Background/Summary:
Introduction:
On behalf of Garrett-Walker Homes, the applicant Bergin, Frakes, Smalley & Oberholtzer PLLC proposes to develop a 10.1 acre site, located at the southwest corner of 89th Avenue and Olive Avenue into a detached single-family residential community called Townley Park. This development proposes a 40-lot gated community, with usable open space amenities, having an overall density of 3.96 units per acre. The development proposes a minimum lot size of 5,000 square feet. However, lots are projected to range between 5,115 - 8,712 square feet.
In this request, the applicant is seeking to rezone the site from General Agricultural (AG) to Planned Area Development (PAD) to facilitate a residential infill development. The current AG zoning district is a rural district that primarily supports farming and agricultural related activities. Furthermore, this district is intended to constitute a "holding" district to retain land in less intensive use until the time is appropriate warranting more intensive development.
Related History:
The site was annexed into the City of Peoria on August 23, 1983, through Ordinance No. 83-37 and subsequently provided with initial zoning of General Agricultural (AG). The subject property was part of a larger 80+ acre annexation, initiated to bring in the Fry’s Shopping Center development that exists today, directly west of the subject property.
Analysis of Request:
General Plan Conformance:
The property is designated Low-Density Residential (2-5 units per acre, target 3.0 du/ac) on the General Plan Land Use Map. The proposed Townley Park development will yield a gross density of 3.96 du/ac, which is within the range of the designation; however at 3.96 du/acre, the development will exceed the target density by 0.96 du/ac.
The General Plan allows the target density to be exceeded for projects located in designated infill areas, as this project is. Additionally, the proposal has complied with General Plan criteria for exceeding target density in the context of providing superior quality and design that furthers the City of Peoria desired character and vision. The proposed development request has complied with multiple General Plan criteria to permit consideration for exceeding target density, and the minimum criteria for utilizing the PAD zoning option. Staff deems the request in conformance with the General Plan.
Area Compatibility:
The subject property in an infill site surrounded by similar zoning and existing developments. The proposal will serve as a transitional use between the existing C-2 commercial zone directly west (Fry's Shopping Center) and the existing single-family developments to the east. The proposed density of the project (3.96 du/acre) is consistent with neighboring densities in the area.
Based on these conclusions, staff finds that the proposed zone change and development plan to be consistent and compatible with existing land use and development patterns surrounding the subject property, and a good fit for the overall area.
City Review:
This request has been reviewed by the City through the development review process. Recommended conditions of approval have been provided by the Planning, Site Development / Engineering, Community Services, and Fire Safety Division as provided in the Conditions of Approval portion this report. There are no anticipated impacts to public safety as a result of this proposal. Neighborhood safety should increase with the connection of missing sidewalk along the west side of 89th Avenue, between Olive Avenue and the Crosspoint subdivision, directly south of the subject property.
Public Participation:
As a requirement of the rezoning process, the applicant conducted a neighborhood meeting and provided a report detailing the results of the meeting. The meeting was held on March 9, 2016, at Cotton Boll Elementary, located at 8540 W. Butler Street, Peoria, AZ. The applicant notified all property owners within a 600 foot radius of the site and all registered Homeowner's Associations within one mile. There were approximately six (6) attendees present from the general public. Only one person raised concerns related to the future height of the homes that will back up to 89th Avenue and the loss of dense vegetation along this same street corridor. No formal opposition has been received.
Public Noticing:
A public hearing was held by the Planning and Zoning Commission on October 20, 2016. Public notice was provided in the manner prescribed under Section 14-39-6 of the Peoria Zoning Ordinance. Posting of the site was completed in the requisite time frame prior to the Public Hearing. There were no speakers present from the public to speak on this matter.
PAD zoning directly south with a overall density of 3.16 du/acre;
R1-8 zoning to the east with an overall density of 4.10 du/acre
RM-1 zoning for multi-family to the northeast, having an overall density of 11.2 du/acre and acting as a transition zone to the commercial zoning directly west;
As in the zoning relationship to the northeast of the subject property, the proposal can act as a transition zone between the single-family R1-8 and the Commercial C-2 zoning directly west (Fry's Shopping Center).
PAD zoning directly south with a overall density of 3.16 du/acre;
R1-8 zoning to the east with an overall density of 4.10 du/acre
RM-1 zoning for multi-family to the northeast, having an overall density of 11.2 du/acre and acting as a transition zone to the commercial zoning directly west;
As in the zoning relationship to the northeast of the subject property, the proposal can act as a transition zone between the single-family R1-8 and the Commercial C-2 zoning directly west (Fry's Shopping Center).