Development plan and narrative

Project Narrative
Village at Thunderbird PAD

Parcels 3 and 4

Single Family Development

Preliminary Plat

Southeast Corner of 59" Avenue and Greenway Road

City Case No. SR#19-0312

Pre-Application Submittal: January 30, 2020
1 Submittal: March 26, 2020

DEVELOPMENT TEAM

PROPERTY OWNER Thunderbird School of Global Management
c/o Morgan Olsen
PO Box 877505
Tempe, AZ 85287-7505
Tel. 480.727.9921

PROPERTY OWNER REPRESENTATIVE University Realty, LLC
c/o Randy Levin and Denise Christensen
PO Box 2260
Tempe, AZ 85281-22604
Tel. 480.965.2608
Randy. levin@asu.edu

Denise.christensen@asu.edu

APPLICANT / DEVELOPER Woodside Homes Sales AZ, LLC
c/o Heather Davenport and Drew Huseth
1811 S. Alma School Road, Suite 190
Mesa, AZ 85210
Tel. 480.755.2121
heatherd@woodsidehomes.com
drew.huseth@woodsidehomes.com

LAND PLANNER / EPS Group, Inc.

LANDSCAPE ARCHITECT c/o Josh Hannon
1130 N. Alma School Road, Suite 120
Mesa, AZ 85201
Tel. 480.503.2250
Josh.hannon@epsgroupinc.com

CIVIL ENGINEER Cardno
c/o Dan Pottinger, PE
19621 N. 23" Drive, Suite 150
Phoenix, AZ 85027
Tel. 602.977.8075
Daniel.pottinger@cardno.com

REQUEST OVERVIEW

Woodside Homes Sales AZ, LLC, known as ‘Woodside Homes’ (or “Applicant/Developer”), is excited to
move forward with Preliminary Subdivision Plat Development Plans for Parcels 3 and 4 of the approved
Villages at Thunderbird Planned Area Development (“PAD”), which is located at the southeast corner of
59" Avenue and Greenway Road in the Sahuaro District. Parcels 3 and 4 consist of approximately 61.7
gross acres / 58.9 net acres and a portion of Maricopa County Assessor Parcel Number (APN): 200-74-
715E. See Parcel Map and Aerial Map enclosed with this Preliminary Subdivision Plat submittal. This
application consists of the following request:

1. Review Approval of Prelimi
development of approxim
78 - 60’x140’ lots.

“Subdivision Plat with supporting plans and documents for the
itional single family lots consisting of 134 - 45’x125’ and

GENERAL PLAN CONFORMANCE

A Major General Plan Amendment for the Property and the adjacent Arizona Christian University campus
property was approved by the City Council on November 27, 2018 (Case No. GPA 18-04). The proposed
Preliminary Plat Development Plan is in conformance to the General Plan Land Use Designations.

PAD CONFORMANCE

A Planned Area Development (“PAD”) for the property was approved by the City Council on June 11,
2019 (Case No. ZON19-02, City Ordinance 019-56). The PAD was approved to provide flexibility that
homebuilders will determine the residential density distributions, product types and final lot dimensions
dependent upon market conditions and the demand for various type of residential product types (pg.
12, PAD entitled “Village at Thunderbird”, date stamped received April 30, 2019). The proposed
Preliminary Plat Development Plan is in accordance with the PAD.

RELATIONSHIP TO ADJACENT PROPERTIES
The property is currently vacant/undeveloped. Parcels 3 and 4 are immediately adjacent to a
combination of single-family homes, and multi-family apartment homes as detailed below.

| SURROUNDING LAND USES

Description of Use Existing Existing

General Plan Zoning
Onsite | Vacant MHDR 8 PAD
North | Planned Multi-Family Residential - Parcel 2, and | MHDR 8; CCC PAD

; Arizona Christian University Campus
South | Single-Family residential homes; Multi-Family MDR 3.5; HDR-20; | R1-6; R-4
MHDR-12; MDR-5
East Single-Family residential homes MDR-5 R1-6; R-2 -

West | YMCA. then Commercial, Single-Family GC, HDR-20; MDR- |! C-2; R-3; R-4; R1-6
residential homes, Multi-Family 3.5;

