good evening and welcome to the planning commission meeting of september 3rd 2020. my name is gary hirsch and i'm the chairperson of the commission the planning commission is a citizen body appointed by city council the commission is empowered to make final decisions on certain matters with those being appealable to the city council on other matters the commission acts in an advisory role to the council with the council making the final decision you will have an opportunity to address the commission during the public hearing portion of the meeting your testimony is very much appreciated and encouraged the commission works from a written agenda you will need to fill out a yellow speaker card and give it to city staff if you wish to speak on an item this evening copies of the agenda and speaker cards are located on the table just inside the main door to the civic center at this time i'll ask that you please silence your cell phones and other electronic devices thank you there are seven members appointed to the planning commission at this time i'll ask the commissioners to introduce themselves and state the district that they are representing beginning on my far right good evening vern crow and i represent cactus district good evening my name is at linux vice chair representing the barrel district my name is rick harper i represent the saguaro district i'm martin nowakowski i represent the yucca district and i am gary hirsch a resident of the cactus district mayor oral appointee representing the city at large let the record show that all members of the planning commission are present this evening with the exception of commissioner nyberg and commissioner will fung who are both excused for this evening's meeting the planning commission receives staff assistance and guidance from the planning division and the city attorney's office ms collins would you please introduce city staff their president this evening yes thank you mr chairman our senior deputy city attorney jim gruber to my left to my to my right pardon me to my left is george gellard he is a senior planning project manager on the staff diana figueroa is our management assistant and samantha cope is out front helping and she is a management assistant as well and i am lisa collins i'm the planning administrator thank you is there anyone in the audience this evening that wishes to speak on an item not on tonight's agenda because these items are not on this evening's agenda the commission cannot take action this evening however these items could be added to a future agenda anyone here this evening that would like to speak on a non-agenda item i have one speaker card on a non-agenda item is jane bachmann good evening ms bachmann please make yourself at home the mic is ready to go and we would need your name and address for the record good evening chairman hirsch and the planning commission the citizens of the glen lakes neighborhoods really appreciate the planning commission for your denial of mgpa 20-01 and zon 19-17 after two and a half years of coming before council we feel as though we have finally been heard and you have really listened to us the commission has been presented with a lot of data concerning glenn lakes and the city's processes and you've had excellent questions for the planning staff the commissioners vote for denial of the applications in your comments indicate that you understand why we value glenn lakes and its open space we strongly desire that we may keep the glen lakes golf course and we're asking the city to keep glenn lake's golf course and to provide the resources to maintain the city amenity for the citizens it is not acceptable to the citizens that the property is developed into a 173 lot subdivision with a perimeter park we appreciate the opportunity to come before the commission we feel welcomed when chairman hirsch tells us that our input is encouraged in closing to the planning commission for your denial of mgpa 20-01 and zon 19-17 the citizens thank you very much thank you ms bachmann appreciate you coming in you know the commission is composed of citizen volunteers there's no compensation um people do it out of an interest for community and sometimes um we we see things differently from staff sometimes we see it differently from city administration sometimes we see it different from the citizens but i can assure you that we always are speaking on behalf of the entire commission we sincerely try to to do the best we can to be just and fair and uh you know we appreciate you coming in this evening thank you okay with that we'll move on to approval of minutes well okay we got one more good evening if you could give your card to ms figueroa and the podium is yours ma'am and name name and address for the record please delegriazzo ocotillo district glendale and i sent a letter to the glendale council regarding the mgpa 20-01 zone 1917 just to say my family and i have lived in glendale since 1970 when there were open spaces and cows graze the land at manistee ranch i'm going to shorten this down the golf course was beautiful always lush wildlife you know everything hang on one second kind of winded here because the green cards we received said it was at the council chambers that's where we went then there was a sign saying you had to go downstairs we go downstairs nothing's there to find out the meetings here so anywho let me get back to the reason i'm here so anyway uh the golf course it's a it was a beautiful piece of land and now it's been neglected and mismanaged for so long and we need someone to start caring about our city and the residents because from day one all the residents have been against the development of this land thank you thank you ma'am is there anyone else that would like to speak on a non-agenda item this evening anyone wishing to speak on a non-agenda item we're gonna hang on for just a moment okay hearing and seeing none but we do have another card thank you very much miss figueroa craig griffith if i have that correctly on a non-agenda item this evening good evening sir are you mr griffith yeah please help yourself uh state your name and address for the record that's okay definitely we have time thank you good evening ladies and gentlemen my name is craig griffith and um i guess i didn't do a very good job of reading because i thought you were going to do something with clinton lakes tonight so i guess i'm on a non-agenda item which is probably pretty good because i'm sorry i have balance issues um so i'll be brief when i went to the last hearing i i my balance was really bad so i wrote in and i asked some very direct questions and i believe this young lady here you were sitting in the you were you were there the last time yeah so i asked some questions and i'm just curious if you've gotten if you were able to investigate them um so some of the questions i had was um you want i understand there's there's there's two camps basically for the subdivision and against the subdivision and i understand the need for progress i get all that um but i got transferred here in 2001 and i bought my home in 2003 and i chose glendale all my friends said don't go to glendale don't do it and i said why not they said because glendale is basically run down ragged old town they said move out to chandler you know or somewhere in that area because it was relatively new back then well i chose glendale because the arena was being built and so i've seen great opportunities for glendale and the home i live in i'm on 58th avenue so i'm just east of 59th avenue and i chose glen and i chose that area because of the golf course i thought it was really neat i got a brother who lives over by carolyn and a nephew that lives over in scottsdale and they all learned how to golf there and um because they weren't very good at that time i was able to stand and so and i don't golf anymore unfortunately but with that being they um so they learned to golf there and as and as a couple years went by they were like bro what's going on with this golf course and i'm like i don't know and they're like it's really getting run down it's getting really ghetto and so one of my questions was why was the golf course allowed to be run down like that i don't know if anybody has an answer to that and i don't expect an answer right now but that was one of my questions is what happened because even i noticed that um we used to go there and golf uh i got married in october and so we had a big party and then we'd all go golfing there and even the guys that pretty much live in some mesa some of the bad parts of mesa even commented how the golf course was being run down he said are they letting it go and i'm like you know i really don't know so we're there to have fun it was cheap and so we had fun so um so like i said so i understand the need for progress and the need for a subdivision my question is why do you want to change that to [Music] from a very nice green area to a subdivision that when i first seen it had really a lot of green areas in it and then when i seen the second plans the green areas are gone they're like little tracks i mean there's really nothing that somebody could really do if one of you had lived there with your children would that where you would want to go with your kids well i'm helping out raising my grandchildren and so i go to parks and stuff with my grandchildren and i take advantage of like we go out to the school glendale american you know they play basketball they play on the jungle gyms and stuff like that and so we used to go walking around the golf course go ahead two minutes two minutes yes okay um all right so anyway so one of the things that i had asked ma'am the last time is um and you said you didn't have the answer but you but you would find out so i'll be very very brief so my questions are have there been studies on traffic because that area is already convoluted if there have been areas on traffic are there going to be road improvements if there's going to be road improvements who's going to pay for it i personally don't feel that my tax dollars should i'm on a very i'm retired and handicapped so i'm on a very limited budget so i come from atlanta georgia i got transferred here and gwinnett county was the quickest growing county in the nation for two or three years and they hadn't controlled growth and so what i see happen in that area is uncontrolled growth so who's going to pay for the road system who's going to pay for the traffic lights who's going to pay for the areas of entrance and egress they got to come somewhere and where's that traffic going to dump out into is there going to have to be accommodations made for extra sewer lines for water lines and those things who's going to pay for that i just don't feel that me as a taxpayer should have to do that and i feel that the developer if he wants to develop that area so so much that he should be the one to pay for that there's precedent in georgia i know we're in arizona where when a builder was building something they were required to pay for the roads in and out or any future improvements um and then the other thing i just wanted to bring up was and this would be my last sentence or is um the uh that area is already a big bottleneck and what will i think it's 173 homes what will that add to that area as far as people get in and out because where i live i can't even get out at this time of day to get out to get on to northern we have to go around and get onto 59th avenue and come down and make the turn okay so i'm just curious there's many studies on that so i thank you very much for your time and ma'am i don't know if you were able to look up those questions last time when i wrote when i asked them and um but those are some questions that i have and my main my main concern is um i think you're aware that i'm really not in favor of you building a subdivision there um but if a subdivision does go in there those are some of the questions i have you're timed out sir okay thank you yeah let me address a couple of things sure if i made the planning commission voted unanimous unanimously at our last meeting in opposition to this project okay so the planning commission