PM
Map
Subject Site
Neighborhood Notification
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
Concerns,
Issues,
Problems:
Our
subject
property
is
unique
in
that
some
neighbors
are
part
of
the
low-‐density
A-‐1
district
and
come
neighbors
are
a
part
of
the
R1-‐7
zoned
“Carmel
Park”.
Below
are
items
of
concerns
from
the
neighborhood
meeting:
A-‐1
District
–
None
of
the
neighbors
opposed
the
proposed
density
or
site
plan.
Because
the
area
lacks
infrastructure
and
the
developer
will
be
upgrading
or
extending
services,
some
neighbors
requested
they
be
shared
the
plans
so
they
can
weigh-‐in
on
utilities,
internet
and
trash
circulation.
Also,
a
landscape
tract
along
53rd
Ave.,
next
to
Lot
#6
was
requested.
R1-‐7
Camel
Park
–
The
majority
of
the
concerns
was
future
design
of
the
homes
which
isn’t
part
of
a
rezoning
and
preliminary
plat
approval.
There
were
two
vocal
neighbors
and
even
though
they
are
a
medium
use
density,
they
want
to
impose
an
“agriculture”
use
on
the
subject
property.
One
neighbor
was
frustrated
because
the
City
of
Glendale
planning
staff
told
her
30
years
or
so
ago
that
the
area
would
always
remain
agricultural
and
not
be
developed.
Strategy
for
Concerns:
For
our
low-‐density
neighbors,
we
are
going
to
keep
them
involved
with
all
infrastructure
plans
moving
forward.
We
will
alert
them
of
what
utilities
will
be
brought
to
the
area
and
their
locations.
We
will
share
a
trash
circulation
plan
as
provided
by
the
City
of
Glendale
trash
department
once
established.
Internet
solutions
will
be
coordinated
as
the
developer
learns
of
options.
Lastly,
a
landscape
tract
along
53rd
Avenue
adjacent
to
Lot
#6
will
be
provided.
For
Carmel
Park
neighbors,
I
agreed
to
share
with
them
all
planning
comments
from
the
City
and
those
will
be
disbursed
via
email.
I
told
them
I
am
happy
to
discuss
with
them
any
concerns
they
have,
and
if
reasonable,
we
will
accommodate
them.
To
decrease
the
impact
of
the
development,
the
developer
has
offered
to
restrict
Lot
#1
&
#2,
adjacent
to
Carmel
Park
to
1-‐story
homes.
In
addition,
to
add
a
zoning
stipulation
of
something
like,
“General
conformance
to
a
site
plan
of
six
lots
and
all
north/south
facing
lots
must
be
abided
by”.
A
request
to
maintain
“agriculture”
by
some
neighbors
is
simply
not
reasonable.
Our
proposal
is
a
very
common
sense
development
offering
a
transition
from
the
master
planned
community
they
live
in
to
the
low-‐density
residential
uses.
Our
request
conforms
to
the
General
Plan.
The
height
restrictions
on
lot
#1
&
#2
along
the
zoning
stipulation
will
address
all
real
concerns
that
are
within
the
applicant
and
the
City
of
Glendale’s
power.
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
Thank
you,
Zachary
A.
Pebler
Zachary
A.
Pebler,
PLLC.
Realty
One
Group
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
*THIS PAGE WAS LEFT INTENTIONALLY BLANK*
*THIS PAGE WAS LEFT INTENTIONALLY BLANK*
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
MODERN
RIDGE
ESTATES
53rd
Avenue
&
Escuda
Road
NEIGHBORHOOD
MEETING
MINUTES
March
4th,
2020
Union
Hills
Aquatic
Center
6:00 pm -
Room set-up in the “Raven” Room. Holds a capacity of 25 people. Only
about 5-15 people expected.
Three project displays are hung; Aerial Site Photo, Preliminary Site Plan
and Preliminary Landscape plan.
6:20 pm -
Presentation room is prepared for show-ups.
6:23 pm -
Mr. George Gehlert, City of Glendale Planner enters.
6:25-6:40 pm -
Show-ups filter in. 12 neighbors. 2 project owners and also live
adjacent to the property.
6:40 pm -
Meeting is kicked off with introductions of Mr. Gehlert, myself, and the
project.
6:45 pm -
Open the room for discussion. Some topics:
Neighbors in A-1 District
1. Not a single neighbor opposed the density or the site plan.
2. Neighbor involvement of APS plans, internet provider and trash circulation plan will
be appreciated (and performed).
3. Support of the landscape tract along 53rd Ave. next to Lot #6 was highly appreciated.
Carmel Park neighbors R1-7 Zoning
1. Two vocal neighbors. Even though they are a medium density use, they want to
impose "agriculture" on a General Plan Use, which conforms to our request.
-- They are avid horses and agriculture living fans, yet live in a master-planned
tract home community.
Zachary
A.
Pebler,
PLLC.
Real
Estate
–
Land
Planning
–
Development
2141
E.
Broadway
Rd.
#101
Tempe,
AZ.
85282
480-‐321-‐8149
ZAPEBLER@AOL.COM
2. More concern was set based on the future design of the homes and NOT the 6 lots,
zoning or site plan.
--to mitigate being nice neighbors, we are willing to put a zoning stipulation on
Lots #1&2 (adjacent south lots) that restrict the homes to 1-story.
--Ok with a zoning stipulation to add language of some sort, "general conformance to
a site plan of six lots and all north/south facing lots must be abided by".
3. One neighbor, "there is more anger toward City of Glendale than the developer for
being promised that this area would stay agriculture and not be developed".
-- Keep this in context, they bought their homes 30 years ago; prior to Loop
101, prior to Midwestern University and other economic drivers.
-- Carmel Park is a much more dense land use/zoning. Our application is a
common-sense proposal when taking in the General Plan, the R1-7 zoning of Carmel
Park and the A-1 neighbors to the north.
-- Upon the end of the meeting it became known that the two owners paid lot
premiums to their builder upon buying their homes. They are upset that they will
partially lose the view of the mountains that they were promised 30 years ago.
8:00 pm -
Room is closed for formal discussion.
8:01 pm -
Informal discussion in the hallway proceeds with project owners, and four
neighbors (Shaver’s and Matthew Bong).
8:33 pm -
Group calls it a night.