Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

There are Yucca district residents circulating petitions in opposition to the Stonehaven residential plan that will be heard before the Planning & Zoning Commission on Thursday, May 18, 2017 at 6 PM at City Hall in the Council chambers. I have been asked to provide information about the proposal:

2016 city council approved Stonehaven plan. Now add applicant’s request for another 300 homes.

  • The applicants, John F. Long Trust and Pulte Homes have submitted GPA 17-01 and ZON 17-01. It will be heard by the citizen Planning & Zoning Commission on May 18, 2017.
  • The land is about 365 acres located between Bethany Home Road to Camelback Road and from 83rd Avenue to 91st Avenue. The land is currently being farmed.
  • There is a plan for this land that was already approved by Glendale’s City Council in 2016. The density of that plan is 1,100 homes on lots ranging in size from 5,000 square feet to 8,000 square feet. The applicant is requesting more density (more homes) on smaller lot sizes.
  • Their application asks for an increase (more density) in the number of homes from an approved 1,100 to 1,406 homes.
  • Their request asks to reduce lot sizes from a minimum of 5,000 SF to 4,000/4,500 SF and to reduce the largest lot sizes of 8,000 SF to 7,000 SF.
  • If approved 45% (nearly half) of the project would be on the minimum lot sizes described above (4,000 SF and 4,500 SF).
  • The applicant proposes to develop an 8 acre park within the subdivision. This equals .02% of the total 365 acres. No additional open space has been identified by the applicant.
  • Typically a developer will provide 10% to 15% of a planned subdivision for parks and open space. This applicant has not done so. For this project parks and open space should be a minimum of 36 acres (that is 10% of 365 acres).
  • It is estimated that the construction of Bethany Home Road would not have to be completed until 2021 per an agreement between the John F. Long Trust and the City of Glendale or…until 200 homes are sold and the design for Bethany must be submitted and when 475 homes are sold, construction of Bethany must begin (per the agreement).
  • Until Bethany Home Road is completed additional traffic pressure from this new subdivision will increase traffic on 83rd Avenue, Camelback Road and 91st Avenue.  
  • With new residents and no Bethany Home Road, we can expect average daily traffic loads of an estimated 54,000 vehicles on Camelback Road; 28,000 vehicles on 91st Avenue; and 33,000 vehicles on 83rd Avenue (statistics provided by applicant).
  • If this proposed subdivision is approved the Pendergast Elementary School District will experience the addition of an estimated 759 (conservative estimate) new K-8 students with a need for 25 new classrooms (at 30 students per classroom).
  • The two closest elementary schools that will experience the pressure of 759 new students are Desert Mirage at 8600 W. Maryland and Sunset Ridge at 8500 W. Missouri.
  • Typically a residential developer will donate $1000 per home to the affected school district virtually assuring that the required approval assuring no detrimental impact from the school district will be granted.

© Joyce Clark, 2017      


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