has acted it's now pending before city council okay um with regard to your questions um if i got them all here i'll just recite this briefly because i think you've mentioned this before why was a golf course allowed to run down and you know frankly that's that's not a question the planning commission can answer i would suggest that you talk to your city councilman and take those answers because they control the budget that would have overseen maintenance and improvements or not maintained or not improved at the golf course so i'd urge you to take that directly okay oh we'll do that i'll find out who oh but thank you yeah i think that would be your most direct line to and to an answer um question number two why do you want to change from green area to housing well again the planning commission has acted unanimously opposing so i think you have our answers okay we didn't favor the project okay thank you going from green to housing uh with respect to the traffic study yes the proposals that uh were brought forth included traffic studies and um are there your other question they're kind of related are there proposed road improvements and who will pay for those improvements um i'd like to direct that question if you would to um planning administrator collins who i think could give you a brief summary answer okay sure thank you mr chairman so all the infrastructure for the development and developments that are processed in the city of glendale are required to be provided and paid for by the developer good i didn't know that thank you yeah and with respect to a traffic study yeah studies were included as as part of their application okay okay all right so we appreciate you coming in all right thank you mr chairman and city council i appreciate your time and thank you very much appreciate it take that up with your council member i will definitely do that i encourage you to do that all right thank you very much okay do we have anyone else who would like to speak on a non-agenda item this evening last call anybody that liked to speak on a non-agenda item this evening okay hearing and seeing none we will now now move on to approval of the minutes we have a motion for approval of the minutes of the august 20 2020 planning commission regular meeting so moved off second we have a motion and a second for approval of the august 20 2020 that's a mouthful planning commission regular meeting all in favor say aye aye any opposed the motion is passed the minutes are approved ms collins do we have any continuances or withdrawals this evening yes mr chairman thank you uh the trevino glenn lakes preliminary platt pp 20-0-4 is being continued to the november 5th planning commission hearing thank you very much we'll now move on to public hearing items the purpose of a public hearing is to provide interested parties an opportunity to present testimony for the commission's consideration the commission will follow the same procedure for each item the chair will call the application number and name of the applicant staff will present their report and answer questions from the commission the applicant will be given an opportunity to make a presentation and answer questions from the commission other persons who wish to testify will do so and answer questions from the commission the applicant will have an opportunity for closing comments staff will be asked for any final comments on the application and procedural guidance the chair will then close the public hearing and ask for a motion prior to discussion if you wish to speak on an item this evening you will need to state your name and address for the record please be brief to the point and avoid repetition the chair does reserve the right to limit the length of your testimony all exhibits shown to the commission shall become part of the permanent record and must be submitted for the file applause other disruptions rude behavior inappropriate comments will not be tolerated by the chair we have four public hearing items this evening and the first is palermo replat gpa 20-08 z-o-n-20-1-3 we'll hear these contiguously and have two separate votes this evening gibbert you're presenting this evening yes thank you mr chairman thank you members of the commission george gaylor glendale city planning staff the the application once again is for a project to be known as palermo uh planned residential development the applications are gpa 2008 and zln 20-13 the request specifically number one is a minor general plan amendment from ldr 2.5 or low density residential 1 to 2.5 density units to medium density residential 5 or medium density residential five units to the acre excuse me second part of the request is rezoning from r110 prd or single family planned residential development to r16 prd the applicant is taylor c earle of earl and curly pc project area includes approximately 11.62 acres as depicted on the graphic and the screen the subject property is located along the located at the southeast corner of northern avenue and 87th avenue alignment the the red dot on the screen is city hall this is located a few miles west of here again along the south side of northern avenue the property is located within a portion of the city designated by the glendale general plan as a low density again 2.5 units to the acre odin city residential the subject property depicted in the yellow rectangle is currently zoned r110 once again areas to the north are unincorporated as well as to the east areas to the west and south are part of the city of glendale they're zoned r17 and r1 8 respectively once again this is a replat of an existing subdivision that was recorded a few years back the the current proposal would negate that subdivision in favor of the preliminary plat that would follow this is the subject property again depicted by the cross hatching areas to the west and south are part of the residential subdivision areas to the east unincorporated low density residential uses primarily areas across northern avenue to the north are commercial uses primarily a couple of street level photographs one at the top of the screen looking south across the subject property currently vacant at this time former subdivision was never developed the photo to the bottom of the screen is looking across northern avenue to the north to some existing commercial uses this is the depiction of the project um the i believe it's a 46 unit residential subdivision which basically takes access off of the south side of northern avenue which incidentally north is to the right of the screen at the moment it's it's it results in a series of cul-de-sacs interior to the property as and is kind of enshrouded by a series of open areas and retention areas landscape retention areas the the pid proposal sets out a series of development standards that are somewhat comparable although not exactly comparable to the r16 zone uh the r16 prd the proposal uh which occurs in the is depicted in the center column is um uh really closer to like a 5 000 square foot lot we don't have an r15 zone in our ordinance that's why they're using the r16 it goes from r16 to r14 but at any rate what's being proposed here is a lot configuration that's a little bit smaller than the r16 5000 square foot lots 50 by 92 as opposed to 60 by 100 the front yards are a little shorter they've been shortened to 12 feet instead of 15 feet to the living area 20 feet to the garage and i wanted to point out here is an error in the staff memo we suggested the building separation from one lot to the next would be 15 feet the actual request is for 10 feet as opposed to the 15 that would typically be required in the r16 and again to be clear this is the required minimum distance between uh two buildings on two separate lots when we narrow the smaller lots tend to have narrower setbacks regardless of the setback there's a required minimum of 10 feet that's being requested the lot coverage is also boosted a bit here from 40 to 55 um as is required on all zone zoning requests zoning changes that include additional residential units the local school district is contacted and for verification that they've got the facilities to accommodate the additional residences in this case we do have a confirmation from the peoria elementary school district elementary middle and high school district that they can accommodate that the initial notice regarding the the project proposal was mailed out july 17th to the property owners within 300 feet of the project boundary there was a neighborhood meeting on august the 3rd that was provided by the applicant no one attended other than the applicants themselves the request was advertised and posted the site was posted on august the 13th and hearing notices were also mailed out august the 14th in the review of this proposal staff finds that the we what's being proposed is a very viable residential infill project would also result in the city receiving some additional groundwater rights as part of the development however they are proposing a density that is higher than the surrounding residential areas the development standards would provide for smaller lots than are typical of the r16 zone and some additional lot coverage it is pedestrian bicycle friendly it's otherwise consistent with the policies and objectives of the general plan staff is therefore recommending approval of the general plan amendment 20-08 as written and approval of zeon 20-13 subject to the following one substantial conformist to the project narrative and prd booklet entitled palermo at stamp june 11 2020 two placement of an eight foot tall decorative masonry wall along the again this is a correction from the staff memo it should be along northern avenue not the east boundary and number three recording of the required navigation easement approved by the city attorney noticed the prospective property purchasers regarding proximity to the airport and similar advisories to be placed within the subdivision ccnr's mr chairman that concludes my presentation be happy to respond to your questions commissioners do we have questions any questions commissioner naokowski in one of the bullet points it points out uh northern parkway when that's built this the entrance is going to be restricted to right in right out with the completion of the parkway project what comes first this project or northern northern parkway that's my confusion um which part of the report are you referring to under project details it says the subdivision's access will occur along the 87th avenue alignment i'm sorry it's it's page 2 of the of your report the bottom bullet point it says there's going to be designed for reconstruction as northern parkway don't have the point the you're asking us which which one happens first do they build the subdivision first or we or do we build uh northern parkway right so if they build the subdivision first is the entrance going to be any different after the northern parkway construction so it's a reconstruction which is then designed for reconstruction as northern parkway by the way and access will become restricted to right in right out yes the completion of the parkway project so we're putting in 46 homes that are only going to enter right-hand turn and exit going right also yes that's my understanding it's going to remain the same basically yes okay just confusing commissioners any additional questions very good thank you mr gaber with the apple counter applicant's representative like to come forward and make their presentation good evening good evening for your record my name is taylor earle with the law firm of earl and curly address 3101 north central avenue uh we appreciate uh well actually i'll be honest i appreciate having hearing in person because it's been like five months and you you sort of forget how nice it is to be with human beings so anyway we appreciate glendale making this happen this is actually kind of uh one of the things you didn't think you'd miss is uh being able to stand in front of a commission and be in this so i mean that genuinely thank you very much so here on behalf of kehavnanian homes uh kehavnanian has done several projects and we've been in front of you over the