ZON21-11 Woolf Crossing PAD

WOOLF CROSSING PLANNED AREA
DEVELOPMENT AMENDMENT

Amendment to sections of the existing Woolf Crossing PAD
(ZONO5-20)

Case Number ZON21-11

Prepared by Tabitha Perry, S | Projects Executive Officer
Accepted by Wool ifg Enterprise, LTD

May 20, 2021

lendale Planning Division City of Glendale, Az

Date received May 24, 2021

History

The originally approved 2006 Woolf Crossing PAD proposed a 738-acre planned
community. At that time, the General Plan land use designations were Luke Compatible
Land Use (LCLU), Entertainment Mixed Use (EMU), and Low Density Residential (LDR,
1-2.5 dwelling units per acre), and deemed consistent with the proposed PAD. The PAD
zoning district created a mixed-use development for residential and non-residential land
uses,

The construction of Northern Parkway was completed in 2014. The completion reduced
the overall acreage of the Woolf Crossing PAD. Due to the road construction, the
current acreage of the entire PAD is approximately 612 acres.

In 2016, as part of the Envision Glendale 2040 General Plan Update, the City amended
the land use designation to Regional Mix Use (RMU).

Surrounding Properties and Developments

Existing land uses surrounding the mixed-use development includes:

On-site: Vacant, agricultural, Woolf Crossing, PAD Zoning
District
North of Olive Avenue: Vacant, agricultural land, Cactus Lane Ranch

Packaging and Warehousing buildings within
Maricopa County jurisdiction, RU-43, and R1-35,
Zoning districts

South of Northern Avenue: Residential and vacant land within Maricopa County
jurisdiction, RU-43 Zoning District

East of Reems Road: Industrial developments, Woolf Logistic PAD Zoning
District; Falcon Dunes Golf Course, A-1 Zoning
District

West of Loop 303: Developing residential lots, and agricultural land

within Maricopa County jurisdiction, R1-6 and RU-43
Zoning districts

2006 approved Woolf Crossing PAD (ZON05-20) Summary

The Land Use Summary:

Land Use Total Gross | Proposed Total
Category Ac Units Proposed

Gross

Density
Residential 274.7 656 2.4 4
Neighborhood | 5.2 -
Park

Elementary 20.8 -
School
Commercial 225.5 -
LCLU (Luke 212.11 -
Compatible
Land Use

| Area)

Figure 9 from the Woolf Crossing PAD, approved 2006, depicts the parcels’ locations
indicated.

Residential Use: (Parcels C, D, E, F, G, H, I, and J)
Permitted Uses-one (1) detached single residence dwelling per lot. (2) Public schools,
parks, and playground.

Development Standards

Minimum Lot Area Range from 7,500 to 11,475 square feet

Maximum Height 30 feet

Commercial Use: (Parcels A, and B)

Permitted Uses-Employment Uses, Retail Uses, and Residential Uses. All permitted
land uses within the General Office (GO) zoning district pursuant to the Zoning
Ordinance of the City of Glendale in effect at the time of the approval of the PAD
(Ordinance) as either a Permitted Use or an Accessory Use.

Development Standards

Minimum Development Site Area N/A
Maximum Height 96 ft; single-family attached 30 feet
Maximum Density Single-Family Attached- 8 du per acre

Multi-family-30 du per acre

Note: Page 33 of the PAD allows for a maximum of eighty (80) acres of the total
Commercial acreage (Parcels A and B) may be utilized for residential uses (single-
family attached or multi-family).

LCLU Use: (Parcels K, L, and M)

Permitted Uses-All permitted uses within the M-1 (Light Industrial) District, Section
5.842 of the City of the Glendale Zoning Ordinance in additional manufacturing and
non-manufacturing uses as identified in the Woolf Crossing PAD. These uses are
subject to current Arizona State Statutes.

Development Standards

Minimum Net Lot Area 43,000 square feet | 43,000 square feet

Maximum Height 30 feet

Purpose

Proposed PAD Amendment

Since the approval of the original Woolf Crossing PAD, the Loop 303 Corridor has
capitalized on the market for employment and industrial development, primarily for
warehouse and distribution developments. These types of developments have eliminated
the need for a single-family subdivision within the existing PAD.

