Attachment B - VPC Rec Form -PHO-6-20_Z-50-08-5.pdf

Village Planning Committee Meeting Summary 
PHO-6-20—Z-50-08-5 
Date of VPC Meeting 
September 16, 2020 
Planning Hearing Officer 
Hearing Date 
October 21, 2020 
Request  
1) Modification of Stipulation 1 regarding Planning
Hearing Officer review of residential elevations.
2) Modification of Stipulation 1.a regarding orientation
of building entries.
3) Modification of Stipulation 2 regarding general
conformance to the site plan date stamped August
29, 2008.
4) Modification of Stipulation 2.b regarding residential
building design and a Tree Preservation Plan.
5) Modification of Stipulation 2.c regarding a
maximum of 11.12 dwellings per acre.
6) Technical corrections to Stipulations 3, 5, 6, 7, and
8.
Location 
Approximately 780 feet east of 23rd Avenue and Butler 
Drive 
VPC Recommendation 
Approved as filed 
VPC Vote 
14-0 
VPC DISCUSSION & RECOMMENDED STIPULATIONS: 
Four virtual speaker cards were received, with two in support, with two in opposition, 
and all wishing to speak. 
At this time Jaramillo and Barraza arrived bringing the quorum to 14 members. 
STAFF BACKGROUND PRESENTATION 
Klimek, staff, explained that Items 5 and 6 on the agenda both pertain to the eastern 
half of the former El Caro Golf Course near the northwest corner of 19th Avenue and 
Northern Avenue and that both items contain similar requests; therefore, the items can 
Attachment B

be heard together but that each item will require independent actions. In 2008 / 2009, 
the former El Caro Golf Course was granted zoning entitlement to redevelop with 
elements of housing and commercial subject to a series of stipulations. Since that time, 
the original stipulations have been modified five times in response to different proposals 
and site configurations with the most recent being K. Hovnanian; Items 5 and 6 on this 
agenda reflect two additional requests to modify the original zoning stipulations.  
 
The sites are within ¼ to ½ mile from the light rail station at 19th Avenue and Northern 
Avenue and broadly adhere to the original site plan; however, that the proposals still 
require adjustments and reviews to be fully in compliance with the zoning stipulations. 
The applicant is required to share building elevations with the Planning Hearing Officer 
and they are proposing to amend the stipulation to clarify the intent of the original 
stipulation. The applicant is required to develop the site in general conformance to 
original site plans and to adhere to conditions pertaining to density and tree 
preservation; the applicant is seeking to modify the stipulations for general conformance 
to their new site plan, to revise the tree preservation plan, and to increase the permitted 
density to meet their proposal. 
 
APPLICANT PRESENTATION 
 
Labonte, of Trillium Residential, provided an overview of their experience which 
includes more than 30 years in land development and the production of approximately 
10,000 homes. He then provided an overview of their interest in the area which they 
view as a diamond in the rough with approximately 422,000 residents and 90,000 jobs 
with many in healthcare and insurance and with a proven demand for middle-high 
market housing through the Royal Palm neighborhood. 
 
The proposal for the site is to bring their “Real Lifestyle” housing community to 19North. 
The model is for a highly amenitized neighborhood of single-family rental homes, in 
duplex configurations, centered around a clubhouse, chef’s kitchen, and hosting co-
working spaces; this model provides an exceptional experience for tenants and has led 
to high rates of tenant retention. The community will cater to residents in the $120,000 
to $150,000 annual incomes and that the additional of high-quality, high-income housing 
will bring sophisticated restaurants and retail to the area. 
 
The proposal includes a wide landscape buffer to provide separation from the El Caro 
Villas and this space is further amenitized by a linear park that will be shared with the K. 
Hovnanian residents and the El Caro Villas. The structures will be energy efficient, 
modern in its treatment of architecture and the creation of its public spaces which will 
include shade and seating areas to create welcoming shared spaces. 
 
Losch, of Trillium Residential, explained that they love the area and are investing 
heavily to help the community achieve its vision. He then highlighted two recent 
examples. Z-8-20 was recently approved by the City Council and the construction 
fences just went up for their adaptive reuse of the former Cabrillo office complex which 
will be transformed into 62 high-end rental homes with likelihood for an additional 24

homes; adjacent to the K. Hovnanian development on the former El Caro Golf Course, 
Trillium is committed to this area. Additionally, the Trillium offices are being moved to 
1717 W. Northern Avenue to be closer to the 19North District. The first example of the 
“Real Lifestyle” community was called Venue and Edge at Greyhawk and it began as 
rental but then long-term residents began inquiring about how they could buy their units 
so the community shifted to a mix of renters and owners. 
 