past few years on several projects that have uh since the approvals here gone on to be very successful so we we believe that uh the same will be true here um so am i am i you're my clicker yeah all right sounds good so we'll just identify the property here i'll just pull back for a second just kind of show this broader broader view so as george mentioned this is an infill development a lot of the development that's already occurred around us we do have some vacant to east of us but that's unincorporated but in terms of glendale property a lot of this has already been filled in this was a challenging parcel it's kind of a bowling alley parcel it's very narrow and so being able to develop it has been a challenge as was mentioned it was actually planted in 2013 and platted means hey the engineering's done this thing's ready to go and that's typically a lot of builders will actually look for platted lots because they don't want to go through the engineering they want to just jump in and go but because of the challenges because of how it was planted it just didn't go and so we sat and sat and sat and set so we're coming in to do a replat and to do this associated rezone to put something in that we absolutely know we'll build and that will be successful next slide george so again zooming in a little bit on the site here as i mentioned on the east of the properties on incorporated properties we did get one uh communication from the the gentleman who owns the property uh to the northeast of the site but his comments were um he was fine with the subdivision just had some questions related to um some srp issues and so we're working through those with them but was good with the subdivision we were proposing uh next slide george i'm gonna go quick george so here on the on the zoning so we are proposing the r16 that's consistent with if you see northwest of us up there that is crossing into peoria but it's also an r16 to the north of us we also have self storage so it's commercial property so this is somewhat of a transition piece not only is it up against what will be a high volume arterial road but also you have commercial across across the street too so very normal planning principles to have a little bit higher density as you graduate towards commercial or arterial roads and that nature and as you'll see once we get to the site plan we have the r17 and r18 next to us but what we've done is build in buffers for those so that we don't have any negative impact on them in fact they'll be very well buffered next slide george okay so we wanted to show this slide these are projects that have been done by kehobnanian homes in in the area so you see if we kind of go down toward glendale avenue we have positano which was the most recent case that we brought here before the commission has that sort of awkward l shape another challenging parcel and then if you go down there off the cadence westgate off glendale again again sort of that awkward thing it's tucked behind a senior living center which makes it difficult to market homes back in that area and then there's another one that we that we brought here it was more of a triangle piece off of skunk creek so what k hovnanian homes has done is find these infill parcels that are difficult which a lot of builders struggle to build on and be successful and to put on put in homes on there that are that are really terrific now these bigger parcels there in the middle uh we're doing a little bit bigger product on those so those make sense we have more elbow room they're not as awkward so we're doing a 70 foot wides uh 85 75 and 80 foot wide lots there so kneading does do a variety of products but on these infill parcels it's doing this product which which sells really well and it has a really high quality a home on it so just to give you a sense um positano we're doing the same housing product on this subdivision that we did at positano and and uh the the homes are all sold out went extremely fast uh one of the the fastest kia vanadium had in the area those were selling in the mid 350s the last one sold upward of 390. um just to give you a sense now we have to caveat the market could tank and things could change we can't exactly tell you today this is what they'll sell for but pretty good evidence if we're doing the same home product and that's what they're selling for today next slide george so again this is uh this is a photograph of the the model there that's at positano uh and so this again would be a home that we would sell here uh go ahead and go to the next slide there george good uh so this shows um both the interior space very well um very beautiful homes if you had a chance to go through it it's one of my hobbies i like going through these model homes so it came up to this one uh and then also you know the backyards this is for an individual that's looking for something they can you know easily landscape maybe a hardscape situation where they can have a gathering space there's a trend in the market to to have outdoor spaces places that they want to have a space that's outdoor but they're not looking to to have something larger than their family needs and then they look to the the common open space to have more of the amen the amenitized areas the larger grass areas the tot lot because those can be constantly maintained they're already put in when the home the homeowner moves in so they don't have to worry about doing everything on site they can use the community space and so we found there to be a very good market for this is particularly easy close to the 101 and westgate and some of those amenities people want to be in this area one of the other things that that's happening in this area right now is is of course the casino bringing in a lot of jobs and so there's a need for housing about 3 500 jobs are coming into that so it's a gigantic employer for the area and so being able to bring in housing is really important and then of course we have other employment that's happening off the uh off the freeway in other areas and so having nearby housing is really important so next slide george again some more interior photographs to show the quality of the product that k hovnanian builds next next slide and next slide right so without further ado getting into the site plan so i want to point out a few things here it was mentioned that that our minimum lot size is is 50 by 92 that in some pinch points but the typical lot size about 50 50 by 100 just to give a kind of clarity on that and then as you'll notice what we've done on terms of the buffer so to the west there we we have an area that will serve for a couple of purposes number one it will serve as fire access so we have worked with the fire marshal staff report notes that we're still waiting for final confirmation final formal approval but we have worked with the fire marshal on this in a couple occasions um and and he's good with what we've proposed the fire would be able to go around on that west side and kind of loop around find that he's actually found that it's better than the plot that exists there today but it's also going to double as a walking path and so the indiv the residents will be able to use it to traverse from that open space area at the top which will have the top lock and then traverse down to the bottom and so what we found there at the bottom we want to have that be a nice big grassy area what we found is that you know that gives people the chance to play soccer and football and kind of have that unstructured play which is really important and yet be able to have that nice walking path between them it also provides us opportunities to have quite a few cul-de-sac lots which are premium lots which are you know safer in that regard and a lot of people really like to live off of the cul-de-sac so again the buffers on the west and then we have that really large buffer that we've put in to the south as well and not only that there's an additional sort of canal area in between our lots and the subdivision to the south and then we have a lot of landscaping uh they're off of northern as well next slide again want to give you a sense of the quality of the product they'll be both single story and and double story uh homes a good front to back movement you saw in the in the staff report it was mentioned that we have a setback that's a little it's reduced if it's building forward design and the what that does is allows the garage to be recessed and the home to be brought forward so it makes the home more dominant and it it takes the garage and makes it less dominant by doing so next slide and again you see some of the porch areas there and some of that that architectural front to back and a lot of movement so i've been very well received by the purchasers next slide george okay just wanted again kind of plot kind of put this in context you can go to the next slide good uh one of the things we just want to note for the record and and should the commission uh choose to to move forward with a recommendation for approval or approval of this what we would ask is that the the wall plan be substituted there's a wall plan that we did send over to staff that they've received and what we would add as a stipulation is that the wall plan included with the prd booklet uh shall be up still be substituted for the wall plan submitted to the city on august 25th 2020. so again we submitted this to the city i just needed to make some revisions and make sure we're not stipulated to the old wall plan so kind of a housekeeping item there next slide also wanted to make aware as is often the case so sometimes when we come forward we we're also at the same time we bring the zoning we're also bringing a preliminary plat which would be that final sort of engineered design or semi-final as it goes to plymouth and then final we that's still trailing behind and so as we're working with technical staff on those issues one of the things that had recently come up was a need for us to insert a 30-foot drainage or water and sewer easement so you see that red box on the right side it looks like we're going to probably have to insert a 30 foot easement in there what that does is it preserves development options for the sub for a potential future subdivision to the east of us that way they can get water and sewer through through our subdivision and by doing that we had to do some shuffling around of the lot so we just wanted to be clear with the commission that there might be some tweaks to the subdivision in that regard but also be clear that a preliminary plot would have to come back before you so that that's where you would see that final design next slide so that's that's the presentation we think that this is a great use of an infill site um again k hog nadine homes has a track record for not only doing things with difficult parcels but also building a very high quality product and a very high quality community that is reflective of the quality that glendale wants to see so we thank you for your time thank you commissioners do we have any questions from mr early yes commissioner naokowski the property to the east that's county land yes sir and who's requiring the 30-foot easement is it the county or the city city okay can you go back to the last slide that easement would be placed where it's where you see that red box so it would be near the bottom yeah okay in doing so we lose some of the larger lot sizes like the four bigger pie shaped ones now doesn't usually easement occur along like northern avenue do we have an easement along northern i mean do we have to have this plant changed to put in a 30-foot easement or is that something that can be is still being worked out discussed it sounds like it is it is still being it is still being discussed um and i'm going to step outside my lane for a moment and the engineer in the back is going to throw a rock at me if i'm mistaken but my understanding is that it kind of it may depend on the nature of the subdivision if it has to be a looped system then it could be slightly differently treated but not knowing exactly what's coming to the east i think and i won't speak for glendale i think the intent is to