PRELIMINARY PLAT DEVELOPMENT PLAN

The approved Villages at Thunderbird PAD permits a maximum

of 642 Units as outlined in the table

below.
Proposed PAD Areas: Maximum Actual Existing/Built | Remaining Units
Density Proposed Residential Allowed by PAD
Range Units Units
Parcel 1: YMCA N/A N/A N/A N/A
Parcel 2: Multi-Family 16-20 du/ac TBD 0 251-312
Parcel 3 Single-Family 4-6 du/ac 194 _0 N/A
| Parcel 4: Townhome 8-12 du/ac 18 ) N/A
| Total: _| Maximum 642 212

The Preliminary Plat Development Plan has been enclosed with this submittal. Parcels 3 and 4 will have
a total of approximately 212 lots consisting of two different lot sizes - 134 - 45’x125’ (5,625 sq. ft.), and
78 - 60'x140’ (8,400 sq. ft.), which will allow for the development of two distinct single family residential
products. A 35’-wide traditional single family product will be built on the 45’x125’ lot size and a 50’-
wide traditional single family on the 60’x140' lot size. Typical Plot Plans illustrating the building
footprints, building setbacks and maximum lot coverage with all plan options for the single family
product have been enclosed with this submittal. Note, certain residential floor plans may hypothetically
exceed the maximum lot coverage of 45% as shown only if all plan options were to be selected. As such
and to clarify, residential floorplan options selected by homeowners will not exceed the permitted lot
coverage of 45%. Elevations, floor plans and supporting documents for the Residential Product will be
submitted for Design Review approval under separate cover following the subdivision review process.

The Development Plan illustrates the proposed Preliminary Plat layout. The community has been
designed with a circulation network that provides a high level of connectivity through its traditional
neighborhood street network. The design of the layout is pedestrian friendly maximizing the
accessibility and enjoyment of the open space areas. Moreover, the flexibility of the PAD allowed the
opportunity for Woodside Homes to determine the residential density distribution, product types and
final lot dimensions based upon market conditions and demand. This has resulted in a Development
Plan that not only meets market conditions and demand but is also compatible with the existing
surrounding development.

DEVELOPMENT STANDARDS

All residential lots for Parcels 3 and 4 will be developed in accordance to the Single Family Residential
Medium-High (A, B, D, F, H) Development Standard Option (pg. 13, PAD entitled “Village at Thunderbird”,
date stamped received April 30, 2019).

SINGLE FAMILY RESIDENTIAL MEDIUM-HIGH (A, B, D, F, H)
DEVELOPMENT STANDARD PAD REQUIREMENT
Min. Lot. Area 4,000 sq. ft.

(A)

(B)

(F)

Min. Lot Width 40-feet
Min. Lot Depth 100-feet
Max. Building Height 30-feet
Max. Lot Coverage 45%
Max. Density | 6 du/ac
Max. Units ; 259
Building Setbacks
Front 15’ — 20’ (D)
Rear 15’ (A)
Side 0’ or 10’ (H—5’/5’)
Street Side 10’

Single Family homes developed in Parcel 3 along 55th Avenue shall have a minimum building
setback of 25’ for single story and 40’ for 2 story homes as measured from the property line
on the west side of the 15’ landscape tract. A 15’ wide landscape tract shall be dedicated
along the west side of 55th Avenue.

Single Family homes developed in Parcel 3 adjacent to the southern Property line shall have
a minimum building setback of 40’ for single story and 85’ for two story homes. Single Family
lots that back onto this common boundary will include the installation of two 24” box trees
that will be placed a minimum of 8’ north of the property line. The trees selected for this
buffer shall be semi-deciduous in character and may include: Parkinsonia praecox (Sonoran
Praecox), Prosopis glandulosa ‘Maverick’ (Maverick Mesquite), Acacia anuera (Mulga), Vitex
agnus castus ‘Montrose Purple’ (Montrose Purple Vitex).

15’ for all front porches, side entry garages, and living spaces. 20’ to face of garage. No more
than two homes in a row shall share the same front yard setback. Minimum offsets shall be
3!

