Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department Case: Z2020098 - Innovation Villas on Camelback Hearing Date: March 25, 2021 Supervisor District: 4 Applicant: Michelle Santoro, Earl & Curley Owner: Williamson Investments Request: Zone Change from Rural-43 to R-5 RUPD Site Location: Generally located approx. 1,400’ east of the NEC of Camelback Rd & Dysart Rd. Site Size: Approx. 13.7 acres Density: 11.4 du/ac County Island: Yes, City of Glendale County Plan: White Tanks/Grand Ave – Large Lot Residential 1-2 du/ac Municipal Plan: Envision Glendale 2040 – Medium Density Residential 3.5 - 5.0 du/ac Municipal Comments: None received to date Support/Opposition: One letter of opposition Recommendation: Approve with conditions Z2020098 Page 1 of 8 Project Summary: 1. The applicant is requesting to rezone approximately 13.7 acres from Rural-43 to R-5 RUPD in order to facilitate the construction of a for-rent residential community under single management. The applicant is proposing to develop the site as a multi-family development consisting of 153 for-rent detached dwelling units in a campus setting. The housing options will consist of 54 one-bedroom units (houses) and 99 two-bedroom units (houses). Each house will have a private outdoor area and the site will offer several landscaped open spaces throughout the development as well as provide recreational amenities such as a pool, spa and BBQ fixtures. A 6’ high perimeter wall as well as landscaping will screen the site. The proposed density for the site is approximately 11.4 du/ac. Civil improvements are anticipated to be completed in a single phase with residential unit construction being done 40-units at a time. 2. The applicant has applied for an RUPD overlay as part of this zone change to implement certain variations to the R-5 development standards. The following table lists the development standards to be varied under the R-5 RUPD overlay in (bold). Base Zoning District Proposed Zoning District Regulation Regulations (R-5) Regulations (R-5 RUPD) Maximum Building Height 40-feet 40-feet Minimum Front Yard Setback 20-feet 20-feet Minimum Side Yard Setback 5-feet 5-feet Minimum StreetSide Setback 10-feet 10-feet Minimum Rear Yard Setback 25-feet 20-feet Maximum Lot Coverage 60% 60% 2020 Aerial Z2020098 Page 2 of 8 Zoning Districts Site Plan Excerpt Z2020098 Page 3 of 8 3. It should be noted that since the applicant is proposing a site plan (required plan of development, POD) and although the zone change is a legislative approval, the POD is administratively approved. Therefore, POD approval is contingent upon prior rezoning approval. Existing On-Site and Adjacent Zoning / Land Use: 4. On-Site: Rural-43 / Single-Family Residential North: Airline Canal Then R1-10 / Colter Commons Residential Subdivision South: Camelback Rd. Principle Arterial Then R1-10 RUPD / Wigwam Creek South Residential Subdivision East: City of Glendale Then R1-6 RUPD / Wigwam Creek North residential Subdivision West: Airline Canal Then R1-10 / Colter Commons Residential Subdivision Utilities and Services: 5. Water: Liberty Utilities Wastewater: Liberty Utilities School Districts: Litchfield Elementary School District / Agua Fria Union H.S. District Fire: Rural Metro Police: Maricopa County Sherriff Right-of-Way: 6. The following table includes existing and proposed half-width right-of-way and the future classification based upon the Maricopa County Department of Transportation (MCDOT) Major Streets and Routes Plan. Street Name Half-width Existing Half-width Future R/W Proposed R/W Classification Camelback Rd 55’ No Changes Principal Arterial Proposed Adopted Plans: 7. White Tanks/Grand Ave. Area Plan (adopted December 2000): The County Area Plan designates the site for Large Lot Residential uses of 1-2 du/ac. Appropriate uses include low-density single-family residential development on lots of ½ to 1 acre in size. The subject site is also located within the Municipal Planning Area (MPA) of the City of Glendale, and thus the City’s plan is applicable to the site. 8. Envision Glendale 2040 (adopted April 2016): The City of Glendale general plan designates the site for medium density residential 3.5 - 5.0 du/ac. Public Participation Summary: 9. The applicant complied with the Maricopa County Public Participation Process with the required posting of the property and notification to the adjacent property owners within 300’ of the subject site and interested parties. Additionally, the applicant held a virtual neighborhood meeting with residents of the area to discuss the project. Staff has Z2020098 Page 4 of 8 received one letter from the Luke Air Force Base Community Initiatives Team, the comments of which are discussed below, and one letter of opposition from a resident within 300’ indicating he has concerns over the quality and density of the proposed project. Staff has not received any other calls or correspondence to the request. Outstanding Concerns from Reviewing Agencies: 10. Luke