preserve the the option uh to make that to not make it a problem if it does come in for for a subdivision development i i really like the design i really appreciate the plat seeing it the cul-de-sacs are almost about above 40 percent of the entire development houses along that in the cul-de-sacs and the emergency easement doubling as a walk-in trail very good a lot of open space but there's only few of those larger lots and this 30-foot easement now that's for the benefit of the county island future development i hope you guys are able to work that out if this is is approved that we keep the design as you submitted it instead of uh this one but we'll see how it goes thank you thank you any additional questions commissioners okay thank you mr oh staff have any additional comments procedural guidance not for me thank you okay well with that the chair will now open a public hearing on palermo replat gpa 20-08 and 0n 20-13 do we i have no speaker card so do we have anybody here that would like to speak on this item this evening anyone here that would like to speak on this item this evening seeing in hearing none the chair now closes the public hearing on palermo replat gpa 20-08 and z-o-n-2-z is there a motion and we will do two separate motions one for the gpa and one for the z-o-n mr chair i'm making a record uh proposal we recommend the approval of the request that gpa 20-08 as written wait a second we have a motion for approval a motion and second for approval gpa 20-08 as written the chair will now conduct a roll call vote beginning on my far right commissioner crow hi vice chair lennox aye commissioner harper aye commissioner nowakowski hi and the chair votes aye the motion is passed mr gruber what are the next steps in the process remembers the commission your action with respect to case number gpa 20-08 is not final your recommendation will be forwarded to the city council for further consideration thank you the chairman i'll consider a motion on zon20-13 there's a chair i move that we approve z-o-n to 0-1-3 second okay and that motion would include the three staff recommended stipulations yes mr chairman mr gilbert don't want to interrupt but um the applicant is proposing a fourth stipulation i just wanted to be clear about that okay didn't get that do you want to state that stipulation for the record and then we'll call for him well we have a motion we'll have to amend our motion stipulation number four would be that the wall plan included with the prd booklet shall be substituted for the wall plan submitted to the city on august 25th 2020. i move we accept z-o-n 2-0-2-3 with the original three stipulations and then including the fourth stipulation made by the developer are we good with that mr gruber chairman remembers the commission yes i'd construe that as a retraction in the original motion and a new motion made so very good do we have a second a second mr chairman do we have to commissioner do we have to make note that in item two of the stipulations what's in our staff report says that the placement of an eight-foot decorative wall masonry wall along the east boundary east boundary should be changed to northern avenue correct gruber chairman of the commission i would suggest that the motion maker restate the motion to include that modification thank you let's see change in the okay i will make remake this motion that we accept z o n 20-1-3 with the changing of in stipulation two of the placement of the wall and the other in all three of stipulations by the city plus the fourth one uh brought forward by the developer okay do we have a second second okay we have a motion for approval of z o n 2 0 1 3 with the three staff recommended stipulations the fourth stipulation added by the builder as discussed and the amendment of language on stipulation number two placement of an eight foot tall decorative masonry wall along the northern boundary okay the chair will now conduct a roll call vote beginning on my far right commissioner crow aye vice chair lennox aye commissioner harper aye commissioner nowakowski aye and the chair votes aye the motion has passed mr gruber what are the next steps in the process chair and members of the commission your action with respect to case numbers un 20-13 is not final your recommendation will be forwarded to the city council for further consideration i want to thank commissioner harper for his dogged tenacity and re stating his motion anytime okay we'll now move on to case number two this evening modern ridge estates p r d z o n two zero dash zero seven and p p two zero dash zero one mr gaberts presenting the case thank you mr chairman uh once again this is a request for a new subdivision to be known as modern ridge estates there's two parts one is uh z01 20-07 which is a zone change and pp20-03 which is the preliminary plat proposal once again the first part is a rezoning from a1 or agricultural and sr-30 suburban residential to sr17prd a single-family residence 000 square foot minimum and as part of a planned residential development second part having to do with the preliminary platform six lot residential subdivision the applicant is zachary pebbler on behalf of zachary a pebbler pllc representing owner cornell and libya matau project area is approximately 3.79 acres located on the screen here this is just below beardsley and the 101 in west of 53rd avenue roughly 500 feet south of beardsley located within a portion of the city designated for low density residential development up to 2.5 dwelling units per acre there is no request to change that this is the zoning map depicting the property in yellow the west half west portion of it rather the larger parcel this is two parcels one is the a1 agricultural parcel on the west and the east is the suburban residential 30 square foot uh 30 000 square foot minimum lot size the property itself again it's located along the west side of 53rd ave it's in a kind of a large lot meets and bounds a series of properties located just above the carmel park subdivision uh aerial photo depicting the property in uh in red once again it's currently vacant surrounded by fairly large lot residential properties just north of the uh the subdivision this is a quick shot of the street level along 53rd avenue this is the only real vantage point of the property from the ground level looking across looking at the top you're looking west across the the property and the shot down below is the properties across the street from the proposed subdivision this is the preliminary plat once again it's a series of six lots the applicant is proposing to divide the two parcels into six lots and construct a private uh street across the center portion of the property that would result in a kind of a hammerhead street improvement in anticipation of further development west and as part of a turnaround this is the landscape plan basically highlighting the streetscaping that would is proposed in association with the project as well as the landscaping of the retention area which is located toward the middle there just uh quickly a quick review of the development standards the applicant is proposing a series of lots um slightly smaller than most of them are slightly smaller than a half an acre in size 20 000 plus a series of development standards that mirror the the sr17 standards fairly closely um what you see here is a reduced front yard once again from 25 to 20 feet and increase in lot coverage from 30 to 40 percent as part of the plan or the prd standards the initial notice regarding the proposal was mailed to the surrounding property owners february 14th that was followed up by a neighborhood meeting that was fairly well attended by the surrounding neighbors was advertised and posted on august 13th uh hearing those notices followed on august the 14th as far as findings regarding the uh the proposal staff believes it's a viable use of an infield property once again the overall density is 1.58 homes per acre which is consistent with the general plan designation for that area the density is relatively intermediate to the adjacent properties somewhere in between we feel that it's over overall that it's consistent with the general plan staff is recommending approval of z01 20-07 subject-to development and conformance with the project narrative and prd booklet entitled modern ridge estates stamped 7820 and we're also recommending approval of the preliminary plat 20-0-1 subject to again development and conformance with the narrative and prd booklet for modern ridge estates stamped july 8th of 2020. mr chairman that concludes my presentation thank you questions commissioners chair has a question you mentioned that the i believe february meeting was well attended and then there was a second meeting i believe um sorry i would defer that to the applicant i was uh i attended the first meeting myself i believe and you mentioned it with the the first meeting was well attended what was that i would say so you know given the uh the surrounding were they pitchforks and torches or no it's pretty civil really and general reaction of of the neighbors was what um i would say it was fairly well received there was some concern about the uh the ultimate height of the architecture you know how tall the buildings were going to be okay anything else that comes to mind um relative to that meeting not really okay nothing i know of all right very good any any questions commissioners thank you mr gabler would the apple counter applicants representative like to come forward and make your presentation uh good afternoon chairman hirsch planning commission uh mr gaylord appreciate the excellent presentation for the record there is only one uh neighborhood meeting that was held okay i i my misunderstand but i need your name and address for the record zachary pebbler uh prime 141 east broadway road uh number 101 10p arizona 85282. uh george if i could just get your aerial photograph i'll only need a few minutes of your guys's afternoon here uh this property obviously in itself is pretty ununique it's barren dirt it's been remarkably it's remarkably flat and has that stagnant for decades at this point however the the surrounding area from the planning perspective is incredibly unique to the south you have carmel park which the underlying zoning for that is r17 master plan community with a density much higher than what we propose to the north you have a1 zone property those are single family ranches if you will that goes to the same on the other side of 53rd avenue from us those are a one-zoned single-family ranchettes to the west of us there are three newly constructed single-family homes that are that are on our sr17 zone property which is exactly our proposal tonight uh and then micro i'm sorry macro in this area is is pretty unique as well on the north side of the scuda which is just 350 yards of our pro of our subject property is a one zone land in that 81 zone land in the in the general plan for glendale calls for office zoning so one would presume eventually that there's going to be a multi-story office building there to the northeast of 53rd avenue in escuda as well back in 2012 midwestern university came to the city of glendale uh with a general plan amendment request plus a rezoning to a p.a.d back in 2012 midwestern universities saw this as a transitioning area as well and i'd assume that the city of glendale agreed because they granted them that pad zoning and that underlying zoning there is educational use as well glendale i'm sorry midwestern university on the west side of our three house home neighbors on the west side of our property they own another 2.5 acres of a1 zoning and with that i would assume with the success of midwestern university eventually they're going to come to you guys for rezoning for some sort of uh educational use uh i get into that just because this is really a transitionary area we feel our proposal here is a good intermediary density in between the carmel park to the south and the a1 use the a1 zone properties around us and on that transitionary theme section 5.101 of the a1 ordinance as far as the purpose goes and we think this is most relevant to our case