 
COMMITTEE QUESTIONS 
 
Jaramillo noted that all referenced to price seem to suggest that everything proposed is 
high-income housing. Nothing the low incomes in the area, he asked if there will be any 
affordable housing provided on the site.  
• Losch responded that there are 200,000 residents within a five-mile radius and 
that compared to the 65K annual income city-wide, residents in the area are 
closer to 41K annually and much of this can be attributed to older housing stock. 
The proposal will bring additional housing options that cater to healthcare and 
financial workers. Throughout their public outreach in the areas, multiple major 
employers such as BlueCross BlueShield and Abrazo noted that their employees 
do not have a good place to live in the area and that they are supportive of this 
project.  
 
Jaramillo asked if the site plan creates any type of barrier that will keep area residents 
from easy access to the light rail. Labonte responded that the proposal will not create 
any physical barriers to prevent access toward light rail. 
 
Jaramillo expressed concern regarding the addition of high-market rate housing in such 
close proximity to the light rail which is transportation infrastructure with the greatest 
benefit to low-to-moderate income populations. Losch responded that there are few 
opportunities for “renters by choice” and this project will bring a proven product to the 
19North District and residents seeking an active and potentially transit-oriented lifestyle. 
 
PUBLIC COMMENTS 
 
Nelson introduced himself as a member of the 19North Board, as a resident of the 
area, and as a business owner in the area. He stated that this is exactly the type of 
development the area needs and that the plans look great. Housing is a problem in the 
area and throughout the city and therefore, the more the better. The proposal will 
improve the area by making it safer and more welcoming. 
 
Colino introduced herself as representing 4-5 neighborhood leaders who are all in 
support. She stated that she had lived in the area for more than 50 years and while the 
area was once a potpourri of different people it had become blighted through the in-
migration of homelessness and crime. She stated that this proposal will bring positive 
change, that she likes the design, and hopes that the project is gated.

Lerner introduced himself as the President of the El Caro Villas HOA. He stated that the 
original proposal was going to be assisted living. The board has developed a good 
relationship with K. Hovnanian and hopes for a good relationship with this development; 
he expressed concern over the development being a rental community without on-site 
management because it may inhibit the ability of the three developments to quickly 
resolve issues that arise such as maintenance of shared spaces. He expressed concern 
that the streets leading toward 19th Avenue are already congested. He also expressed 
concern over the density proposed and the potential for headlight pollution. He alluded 
to a recorded agreement between the previous owners and the El Caro Villas HOA that 
the development would not be rental housing. He expressed further concern about the 
design of the building and stated that he would prefer greater design continuity across 
the three developments.  
 
Brown had submitted a virtual speaker card in opposition but was not present to speak.  
 
APPLICANT RESPONSE 
 
Labonte thanked the individuals who made public comments and responded that they 
are confident that they can overcome the issues raised by Mr. Lerner and noted they 
have actively been collaborating with the El Caro Villas HOA with two virtual meetings 
scheduled. Regarding the agreement regarding rental housing, he explained that this 
was a private agreement and that the content of the agreement focuses more on the 
form of the buildings than whether it is owner or renter.  
 
Losch stated that the development team had been in touch with Mr. Lerner and are 
already confident the concern regarding headlights has already been resolved. Also, the 
presence of two full accesses, onto Butler and Northern, will ensure that no vehicle 
congestion occurs.  
 
FLOOR/PUBLIC DISCUSSION CLOSED 
 
McBride stated that she is a resident and renter in 19North and that she believes this is 
everything the area wants and needs. There have been five new affordable housing 
developments and the community was supportive of those also. This proposal brings 
housing diversity and responds to a need expressed by some of the district, and 
regions, largest employers – Abrazo and BlueCross BlueShield. Trillium has taken the 
time to collaborate with the community and will be a good neighbor. 
 
Matthews stated that he is supportive of housing near light rail and that Shannon 
McBride’s opinion carries a lot of weight in his view. 
 
Jaramillo noted that there is a large population of low and extremely low income 
households and stated that it is inaccurate to attribute this exclusively to older housing 
stock. He asked the applicant to be more thoughtful about their approach and language 
pertaining to affordable housing.

Alauria stated that it is a great project and that community leaders are supportive.  
 
MOTION:  
Matthews motioned to approve the case as requested by the applicant. Whitney 
seconded the motion. 
 
VOTE: 14-0-0, motion passes with Jaramillo, Magallanez, Argiro, Alauria, Viedmark, 
Barraza, O’Connor, Whitney, Wiedoff, O’Hara, McBride, Matthews, Krentz, and Carrell, 
in favor, none in abstention, and none in dissent.

STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS: 
None.