Encroachments. Elements including fireplaces and bay windows may encroach into the front
yard and rear yard a maximum of 3 feet. Covered patios may encroach a maximum of five (5)
feet into street side yard, and rear yards. Open steps and decks shall be permitted to extend
a distance of not more than five (5) feet in the case of the front and side yards and no closer
than five (5) feet to the Property line in the case of side yards.

Minimum 5’ setback on one side yard and minimum 5’ setback on the other side. Selected 5’
side yard shall be clear of encroachments (g), including ground mounted AC unit. Minimum
distance between principal buildings is 10’.

ACCESS AND CIRCULATION

The Villages at Thunderbird PAD borders 59 Avenue along the west, Greenway Road along the north
and 55" Avenue along the east. The City’s Circulation Plan classifies 59%" Avenue as a major arterial
roadway, Greenway Road as an arterial and 55° Avenue as collector. 59'* Avenue is a 5-lane road (2

southbound and 3 northbound) with a raised median. Greenway is a 5-lane road (2 lanes each direction)
with striped median/center turn lane. In accordance to the PAD, there is no access to 55*” Avenue or
Acoma Drive for the property.

Direct access for Parcels 3 and 4 will continue to use the two existing points at 59%" Avenue and Country
Gables Roads, and at Greenway Road and 57" Avenue as primary points of access. Currently, these two
points of access have been connected by a private road for the college. In accordance to the PAD,
development of Parcels 3 and 4 will dedicate 70’ public right-of-way (C-4 Detail, Modified) for these two
collector road extensions which will terminate at roundabouts into Parcels 3 and 4. From the terminus
of Country Gables Road and 57" Avenue will be new driveway entrances for the existing 20’-24’ drive
that will continue to serve the Arizona Christian Campus University as a private service road and fire
lane. Analysis will be completed during the formal Improvement Plan process to understand if portions
of the existing Country Gables and 57‘ Avenue pavement was constructed to the City of Glendale’s
public street standards for both geometry and pavement section, and if any portions of existing roadway
extensions can be preserved. All internal vehicular streets for the development will be a 50’ public right-
of-way in accordance to City of Glendale standards.

As development moves forward, a traffic signal and deceleration lane at the intersection of 57% Avenue
and Greenway Road will be installed. In accordance to approved Zoning Ordinance No. 019-56, the
traffic signal will be split one third among the City of Glendale, the property owners identified in the
Arizona Christian University PAD (ZON19-01), and the property owner of Parcel 3 in Villages at
Thunderbird PAD (subject site). The traffic signal and deceleration lane shall be installed upon the earlier
of (a) a certificate of occupancy being issued for the 150‘ single family home within Parcel 3, or (b)
additional vehicle trip generations of 3,400 Average Daily Trips from the new development within the
ACU PAD Site, excluding renovation of existing buildings and development of new athletic fields. In the
event the City determines the traffic signal and deceleration lane are warranted sooner than either
trigger points (a) and (b), the City will install the traffic signal and deceleration lane and the property
owners of the approved zoning cases noted above shall reimburse the City its actual cost when the
trigger points (a) or (b) identified above are met for each respective owner.

PRELIMINARY LANDSCAPE DESIGN PLANS

A Preliminary Landscape Design Package illustrating the Landscape Master Plan, Amenity Plans, Entry
Monumentation, Conceptual Wall Plan and Elevations and Circulation Plan have been enclosed with this
submittal. Development within Parcels 3 and 4 proposes removal of the existing entry monument on
the southside at 59" Avenue and Country Gables for the residential portion only. Secondary entry wall
monumentation is proposed into the residential development at 57" Avenue. Development within
Parcels 3 and 4 have been designed in a manner to encourage non-vehicular circulation and provide
connectivity to sidewalks and paseos that facilitates pedestrian use of open space systems within the
community. The open space network has been designed to provide both visual and actual connection
to bring the neighborhood residents together and focus amenity activity on open space and amenities.
Open space areas have been designed to enhance the entrance experience; at the same time, extend
the theme throughout the development. Landscape within the common open has been designed to
make the circulation networks highly visible while providing convenient rest stops with shade. On-site

retention areas will be landscaped to provide areas for active recreation and complement the open space
elements of the plan.

