RESOLUTION 5094 AND ORDINANCE 2986: GENERAL PLAN AMENDMENT (GPA) APPLICATION GPA13-06 (RESOLUTION) & REZONING (ZON) APPLICATION ZON13-09 (ORDINANCE): STONEHAVEN - 9050 WEST CAMELBACK ROAD (PUBLIC HEARING REQUIRED)
Staff Contact: Jon M. Froke, AICP, Planning Director
Purpose and Recommended Action
Recommendation
This is a request for City Council to conduct a public hearing, waive reading beyond the titles, and adopt a resolution for GPA13-06 and an ordinance for ZON13-09 subject to six stipulations. At their meeting on December 3, 2015, the Planning Commission unanimously recommended approval of StoneHaven, subject to six stipulations. Subsequent to Planning Commission staff has been working with the applicant on a number of infrastructure improvements and stipulation No. 6 has been modified as contained in the proposed ordinance.
LVA Urban Design Studio, on behalf of John F. Long Properties, LLLP, is requesting the following:
1) Amend the General Plan Land Use Map to establish a 21.94 acre shopping center site on the northeast corner of Camelback Road and 91st Avenue, eliminate a 4 acre office parcel on Camelback Road and to establish a 10.83 acre shopping center site on the southeast corner of Bethany Home Road and 91st Avenue.
2) Rezone 382.5 acres from C-2 (General Commercial), C-O (Commercial Office) and R1-8 PRD (Single Residence, Planned Residential Development) to PAD (Planned Area Development) to establish a General Development Plan for StoneHaven. Approximately 1,161 dwelling units are planned.
The site is located on the northeast corner of Camelback Road and 91st Avenue.
Background
The subject parcel is undeveloped and is currently being farmed. The property is bounded by the Bethany Home Road alignment to the north, 83rd Avenue to the east, Camelback Road to the south and 91st Avenue to the west. There is an existing elementary school to the east and an existing high school to the west. The following land uses are proposed within the PAD:
Parcel 1: Commercial (116,959 square feet of building area) on 10.83 acres.
Parcel 2: Single Family Residential (5,500 square foot lots) on 44.38 acres.
Parcel 3: Single Family Residential (7,000 square foot lots) on 37.58 acres.
Parcel 4: Single Family Residential (8,000 square foot lots) on 43.67 acres.
Parcel 5: Single Family Residential (8,000 square foot lots) on 31.19 acres.
Parcel 6: Single Family Residential (7,000 square foot lots) on 44.38 acres.
Parcel 7A: Single Family Residential (5,500 square foot lots) on 10.78 acres.
Parcel 7B: Single Family Residential (8,000 square foot lots) on 23.08 acres.
Parcel 8: Single Family Residential (5,500 square foot lots) on 23.78 acres.
Parcel 9: Single Family Residential (5,500 square foot lots) on 35.18 acres.
Parcel 10: Single Family Residential (7,000 square foot lots) on 44.38 acres.
Parcel 11: Single Family Residential (5,500 square foot lots) on 12.13 acres.
Parcel 12: Commercial (217,800 square feet of building area) on 21.94 acres.
Planned Open Space: Provided throughout the site at various locations.
Overall a range of approximately 938 to 1,313 dwelling units are contemplated in StoneHaven. The gross density is 3.04 dwelling units per acre.
Vehicular access is provided on Bethany Home Road, 83rd Avenue, Camelback Road, 87th Avenue, 91st Avenue, Colter Street and Montebello Avenue. Bethany Home Road does not exist between 83rd Avenue and 91st Avenue. Through the development of StoneHaven, the south half of Bethany Home Road will be constructed by the developer with future participation in constructing the north half of the street by the City of Glendale. Since the Grand Canal Linear Park abuts the north property line right-of-way will be acquired by the city to provide a full width street construction of Bethany Home Road in the future. When constructed as a full street, this will complete the arterial street network in this portion of the city.
A portion of 87th Avenue exists between Camelback Road and Missouri Avenue. StoneHaven will complete the west half of 87th Avenue at the time of development. Two new collector streets are planned: Colter Street and Montebello Avenue. Both of these collector streets will provide access to 91st Avenue. Both are designed to align with existing street / driveways on the west side of 91st Avenue.
Additional street improvements will be made to Camelback Road and 91st Avenue at the time of development of the commercial parcel. Perimeter landscape setbacks will be provided adjacent to the arterial and collector street network including decorative perimeter theme walls and entry features.
Water and wastewater systems will be developed to accommodate each development parcel. Provisions for stormwater retention are provided throughout the Planned Area Development (PAD). Final design will be provided at the time of Preliminary Plat approval.
StoneHaven provides design guidelines that propose design direction to ensure a cohesive and quality development for the both the residential and commercial parcels. When Design Review occurs for individual development parcels, each project will be required to comply with these design guidelines in order to create a unified and contemporary theme.
The PAD provides a list of permitted land uses that are suitable to the planned land use designations found in the general plan amendment.
StoneHaven is designed to include perimeter theme walls, landscaped entry features and planned open space that is located in a manner to welcome residents and visitors to the development. These features will create an inviting environment for pedestrian users as they walk, run and bicycle throughout the neighborhood. All of these features will be owned and maintained by a homeowners association.
All relevant City of Glendale standards concerning drainage and utilities will apply. The City of Glendale will provide police and fire protection and sanitation collection to the residential properties and may provide sanitation collection to the commercial properties.
Analysis
The proposed General Plan designations are appropriate for this site and the proposed development plan for StoneHaven. The two Planned Commercial sites will provide future shopping and dining opportunities for this area.
The PAD zoning district is the most appropriate zoning district for implementing the proposed General Plan land use designations and developing a mixed-use project. The development plan will create a project unified by land use, architecture, landscaping, signage, and lighting with complementary land uses.
Community Benefit/Public Involvement
The applicant held two neighborhood meetings. The first meeting was held on November 25, 2013. Notification letters were sent to 542 property owners and interested parties. Approximately 63 people were in attendance along with the applicant and City staff. Questions and concerns comprised of existing and future traffic volumes, lot size and density and the overall quality of the project.
A second neighborhood meeting was held on April 16, 2014. Approximately 45 people were in attendance along with the applicant, City staff and Councilmember Chavira. The neighborhood was generally in support of the project.
Since then Planning Staff has received three telephone calls from nearby residents who were inquiring about various details of the proposal. Staff also received a letter from a nearby property owner indicating multiple concerns regarding the efficacy of the applications and encouraged that these requests be denied. The applicant’s Citizen Participation Final Report is attached.
A Notice of Public Hearing was published in The Glendale Star on March 24, 2016. Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on March 18, 2016. The property was posted by the applicant on March 25, 2016.