is that the district provides for agricultural uses single-family residences public uses multi-purpose areas until a transition to suburban or urban land uses in accordance with the general plan so the way that we interpret that are basically three benchmarks obviously we're a1 zoning and it is its intent is uh temporary and with that temporary use moving into another land use it should be a suburban or urban land use that conforms with the general plan our proposal obviously conforms with that general plan and we're on the lower side of what we're allocated as far as density-wise so in closing we feel we meet those benchmarks as well as we bring some continuity to a hodgepodge meets and bounds area north of the master plan community and we're going to bring some infrastructure upgrades to that area that's kind of lacking and based on on our neighborhood meeting a lot of that uh input was how much infrastructure or how old the infrastructure is in that area by roads internet service they said water pressure was a concern as well it wasn't more of our use it wasn't our density and obviously just generally forward thinking for them it was uh hey how high how tall are these houses going to be constructed and i said hey without our rezoning and without our preliminary site plan approval it's tough to tell you what kind of houses are going to be designed and that's all i have to say okay commissioners do you have any questions what do we know about uh water pressure and infrastructure there how do you intend to address that um personally i think it's a regional issue i i don't see how uh six lots here can fix a issue that seems to be over the course of that looks maybe to me about 40 acres uh the roads we're going to improve uh what what road we can uh we have some uh we have some electrical realignment um we aren't going to be on sewer so we are going to be on uh septic system so we we won't be doing anything there major concern with centurylink though with with the neighbors but that's a private issue yeah that's a little bit out of your control sure okay any questions commissions well thank you appreciate the presentation okay i have no speaker cards this evening on this item is there anyone here that would like to speak on modern ridge estates zero into 0-07 or pp 2-0-0-1 okay the chair will now open the public hearing on modern ridge estates p r d z o n 2 0 0 7 and p p 2 0 0 1 anyone wishing to speak on this item anyone wishing to speak hearing and seeing none the chair now closes the public hearing on z-o-n-2-0 pp 2-0-1 any final direction or comment from staff no okay it's done all right commissioners is there a motion mr chair i make a motion that we approve zon20-07 subject to the stipulations of the staff report we have a motion we have a motion and a second for approval of z-o-n-2-0-0-1 subject to the one stipulation in the staff report any discussion mr chairman i think it was 2-0-0-7 i beg your pardon if i misspoke it is zon20-07 thank you with one stipulation any discussion okay the chair will now call a roll call vote beginning on my far right commissioner crowe aye vice chair lennox aye commissioner harper aye commissioner nowakowski aye and the chair votes i mr gruber chair members of the commission your action with respect to case number zon 20-07 is not final your recommendation will be forwarded to the city council thank you do we have a motion for pp20-01 mr chairman i move we approve pp 20-0-1 subject to the stipulations outlined in the staff report second we have a motion and a second for approval of pp 20-1 subject to the stipulation and the staff report the chair any discussion okay chair will now conduct a roll call vote beginning on my far right commissioner crowe aye vice chair lennox aye commissioner harper aye commissioner nowakowski aye and the chair votes either motion is passed mr gruber what are the next steps in the process chair and members of the commission your action with respect to case number pp 20-01 is final however because uh it is approved along with its companion case the zoning case the preliminary plat will remain contingent until city council reaches a final decision on the zoning case if the council approves the zoning case then there are 15 days from that date for someone to appeal the preliminary platinum approval okay thank you thank you for the clarification okay that brings us to our third case this evening northern places p-a-d-z-o-n 2-0-0-1 mr gaylord's presenting thank you mr chairman uh once again this is a request for planned area development to be known as northern places the case number is 0n 20-0-1 the request would re-zone some unincorporated property from ru-43 to plan area development following annexation which is pending in order to enable the development of a commercial and lodging facility on 3.55 acres the applicant is bill canteri on behalf of piazza restaurant development representing owner west star development llc subject properties located along the south side of west northern avenue just east of the loop 101. again the annexation proposal is subject to action by the city council pending on september the 22nd site is designated as corporate commerce center by the glendale general plan there's no request to change that as part of this application site highlighted with the black cross hatching again is located along the south side of northern avenue just east of the loop 101 what you see there is some commercial development across northern avenue within the city of peoria as well as large residential and agricultural areas to the west and south within maricopa county this property again it's unincorporated it exists along the south side of the strip annexation that's a 10-foot strip along the south side of northern avenue that connects it with the remainder of the city the property immediately south is owned by the tohono odom nation and they're currently developing a casino directly south of the site again another ariel of the property which currently includes a single-family residence there's another residence located immediately east the rest is either undevelopable excuse me undeveloping or part of the casino project just one more look at the subject property highlighted in yellow again across the street everything's part of the city of peoria everything south of there is unincorporated at this time this is a street level of shot of the existing residents this is looking south from northern avenue across the front of the property again there's another single family home left of the screen and the rest of it's largely vacant you can see kind of the casino going up in the background this is the site plan for the project you note in your packet there were actually a series of four options provided by the applicant for a development of the property all of them would take access at the northeast corner of the the parcel and that has a lot to do with the proximity to the 101 and the what may be a pending off-ramp improvement project that could affect access along this portion of northern avenue this particular concept provides for a couple of drive-through restaurants at the forward portion of the property and with some shops out behind it second option would provide for a five-story hotel possible additional retail along the frontage looks like a drive-through an association with a restaurant this is a couple of retail shops part of option b and option c there would be a maybe an office pad retail pad in association with what looks to be like a bank financial center to the northwest corner so kind of in summary the planned area development that you've got there provides for four different site plan alternatives they would all again take access access at the northeast corner along northern the second access to the property would also be required by the fire marshal and by the transportation department that has not yet been determined that would be required as part of any future design review submittal on the physical development of the property what's being proposed here would otherwise meet with c2 development standards with the exception of providing for drive-throughs outdoor patios again the 65-foot tall hotel five-story hotel other commercial development would be limited at 35 feet in height the applicant as part of this summary also proposed a 60-foot tall billboard and other expanded signage as part of the the proposal excuse me this is a representation of the additional signage the applicant is suggesting um just kind of briefly here uh they're there they would like to increase the the building mounted signage by two to three times what what the c2 standards would otherwise provide for they've suggested a static billboard 60 feet tall 672 square feet that's something that would not be allowed in the c2 zone as well as pylon signs also not allowed by the c2 zone the remaining signage the monument signs directional signs menu boards they're also asking for additional signage privileges with regard to those types of signs above and beyond what would otherwise be allowed in c2 zone there was an initial notice mailed out regarding this request in february to the surrounding property owners and other interested parties uh it's been advertised and posted august the 13th hearing notices were also sent out august the 14th really haven't received too much in the way of public comment on this request we find that the proposal is comparable with the other existing and planned development in the area and overall basically uh consistent with the policies and objectives of the general plan staff is therefore recommending approval of z o n 20-1 subject to the following stipulations one that designed review approval of all design review approval of all site development plans two perfection of a secondary access route and approval of access designed by both transportation and by the city fire marshal prior to applying for building permits three submittal approval of a traffic impact analysis associated dedications and improvements fourth the developer shall provide documentation to the city prior to the final approval of construction documents and or issuance of permits the form 7460-1 has been filed for the development and that the development received a no-hazard determination from the ffa that should be faa the developers shall record a notice of prospective purchasers of the proximity to glendale municipal airport in order to disclose the existence and operational characteristics of the airport to future owners or tenants of the property six no billboards will be permitted no pylon signs are permitted other than as may be allowed by section 7104c for commercial districts any other seven any other stipulation the commission deems necessary mr chairman that concludes my presentation commissioners do we have any questions naokowski in your expertise in regards to the secondary access issue which would require assistance or an agreement with the to hodom oatham nation the casino property owners how long may that take and issues with the northern parkway because it's really hard to consider rezoning a property with with this kind of stipulations needed just just how long how difficult do you anticipate that process to be and if approved i know you added it as a as a stipulation but if you can talk on that with regard to the negotiation and planning of access as part of this project i you know this is something we've discussed from the the moment this application came in and the significance of the the second access issue has also been discussed with the fire marshal with transportation as well they do have concerns about the orchestration of it over time but what we're proposing here is that that be addressed as part of the design review element the component if you're looking for specifics or you'd like to hear more on the subject of what they've been talking about i would really rather defer that to the applicant because he's closer to that than i am any additional questions okay mr gilbert the chair has some questions let's look at the signage proposition here i think i've sat in on a few of these now and i don't recall a application that had