Request

The request is to amend approximately 287 acres of the 612 acres as identified as
Parcels C though J in the existing Woolf Crossing PAD. The amendment will make the
following changes to Section 6.2-Land Use:

1.

Remove the residential land use that was planned for approximately 656
single-family residential lots as depicted in Sub-Section A- Residential
Land Use Category (pages 19 through 21). Parcels C, D, E, F, Hl and J
will be affected by this change.

Remove education (elementary school) and neighborhood park land uses,
as depicted in Sub-Sections D- Park and E-Elementary School (pages 27
through 28). Parcels F and G will be affected by this change.

Allow Commercial and Luke Compatible Land Uses to include warehouse
and distribution as permitted land uses on the approximately 287 acres.
The permitted land uses will be as described in Sub-Section B-
Commercial Land Use Category identified in 1 a(1) and a(2). Also, as
described in Sub-Section C- Luke Compatible Land Use (LCLU) Category,
(pages 21 through 27).

Development Standards for Parcels C through J:

Minimum Lot Size | 35,000 square feet

Parking Space 1/2,000 square feet.

If a developer believes a project requires a reduction in the
required parking spaces, a parking study may be submitted as
part of the Design Review Application for review and approval
by the City’s Development Team.

Minimum Building Setback

Front Setback 30 feet

Side Setback

15 feet

Rear Setback

15 feet

Street Setback

30 feet-Arterial Streets
20 feet-All other streets

Maximum Structure
Height

100 feet Prior to the City’s issuance of permit(s)
for vertical construction of building(s) or
other improvements, Developer shall
submit FAA Form 7460-1 to the FAA
Regional Office for the FAA’s
determination of whether such building(s)
or other improvements (as designed)
would be a hazard to aviation and what
additional conditions (if any) are
recommended by the FAA.

Maximum Lot
Coverage

60% for individual parcels

Minimum On-site
Landscaping/Open
Space

10% of the net site area or the ground floor area of all buildings,
whichever is greater.

Note-The above statement represents the minimum
requirements. The final determination will be made during the
Design Review Application Process.

Landscape Setback-Refer to Section 6.8.A.1 of the original PAD for additional
landscape requirements.

Adjacent to Arterial | 25 feet
Streets
Adjacent to all 15 feet

other public streets

Screen Walls (Olive
Avenue and
Northern Avenue)

Screen wails for development is limited to the parking lot screen
wall not less than three (3) feet six (6) inches in height as
required for any adjacent parking areas and a truck loading
dock screen wall, constructed at or near the building is limited
to a maximum height of 14 feet, to screen any truck loading
dock or outside storage area visible from Olive Avenue or
Northern Avenue.

Unless otherwise stated within the PAD amendment, all LCLU standards as regulated in
the existing PAD such as performance standards, and walls & monumentations will apply
to each project development within parcels C through J.

Each development will require a Design Review Application submittal and approval by
the Planning Division. During the Design Review process, the Development Team may
require additional landscaping to ensure a cohesive development.

Conclusion:

The benefits to amending the Woolf Crossing PAD to remove the residential land use and
allow commercial and Luke Compatible Land Uses as permitted land uses are:

e Alleviating potential residential residents' concerns due to aircraft noise

e Additional industrial/employment opportunities in the City benefits the community
at large

* Removal of an incompatible land use, single-family residential, based on existing
and pending surrounding development

The proposed PAD amendment only amends sections of the Woolf Crossing PAD,
approved in 2006. The PAD amendment will remove references to Parcels C through J to
be developed for single-family residential, a neighborhood park, and an elementary
school, allowing employment and Luke Compatible Land Uses to include warehousing as
permitted land uses and establishing development standards. This PAD incorporates
development standards for the subject parcels to ensure development standards that will
meet industry standards for development. By amending specific portions of and all other
components of Woolf Crossing PAD to remain as approved, the subject area is shovel-
ready to attract and compete for the highest and best end-users for employment
opportunities and economic stability.

Attachments:

Woolf Crossing PAD Amendment Aerial Map, Exhibit A
Woolf Crossing Proposed Land Use, as approved in the 2006 PAD, Figure 9

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