By Cecilia Chan
Independent Newsmedia

StoneHaven, a master-planned community just south of Glendale’s Westgate Entertainment District, wants to bump up the number of its homes to 1,365 from 1,161.

The Planning Commission in a room of nearly 100 residents, who were concerned with increased traffic and a drop in their home value, rejected the request last week. Now it is up to the City Council to decide whether to grant a general plan amendment and a rezoning that would increase StoneHaven’s density, allowing for 204 more homes.

“Over the last year, the city has really had some great economic development successes,” said Susan Demmitt of Gammage & Burnham, who represents John F. Long Properties and Pulte Homes,in presenting a case to commissioners on why the modification was needed just one year after the 395-acre project at the northeast corner of 91st Avenue and Camelback Road was approved by the Council.

She ticked off consumer-products manufacturer Conair Corp.’s $40 million expansion and 300 jobs in the city and BMV’s $30 million high-end dealership, which will bring workers to the city in search of housing.

“You’re home to the Cardinals, the Coyotes and the growing Westgate Entertainment District, all great economic achievements and a testimony to the momentum Glendale has,” she said. “What is missing in Glendale’s momentum at this point are opportunities for owners and employees of these businesses to purchase new residential homes. There is a significant shortage of home opportunities for new homes in the city of Glendale.”

She cited statistics from Home Builders Association of Central Arizona that show the number of new residential permits in the Valley increased to 17,800 in 2016 from 15,800 in 2015. Of that, Glendale issued 109 new home permits in 2015 and 174 in 2016. And year to date, the city has issued 54, she added.

“For being the fifth largest city in the Valley you are not getting your fair share of new houses,” Ms. Demmitt said, adding StoneHaven is the city’s opportunity to fix that.

She said a number of developers have passed on the property because it does not offer diversity of housing. Pulte Homes, however, is willing to invest $450 million to get the development off the ground but feels there is not enough flexibility in the land use to justify the investment, she added.

The request would allow the development to offer up to five different types of housings from the three, which makes for better marketing of the community to a more diverse population such as millennials, empty-nesters and retirees, she said.

She also touted the project’s economic impact; during the seven-year build out of the community, the city would realize $49 million in added sales tax revenue and $5 million in annual sales tax revenue when the commercial portion of the acreage is developed.

Most of the 24 residents who spoke at the public hearing did not buy the argument. A majority of the audience members in opposition to StoneHaven’s application wore red shirts and anti-StoneHaven paper badges.

Residents said they had a petition of more than 1,000 signatures opposing the request. Ms. Demmitt said she had a petition of 600 signatures of merchants and residents in support of the proposed increase in homes.

Michael Socaciu, a former Glendale planning commissioner who lives near the development, said it was hard to see the benefits with more homes and smaller lot sizes. He said there would be more traffic and more students at some of the schools.

Although Tolleson Union high School District and the Pendergast Elementary School District, which would serve StoneHaven, indicated they have space for to accommodate the new students, Mr. Socaciu said Desert Mirage Elementary School in his neighborhood has been using temporary buildings for the last 20 years.

Scott Johnson, who lives at the Copper Cove community next door to StoneHaven, said traffic is bad enough and when there is a Cardinals game he does not leave his house.

“I’m all for growth and development,” he said. “But cramming in 200 more homes will add more to the strain.”

Residents such as Patricia Coyne also said the smaller lot sizes would negatively affect their home values.

“My home is my investment,” she said, adding 95 percent of the people she spoke to are against allowing for more homes.

And couple of residents like Kevin Willard took exception with Ms. Demmitt citing the low number of new housing permits the city has issues. The numbers are low because the city is land-locked and there are not that many places left to develop, he said.

A handful of speakers supported StoneHaven.

Daryl Durbin said the development would create much needed jobs in the city, it was a good layout and the developer’s proposal to connect Bethany Home Road from 83rd to 91st avenues would alleviate congestion on Camelback Road.

“I can’t think of any negative impact StoneHaven can have to our community,” he said, as audience members jeered.

Gary Sherwood said StoneHaven is the first major master-planned community in the city since Arrowhead Ranch and echoed the economic impact the development would have for the city.

Following the two-hour public hearing, commissioners voted 4-1 to recommend the Council deny StoneHaven’s request for more homes. Chairman Arthur Dobbelaere and Commissioners Rick Harper , Al Lenox and David Moreno voted to deny. Vice Chairman Gary Hirsch votes to recommend approval.