so many departures from our standard sign ordinance and specifications so i'm wondering if you could illuminate a little bit why this property would uniquely qualify for deviation from our standard signage well um i would have to say it probably has to do with the proximity to the 101 the northern parkway and the casino um but you know again the applicant's probably better you know positioned to respond to that okay i guess i'm looking for the city's take on that how often does this happen how i don't recall a similar case in my experience where we deviated um almost wholesale deviations from the standard signing so i'm just kind of wondering where where from staff's perspective how does that how's that fit in the mix um from my corner again it just has to do with the location the proximity to the casino the 101. mr chairman mm-hmm i'll i'll add a few things to that as well so when when we look at the the typical c2 there are some um some deviations i think it would be helpful and perhaps maybe the applicant can illuminate it and we can provide some additional information to you as well to show you specifically what this looks like i don't think we normally call things out quite like this without showing elevations and and how it would appear part of what's going on with this with this proposal is there are multiple suggested plans that could occur because of the variety of uses that might happen on the site so i think that's why you're seeing this but when we look at this you know directional signs it's you know it's a foot taller so i think just the the way it's laid out here and the fact that we're not showing it on elevations is what's making this a little bit glaring but i would also reiterate too that it does have i think a lot to do with the proximity to the casino and if we had something like you know a hospital application or a mall application you'd probably see something very similar to this but again it would be shown in context of at least conceptual elevations so i think that's part of the issue and we don't have a conceptual because we have four potential designs or uses of the properties that's correct and and again you often times do see conceptual elevations although the actual building elevation and site plan specifics are handled at the design review stage which which is administrative so that's sort of the gap here i think okay well thank you um with that commissioners questions okay will the applicant like to come forward and make your presentation good evening good evening my name is bill cantieri my address is 4428 east mountain dr mountain stage drive in phoenix and chairman hirsch and commissioners thank you very much for for hearing me tonight um uh as as you saw from the elevations uh uh uh provided by um uh mr gellert i mean this is an existing home uh what we consider to be one of uh you know one of the western gateways to you know to the city of glendale um the entire surrounding area you know is you know it is commercial um you have the casino to the south uh restaurants and retail to the north and northwest and so this project is is currently a county island uh zoned ru 43 uh with an older home and the i represent a group of investors one of which is uh long-term uh long time uh excuse me uh it's hard to breathe with this on you're welcome to take it off if you like thank you very much uh it's a little a little too tight-knit observing the six feet so you're good okay thank you thank you very much um and anyway yeah one of the one of the four investors in this property is is a long-term you know glendale resident and so it's important to him to bring you know a uh you know top tier client you know to to this property so the the investors i represent are um this is a speculative purchase of of this uh residential property and you know and so yes there is um you know honestly nothing on the table right now there were um multiple things uh being discussed uh the the option uh you know the option a plan uh that that uh mr mr geller showed you know with with the hotel i mean that that that's our that's our a i mean that's our a game in a perfect world and you know back in february um we would have said we were gonna yeah that's what we would bring but now with with the difficulty the hotel industry is happening you know having we don't know you know if that's even you know even still realistic but that i mean but that's still our number one goal to you know to find a user you know user like that um so so anyway this is uh so i wanted to take a minute to um just address a few of your questions uh first off uh regarding the signage the the the signage is actually modeled after what was approved at arrowhead bmw uh so so the so although this is not um i mean it is more than than the the state the c2 standard i mean this has been previously approved with the exception of the of the static billboard which is simply a matter of you have not because you asked not so they wanted to see the investors wanted to see if it'd be possible to get that approved i mean it uh city staff has provided documentation that it's not allowed within this proximity of the parkway and so um you know so we're um we're accepting that stipulation that that that cannot be allowed and and the other six stipulations presented by city staff also you know related to northern parkway and the access so we began we began this project actually by going approaching the maricopa county asking them about rezoning who who then turned us over to maricopa county department of transportation and met with with them and multiple multiple representatives of glendale department of transportation and where they actually laid out northern the northern parkway expansion for us uh in that process uh i believe roughly 43 feet of the frontage of the existing property will be uh you know will be dedicated uh to to the northern parkway so so the uh from what is existing now on on on northern uh the northern curb is gonna stay the same there'll be um i believe three lanes uh three lanes south of that a a solid median that will be landscaped and then another three another three lanes and then south of that in discussions with them and with our with adot and our traffic engineer we're going to add a or the final development will have a um two over a 200 foot long stacking lane a deceleration lane with a 90-foot taper attached to it at the entrance to to the property so so so we've been involved with you know with both um you know with the glendale department of transportation uh maricopa county and adot in the design of of this and and so the entire site plan has been basically shifted you know shifted to the south to make sure that there's room for you know for all of that roadway along with bicycle paths the the landscape on the the south side and you know in the the new sidewalk that they're recommend recommending um uh regarding the um uh chairman noakowski's do i pronounce that right uh uh you know a quick question about the uh about the access uh to the uh um you know that the access to the uh you know the second access point that would connect to the casino ring road um the the investors have been uh had i believe two face-to-face meetings and several phone calls uh with the with casino they are they are in concept open uh you know they're in concept open to it but uh they're just their answer keeps being we're building a casino right now we're busy come see us when we're done is is basically what what it is um and and so uh you know so so really do believe that's going to be worked out um uh i did receive a uh you know copy of the settlement agreement uh between the city of glendale and the tohono o'donne nation and i mean and one of the um uh one of the points in there that that they have to that they have to allow for emergency access uh you know emergency services access you know through um you know through that land and and so you know so i really believe that that the the simplest solution is is i mean to continue our our um negotiation with them would just be um that access would just have a fire gate across it so so that our customers would not um would not freely travel back and forth but just have fire fire crash gate you know across into their pr um you know onto that ring road property um and and uh yeah so so anyway so anyway we are you know we're in agreement with the stipulations presented by city staff our our goal is is truly just just we're looking for we're looking for the rezoning so once all you know all of this crisis is over and and you know if life returns to normal that that you know we can find a um you know you know find find a tenant and you know develop you know this gateway into your city and i'll take any other questions you have great thank you commissioners commissioner nowakowski two questions one on the pending annexation so is that on contingent on our vote tonight city council vote or is it in the process right now correct yes so so there's been uh two two previous city council meetings uh the the first one was just city council uh private review of it um at which time uh councilwoman clark spoke out in in uh in favor of this property we actually met with her prior to um uh prior to even beginning the rezoning process um and then uh at the the second meeting they they voted in in favor of it and then after um uh after after this meeting with the planning commission then we are scheduled for a final uh final meeting with the city council on september 22nd for both votes for annexation and rezoning second question in regards to that secondary access if you cannot get the tohono nation to agree to allow you to exit or enter enter the property from their property what do you do what's your backup plan uh to be honest sir i i i do not know i would have to have to work work with uh uh you know um you know mr gruber to come up with with uh with with our what the backup plan would be for that yeah i i just recall that when the casino property was being developed i had a discussion with a gentleman and he said that it's one of the most secure properties and that access points was very important to the nation you know as far as security and everything so yeah good luck thank you good luck we'll say though that i mean i mean all of the conversations that the investors have with them have been they're very genial and they were in support of seeing something else go you know go in place of of the house that's all you know that that's at on northern now did the nation have a preference in one of your plans i mean they're building a uh hotel correct yeah yeah so would they be the hotel was one of the that was the one they disliked the most honestly yeah they would prefer retail or restaurant use i'm sure that's part of the future negotiations okay any additional questions commissioners okay i have one commissioner harper um with that property being maricopa county is the property that housed to the east is that still going to be is that it's probably more for women oh that that property um has uh has sold um and and it's my understanding that that it's in the process of being being rezoned as well into for a commercial i wish you luck because when the groundbreaking took place of the casino uh my son and i acquired or asked about those stupid um partials and the price then was astronomical i hope it's come down and and that's why we actually don't don't control that second parcel to the east yeah it was crazy okay anything else commissioners very good thank you sir thank you okay the chair will now open the public hearing on zon20-01 northern crossing pad we have no speaker cards is there anyone here this evening that would like to speak on this item anyone here that like to speak on zeowin win20-01 hearing and scene none the chair will now close the public hearing on zon20-01 commissioners is there a motion mr chair i've moved that we um go with z-o-n 2-0-0-1 including the six six stipulation seven stipulations do we have a second second we have a motion and a second for approval of 0120-01 with seven staff recommended stipulations is there any discussion commissioner crowe yes thank you mr chairman yeah i