A total of two (2) amenity areas have been programmed for the development and are illustrated in the
enclosed Preliminary Landscape Design Package. These areas are envisioned to include landscape
architectural features and recreational amenities such as shade structures, seating areas, children’s play
areas, BBQs and large turf area to provide a centralizes visual and recreational open space for community
gathering.

Landscape standards for the project are be in accordance to the size and quantities of plant material
referenced in the Glendale Zoning Ordinance and Landscape Ordinance, and as also outlined in the
master plant schedule in the approved PAD.

GRADING & DRAINAGE

A Conceptual Grading and Drainage Plan and Report have been enclosed with this application. The
property is within the Glendale Peoria Drainage Master Plan (ADMP). A review of the Federal
Management Agency (FEMA) Flood Insurance Rate Map (FIRM) indicates that the property is not within
a Special Flood Hazard (SFHA) and falls in area designed as Zone X. The Zone X designation is defined as
“Areas determined to be outside 500-year floodplain.”

The property generally slopes from the northeast to the southwest at a mild slope. Development of
Parcels 3 and 4 will be required to function independently. There is a large regional detention basin at
the southwest corner of the property that connects to the existing 59" Avenue storm drain system. This
existing surge basin for storm water storage is within a dedicated easement. Residential development
of Parcels 3 and 4 does not utilize the existing surge basin for storm water storage, and the detention
basin will be dedicated to the City of Glendale.

Development of Parcels 3 and 4 will retain stormwater runoff generated on site from the 100-year, 2-
hour design storm unless otherwise approved by the City Engineer. The property will manage on-site
stormwater conveyance and storage in accordance with City of Glendale requirements. All retention
basins will be located within common open space tracts to be maintained by a Homeowners’ Association
(HOA).

WASTEWATER

A Preliminary Wastewater Report has been enclosed with this submittal. The City of Glendale is the
wastewater provider for the property. Wastewater for Parcels 3 and 4 will be serviced by the two gravity
sewer lines located in 59th Avenue. An 8-inch gravity sewer located along 59th avenue between Country
Gables Drive and Acoma Drive and a 12-inch gravity sewer located along 59th Avenue, south of the Site,
at the intersection of 59th Avenue and Acoma Drive. Wastewater infrastructure was constructed shallow
in the vicinity of the Site, which will require there to be two separate sewer connection points. One
connection into each of the two existing gravity sewer lines.

WATER

A Preliminary Waste Report has been enclosed with this submittal. The City of Glendale is the water
provide for the property. Existing water infrastructure located adjacent to the property includes 12-inch
public waterline mains in 59" Avenue, Greenway Road and 55*” Avenue. Additionally, there is a 30-inch
waterline main in 59" Avenue but is not allowed to be a point of service for the property. There is also
an existing 8-inch public main in Country Gables / 57‘ Avenue.

Parcels 3 and 4 will be serviced by an 8-inch looped waterline for Villages at Thunderbird, which will
connect to the existing 8-inch waterline located within the Country Gables / 57‘ Avenue loop road and
the existing 12-inch waterline located within 59th Avenue, which will require a public water easement
over the existing drainage/detention basin easement. The existing YMCA connects to the existing 12-
inch water line in 59** Avenue and functions independently. Water for the Multi-Family Parcel 4 to the
north has several alternatives — westerly to 57" Avenue, easterly to 55th Avenue, or northwesterly to
Greenway Road.

PHASING

Development of Parcels 3 and 4 is anticipated to be constructed in two (2) phases — Phase 1M (Model
Phase) and Phase 1. Phase 1M is anticipated to include and identify proposed locations of model home
lots. Any proposed model home lots will not be a separate phased plan set, but solely identified within
Phase 1 plans. Each Phase will construct the necessary infrastructure to support Phase of development
in accordance to City of Glendale requirements.

CONCLUSION

We respectfully request your favorable consideration of the Preliminary Subdivision Plat submittal
documents and we look forward to working with the City of Glendale on this single family residential
community.