Air Force Base Community Initiatives Team has recommended the applicant review the sound attenuation requirements, and provide a notification program to inform tenants about LAFB operations. The recommendation is enforced via a condition of approval regarding a disclosure requirement for future tenants that this property is located within the "territory in the vicinity of a military airport" as defined in A.R.S. 28-8461. Sound attenuation is also required pursuant to A.R.S., as well as zoning and building code requirements. Staff Analysis: 11. The proposed rezone with overlay is inconsistent with the county area plan and the City of Glendale general plan insofar as the proposed project exceeds the residential density allowed in these area plans. However, the proposed rezoning is in concert with the land use development pattern in an area that has developed primarily as medium density housing and commercial uses. 12. Staff recognizes that the west valley has rapidly urbanized in recent years with similar projects in the area that have exceeded the density outlined in the area plan. Such as case Z2006086 that was approved with a proposed density of 11.03 du/ac, 450’ west of the subject site (see exhibit below). Z2020098 Page 5 of 8 Recommendation: 13. For the reasons outlined in this report, staff recommends the Commission motion for Approval, subject to conditions ‘a’ – ‘i’: a. Development of the site shall be in substantial conformance with the Narrative Report entitled “Innovation Villas on Camelback”, consisting of 12 pages, dated February 18, 2021, and stamped received February 21, 2021, except as modified by the following conditions. b. The following Engineering conditions shall apply: 1. The MCDOT Major Streets and Routes Plan requires a detached sidewalk for the Urban Principal Arterial Cross Section. Final Plat and building permit submittals must show the detached sidewalk along Camelback Road. 2. The subject premises is located within the County’s Urbanized Area and will disturb more than one (1) acre. A Storm Water Pollution Prevention Permit (SWPPP), issued by the County (PND), will be required prior to issuance of any building permits required for site development. See: https://www.maricopa.gov/DocumentCenter/View/6577 3. Engineering review of planning and/or zoning cases is for conceptual design only. All development and engineering design shall be in conformance with Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; and current engineering policies, standards and best practices at the time of application for construction. 4. Based on the conceptual design nature of the information submitted, changes to the site layout and/or a reduction in the number of building lots may be necessitated by the final engineering design of the subdivision drainage infrastructure. 5. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the application for Final Plat Approval and Building Permits. c. The applicant/property owner shall submit a ‘will serve’ letter for fire protection services for the project site. A copy of the ‘will serve’ letter shall be required as part of the initial construction permit submittal. d. All buildings subject to noise attenuation as per ARS § 28-8482(B). e. The following R-5 RUPD standards shall apply: 1. 20-feet minimum rear yard setback. Z2020098 Page 6 of 8 f. The following Luke Air Force Base condition shall apply: The Innovation Villas on Camelback shall notify future occupants/tenants that they are located near a military airport with the following language: “You are locating in a residential dwelling outside the “territory in the vicinity of a military airport,” however aircraft flying in this area are authorized to fly as low as 1,500 feet above the ground. You will be subject to direct overflights and noise by Luke Air Force Base jet aircraft in the vicinity. Luke Air Force Base executes an average of approximately 165 overflights per day. Although Luke’s primary flight paths are located within 20 miles from the base, jet noise will be apparent throughout the area as aircraft transient to and from the Barry M. Goldwater Gunnery Range and other flight areas. Luke Air Force Base may launch and recover aircraft in either direction off its runways oriented to the southwest and northeast. Noise will be more noticeable during overcast sky conditions due to noise reflections off the clouds. Luke Air Force Base’s normal flying hours extend from 7:00 a.m. until approximately midnight, Monday through Friday, but some limited flying will occur outside these hours and during most weekends. For further information, please check the Luke Air Force Base website at www.luke.af.mil/urbandevelopment or contact the Maricopa County Planning and Development Department.” Such notification shall be permanently posted on not less than a 3 foot by 5 foot sign in front of all leasing offices and be permanently posted on the front door of all leasing offices on not less than 8½ inch by 11 inch sign.