i'm kind of with mr nowkowski there i mean the access is still up in the air i think that's a problem because of the design i mean i mean they're still subject to review i guess we could just leave it to the design review i don't know but the access is it's amazing that's a big problem director commons mr chairman uh thank you yes if if there's an issue where the access um cannot be resolved uh as per the stipulations you know that would be coming back before you but um there is a requirement for emergency access so something it you know does need will need to be worked out and i think that we have every confidence it will be however if there was something that radically changed this proposal then it would need to come back through the process okay any other discussion the chair would only add that we've identified the neighboring property as a casino when in fact it is a sovereign nation and there happens to be a casino and a hotel under construction there but we all need to be mindful that although there is in fact a casino being built and some other facilities there the adjacent property is in fact lawfully a sovereign nation so with that we'll have a roll call vote beginning on my far right commissioner crowe i vice chair linux commissioner harper aye commissioner nawakowski aye and the chair votes aye the motion has passed mr gruber what are the next steps in the process chair and members of the commission your action with respect to case number zon 20-01 is not final your recommendation will be forwarded to the city council for further consideration there was an attempt by city council many many years ago to annex these properties into the city unfortunately it got sidetracked and as a result we did end up with a sovereign nation controlling part of this property which has limited value in terms of sales tax and other revenues to the city of glendale so it's nice to see private development of this land which creates opportunities for the city to generate some revenue from the uses thereof so i look forward to the annexation and development of this property as part of the city of glendale okay we'll uh move on to our fourth and final public hearing item this evening the village at thunderbird preliminary platt pp20-01 mr gaylord is presenting thank you mr chairman uh again the request is for a preliminary plan approval known as pp2 excuse me 20-03 for a subdivision to be known as village at thunderbird request again preliminary plan approval for subdivision titled village of thunderbird that would allow a 212 lot single family residential subdivision the applicant is heather davenport with woodside homes for thunderbird school of global management the property is located within the southeast corner of greenway and 59th avenue specifically between 55th and 59th avenues general plan designation is medium the high density residential from 5 to 8 density units per acre the designation resulted from action by the city council in 2019 this is an aerial look of the property outlined in red some vacant land to the north which is actually part of the p.a.d known as village at thunderbird the pad also includes the what is now the acu campus as well as the vacant properties to the south and east which are part of this application this evening also within the lower corner of the southwest corner is the ymca the site is almost completely enshrouded by relatively high density single family development in this part of the city um just kind of for your information again the planned area development which includes that entire um quarter section there um at adjacent to greenway and 59th avenue um the planetary development recognizes again the acu campus the ymca it provides for a multi-family project at the northeast corner of that block as well as a single family project which is the basis for the application this evening and incidentally also incorporates what was a town home site to be part of the planned area development that's been combined with this part of the project the site's kind of l-shaped obviously takes its access primarily from greenway and 59th avenues um a route that is part of the campus interior access the project itself would be a gated community get it in two locations you can see the red circles there those would be roundabouts which have are still under design and development at this point that would be a gated access roundabout complex in both of those locations this is the landscaping plan cemental which details the streetscape development along 55th as well as 59th and the interior open space areas and landscapes retention and recreational amenities as far as the the pad standards these were adopted with the the planetary development by the city council over a year ago a year and a half ago the minimum lot area requirement is 4 000 square feet uh lot width and depth would be 40 by 100 minimum front setbacks would be 15 feet to the livable space or porch and 20 feet to the garage minimum side yard setbacks are five feet and uh the distance between adjacent buildings would be 10 on adjacent lots rather rear yards would be 15 feet maximum lot coverage is 45 and the building height would be 30 30 feet i've got a series of ground level photos just of the vicinity you can see the circles detailed there on your screen this is where the photos are coming from these are the photos located along 59th avenue this is the what had been the access to the thunderbird school that was located here from 59th avenue and country gables top of the screen the bottom of the screen is the southwest corner of the property adjacent to the existing subdivision at the south you can see the buildings on the campus there to the left this is the streetscape along 55th avenue pre-existing the developer has proposed to replace the wrought iron fencing with a new solid wall design as part of the subdivision proposal the photo to the bottom of the screen is the southeast corner somewhat south of that location and this is interior to the site these are the locations of the two roundabout the gated access points along country gables as well as 57th avenue the initial public involvement process as part of the the village of thunderbird project was initiated with the zoning action that took place in 2019 the request regarding the preliminary plat that's on your agenda this evening was posted on site august 12th it's been advertised august 13th and the notification cards went out in the mail to the neighbors on august the 14th that finds the preliminary plan proposal meets the specifications of the planned area development zoning which was adopted as zon 1902 and therefore recommends approval of the preliminary plan subject to the following stipulations one conformance with the stipulations of ordnance 0 19-56 from june 11th of 2019 to development and conformance with the development plan and narrative for villages at thunderbird dated march 25th 2020 the conceptual grading and drainage plan seal dated june 26 of 2020 and the preliminary platinum landscaping plans dated august 20 of 2020. number three submittal approval of an updated phase 1 esa or environmental site assessment dated within 6 months of council action on any related dedications mr chairman that concludes my presentation would the applicant or applicant's representative i'd come forward to make their presentation and please state your name and address for the record yes i'm heather davenport at 1811 south omaha school road in mesa 852-10 commissioner hersh planning commissioners woodside homes is very excited about this project we thank city staff for their work on the preliminary plot with us i just wanted to give you a little history of woodside homes woodside homes has been building houses in the united states for 40 years we are currently in four different states six different divisions in arizona we've been here 25 years so and currently we have about 12 communities throughout the valley we do everything from entry level all the way up to a luxury product and we're again very excited to be a part of the city of glendale and a part of this project me and the consultants are here to answer any questions that you have we're in full support of the stipulations recommended by the city staff okay commissioners do we have any questions commissioner crowe yes thank you for coming tonight appreciate that are all of the homes that back up to the akoma existing residences are they all single story yes they all be single story thank you any other questions commissioners commissioner harper i think when we well when this first came to us there was a lot of now i can see it i'm sorry yeah there are no entrances off of or exits off of a coma into the project correct correct commissioner harper i think that's thank you okay any additional questions well we appreciate you coming in thank you okay the chair will now open the public hearing on village at thunderbird preliminary platte pp 20-0-3 and i have one two three four speaker cards we'll give everybody a chance to walk over from the adjacent room our first speaker this evening and we're allowing five minutes per speaker and the vice chair linux will be timekeeping is mr gary livingston who opposes the application good evening please state your name and address for the record gary livingston i live on port-au-prince lane and that would be just east of the vacant land and i've asked this question before but hopefully tonight i might get an answer considering that this is a vacant land the state statues pass statues in regards to what that vacant land could be built to and therefore my neighborhood and where i live is uh in fact built with five homes per acre so how can you approve eight homes per acre in that area it doesn't make sense to me it means the heck with the state statues and what they wanted to build and for the surrounding neighborhood for that vacant land and the second issue is you have one entrance coming in from 59th avenue you have another entrance in exits on greenway road i know there's going to be a lot of homes built in that area so people are going to go out the greenway road turn right go to 55th avenue make a right turn on 55th and come down 55th avenue and i can tell you right now a lot of the people that i know on that street has already said this is ridiculous they they have a big problem with that issue driving their kids to the school which is on just um just east of 55th avenue and a coma and there was an exit out of a coma that could have been used for a left turn only to the school so we still don't understand why they won't look at that the other issue is on 59th avenue with all those people there we have a divider all the way from thunderbird to uh greenway road and the traffic in that area uh certain days or certain hours during the day is wrong i mean you can't get up or down and i worry about the fire fire trucks getting up and down that street so i wish you would look at that and i think i i i don't and we're worried about the pricing of the homes i'm not sure what woodside whether they own the land now and they're going to be the developer nobody tells us anything i appreciate some answers thank you sir stella grazo welcome back you know the drill ocotillo district i was going to speak on each development so i'll give it to you in a nutshell so the village at thunderbird that's 212 homes they want to build so say there's two cars per household then you have the palermo replat on northern and 87th then you have the modern ridge estates on 53rd and beardsley then we go on to northern crossing south side of northern just east of the 101 and village at thunderbird 59th in greenway then you have an olive and what is it 53rd built for rentals 208 units then one of the meetings there's a development around 83rd is it west of bell another development so i don't know what the meetings i've attended and all these developments happening the proximity how many miles this all encompasses but how many cars i would love to know what the traffic study comes up with for how many cars if you have two cars per household and you know it's going to be more than two in some areas and what that's going to do to the roads from what i remember back in the day the roads were repaved on a regular basis and it was really nice and that doesn't happen anymore and the roads are horrible so i know the builders are always happy with their developments but the residents aren't always happy with the developments in their area or coming to the area and most of the residents they don't see notifications and i'm not going to go there because all of you that know me that have heard me in the past and where you put these notices where nobody sees it kind of where the sun doesn't shine but it said i know you have to laugh because otherwise what are you going to do arizona used to be known for wide open spaces and that's not the case anymore and that's pretty sad so i know development happens but can you do it spaced out a little and not have to have high density where one of the uh speakers tonight it said something about medium density for the polaroid plot and then he said it's now high density why does everything have to be crammed into spaces why can't you have you know you were saying you developed luxury homes as well i don't believe what's being put in glendale are considered luxury homes i just feel they're taking up the space developers are making money and we're at the short end of it because there's going to be a lot of traffic in the areas where you're developing thank you thank you davida salter [Music] um hello hello i'm sorry i didn't realize i was supposed to come in here i was yeah no worries it's it's uh the process is a little um convoluted with the separation totally understand and i agree with the lady that spoke at the very beginning about our our card said that we were supposed to go to city hall and there were concerns about that so i'm glad it was further down on the agenda anyway my name is davida salter i live at 5734 west tacoma hello commissioners i do have a couple of things i would just like to share and i've been here before about this my property backs up to i'm one of those houses on a coma i am 10 houses in from 59th avenue so i've been to every meeting except one and um i just have some things i want to share with you um there in this area there will be 212 homes that are now built originally we were supposed to have 60 townhouses built in that area that's listed there just north of the y and so now i understand instead there will be residential homes so it's probably less number of homes that are going in there but 212 homes north of here there's going to be an apartment complex that is right on greenway avenue the university is going to build two five-story dormitories and the number of faculty and staff who will be coming in along with the ywc ymca in that area all emptying onto two exits there are no other plans for street exits in that neighborhood and so obviously that's a concern it's already if you exit right there at 59th avenue and acu on tierra buena it already takes you a while and any of us who live on a coma we have to wait forever for the light to turn it's a lot of traffic and so i am concerned about that and plus we're just north of the hospital and several times throughout the day or rather throughout the week the fire engines are going down our street because we have several senior centers in our neighborhood so a little concern there i understand this is going to go through and it's probably a good thing for the neighborhood because the housing has been down and the school is one of the smallest in the area so kachina elementary it'll be good for them but obviously there are concerns for me about the traffic the fencing behind us is supposed to be eight feet we've never been told anything about that and in tonight's report there was nothing about that so i just have i just wanted to throw that out there again it looks like the road that goes to the ymca is going through that neighborhood and i just wondered if somebody could look at that and maybe there could be an exit onto 59th avenue so that that traffic would not have to go into the neighborhood and through the gate i don't understand how that's going to work because it doesn't look like there's a plan for an exit onto 59th avenue for the ymca and then as far as density i just wanted to let you know between 59th avenue and 55th avenue on a coma there are 33 homes this project will come in about eight houses and just from there they now have 31 homes and so it's a little bit more dense than our homes that back up to it with that that's all i have thank you very much okay we have uh regina moritz and i apologize if i've twisted your name around maybe you can straighten me out you're not the first um thank you chairman and council members oh commissioners and please state your name and address yes i'm regina moritz i live at 57 5722 west tacoma drive just down the street from some of the other speakers anyway i have more questions and a couple comments you've all you've heard a lot about traffic already so i'm not going to go over that but there are things i wanted to ask because this is shown as a preliminary plat am i correct in assuming that changes can still be made to the plat or is this pretty much a done deal secondly can we get a copy of how this preliminary plat how the lots line up with our lots on a coma i have actually the most recent plat and it looks like you have increased the size of the lots which we really really appreciate they were really tiny before but we'd like to see how they actually line up with our houses on a coma if you if you would please my third question is after this meeting tonight what are the future steps to approval of the plat as asu actually sold this property it's listed as thunderbird school of global management so i'm assuming that asu still owns it i don't know it hasn't there has no indication whether the property has actually been purchased could we if it has been purchased could we please have an approximate price of the homes or if you can't have approximate price of the homes the approximate scare square footage and the price per square foot which would give us some idea of what kind of property this is going to be next um david already talked about eight foot wall so i'm not going to go there the preliminary plat is for 212 lots as was indicated and i'll just say once again that our neighbors are very concerned about the traffic that's going to occur with this development what we what we would like to say that we really appreciate is that the lot sizes have been increased to be a little bit bigger at least what's behind us on a coma have been increased to be a little bit bigger than ours even though they don't line up exactly width wise with our lots at least they're bigger they're not the tiny tiny lots that we were being shown before we were told and i understand from this plat that these lots are actually as big well actually they're bigger than ours now and um we were told also that the houses that are going to be built on these lots are going to be probably bigger than ours but at least our size on average we also very much appreciate that the 40-foot setback from our backyard our wall to the back which would be the south side of their property we really appreciate that 40-foot setback because it it will help us a great deal with our own privacy and will give us a little bit of a feeling of space we also very much appreciate the single family single story requirement of this plat as indicated um okay i guess that's about it okay i'm gonna ask the representative of woodside homes perhaps you could introduce yourself to ms moritz and and answer some of those questions and just to paraphrase what she had they'd like clarification on the height of the wall along a coma davita salter also asked about that right you wanted to know about how the new lots would line up with the current lot lines on a coma and you were interested in the price or uh price per square foot of these homes so if you wouldn't mind maybe pairing up with her individually we'll try to get you some answers there as far as changes to the preliminary plot director collins would you like to address that question sure thank you mr chairman so this is the preliminary plat and uh a final plat will be going to the city council and uh generally speaking those those two documents mirror each other the final plat just has more detail and is a true engineering document but this should be a very close reflection to the final plat thank you you're welcome thanks for coming in thank you you're welcome okay um is there anyone else that would like to speak on pp20-03 you had your opportunity sir thank you okay all right so with that the chair will now close the public hearing on pp20-03 okay you're out of order sir i'm going to ask you to be a gentleman and allow the meeting to proceed okay thank you thank you very much okay all right you're absolutely charming you know that mr livingston i just get such a tickle out of you coming in here making that doing your thing so um you know i'm trying to be respectful i would hope that you would be capable of doing the same so at this point we're going to move on and i'm going to ask that the commissioners if we have a motion after i close the public hearing on pp20-03 commissioners mr chairman i make a motion that we approve pp20-03 subject to the stipulations contained in the staff report i'll second it okay we have a motion and a second for approval of village at thunderbird preliminary plat pp20-03 subject to the three staff recommended stipulations any discussion mr chair commissioner naokowski i just do we have the platt design that along a coma that has the larger lot sizes that the resident was speaking of is is that in our in our bucket it's in the packet it's in the packet and it's going to be approximately 9597 square feet up to 10 849 square feet is that correct yes okay all right no no questions all right with that the chair will now conduct a roll call vote beginning on my far right commissioner crowe aye vice chair lennox aye commissioner harper aye commissioner nawakowski aye and the chair votes i the motion is passed mr gruber what are the next steps in the process chair members of the commission your action with respect to case number pp 20-03 is final subject to a written appeal received within 15 days thank you that concludes our public hearing items for the evening ms collins do we have a staff report this evening thank you mr chairman i did just want to let the commission know that you've had questions in the past about legal notices and timely um receiving those in a timely manner from the glendale star and the arizona league of towns and cities is looking at legislation that this city and other west valley cities are participating in so we'll have some updated information to you on that i just wanted to let you know because i know there have been several questions and concerns about the delivery of those to the newspaper thank you you know i appreciate that i think we've all had some concern and questions so i'm glad that that's kind of moving forward there um do we have any commission comments or suggestions commissioner naokowski i i would ask that maybe a representative from the city talk to the tohono nation because this isn't going to be the only um development to come across there's going to be some on the south side of of the nation's property and they're going to want access also to to what's what's the roads leading to the casino so i i would just see where they're at you know from a city perspective if and how it impacts future development plans commissioners any additional comments okay any staff planning report no mr chairman thank you okay and uh i'm searching here for the date of our next meeting october the 1st and uh at 6 00 pm and until otherwise we believe that we may still be here at the glendale civic center for the foreseeable future and i would like to remind folks that it is still hot and to please make sure your pets have ample shade and water if you have them outside and with that we'll call for a motion to adjourn so move second we have a motion and a second to adjourn all in favor say aye aye any opposed we are adjourned you