Planning Commission Report
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1 SUBJECT A request by Michael Buschbacher, on behalf of Hunter Engineering, Inc., representing Russell Organics, LLC and Roth Development Corp., for a rezoning of 75 acres from RU- 43 (Rural / 43,000 SF minimum lot) to PAD (Planned Area Development). The site is located at the southwest corner of West Bethany Home Road and North Sarival Avenue; and is in the Yucca District. Staff Contact: George Gehlert, Senior Planning Project Manager. REQUEST This is a request to rezone from RU-43 (Rural / 43,000 SF minimum lot) to PAD (Planned Area Development). APPLICANT/OWNER Michael Buschbacher / Hunter Engineering, representing Russell Organics LLC, Russell Organics LLC, owner. REQUIRED ACTION The Planning Commission must conduct a public hearing and determine if this request is in the best long-term interest of this neighborhood and consistent with the General Plan. SUMMARY An annexation application has been filed with the City of Glendale for this property as AN-229, and is being processed simultaneously with the rezoning application. The applicant is proposing a Planned Area Development for a 75-acre industrial park. BACKGROUND INFORMATION General Plan Designation: The property is designated as LCLU (Luke Compatible Land Use). PLANNING COMMISSION REPORT CASE: Organics Loop 303 Planned Area Development CASE #: ZON21-21 MEETING DATE: November 4, 2021 FROM: George Gehlert, Senior Planning Project Manager ggehlert@glendealeaz.com, (623) 930-2597 Zoning: The current zoning is RU-43. Property Location and Size: The subject property is located in the Yucca District and includes 75 acres located at the southwest corner of West Bethany Home Road and North Sarival Avenue, and continues southward to the Missouri Avenue alignment, which is presently undeveloped. Adjacent Uses and Zoning: The subject property is part of a developing industrial corridor adjacent to the Loop 303. Areas to the north and southwest are currently in the City of Glendale. Other adjacent properties are unincorporated. The site and all of the surrounding property is currently being used for agriculture. As Luke AFB is located 2/3 of a mile to the east, the site falls within the 70-75 DNL contours prohibiting residential development. The Luke AFB “No- Build” line also crosses the southeast portion of the property, rendering that part of the property undevelopable, with the exception of access roads. No vertical development is permitted within the “no-build” portion of the property. History: There is no prior development action on this property. Project Details: The project proposal would allow most customary M-1 and C-2 uses described by the Glendale Zoning Ordinance; requiring also Conditional Use Permits for the same assortment of conditional activities associated with those zones. The development proposal describes two principle industrial buildings, covering about 60% of the property. Truck courts will be enclosed by an 8’ wall. Conceptual building elevations and landscape plans are enclosed. The exhibits will guide the development of Design Review submittals later in the development process. Development Standards proposed in the PAD submittal are typical of the M-1 zone, with an exception that building height would be increased from 30 FT to 60 FT (as agreed by Luke AFB). FAR would be also increased from .3 to .5. In addition, parking requirements feature reductions for office and commercial uses; and a greater reduction for warehouse and distribution uses. Due to the proximity to Loop 303, sign heights and allowances have also been increased. The subject property exists just east of a fully developed traffic interchange at Loop 303. The site plan indicates a primary access along the south side of Bethany Home Road; and four other driveway access intervals along the west side of Sarival Avenue, one of which falls within the “no-build” area. No tenant/use has yet been identified for this project. Final traffic improvement requirements will therefore be determined as part of Design Review submittals when the actual uses are identified. Regardless, the developer will be responsible for: • Dedication of a 55’ ROW along Bethany Home Road (possibly more for any required turn lanes and driveways); and for all ½-street improvements. • As Sarival Avenue will not be annexed, the developer must follow McDOT requirements. They have indicated that a 65’ ½-street ROW will be required with driveway turnouts. • The Missouri Avenue alignment falls within the “no-build” portion of the site. Access will possibly be required as either an access easement or a ROW with ½ street improvements (still subject to review by Luke AFB). Adaman Water will provide water to the site. EPCOR will provide sewer services. CERTIFICATE OF ADEQUATE SCHOOL FACILITIES: N/A - No residential development will occur as part of this proposal. CITIZEN PARTICIPATION TO DATE: Applicant’s Citizen Participation Process: On August 18, 2021, the applicant mailed notification letters to adjacent property owners and interested parties advising of the zoning proposal and a virtual neighborhood meeting held September 1, 2021. No one from the public attended. The applicant’s Citizen Participation Final Report is attached. Planning Commission Public Hearing: A Notice of Public Hearing was published in The Arizona Republic on October 13, 2021. The property was posted on October 14, 2021. Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on October 15, 2021. STAFF FINDINGS AND ANALYSIS Required Finding of Planning Commission: Section 5.901 of the Zoning Ordinance states that the purpose of the PAD (Planned Area Development) district is to: A. Encourage creative and effective use of land and circulation systems to accommodate changes in land development technologies. B. Encourage residential development to provide a mixture of housing types and designs. This project will provide only industrial uses. C. Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. D. Provide a process which relates the urban design and scale of project to the unique characteristics of the site. E. Require the nature and intensity of development to be supported by adequate utilities, transportation, drainage, and common open spaces to serve the development and to minimize impact on existing or future adjacent development. F. Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. Section 5.913 of the Zoning Ordinance requires that the Planning Commission shall find that the PAD application is consistent with the purpose of the district. The Commission evaluation shall include land use mixture, land use categories, land use intensities, and the proposed development standards. Staff offers the following related observations: • The proposal is compatible with the policies and objectives of the Glendale General Plan; and with Luke Air Force Base; and compatible with other existing and planned development in the area. • The proposal will provide employment opportunities in a highly accessible area, near the Loop 303 where other like activities are occurring. • The development will be oriented towards major streets. The buildings and parking have been positioned to fit the site while allowing landscaping to buffer residential uses to the west. These required landscape setbacks serve to enhance the site and provide sight and noise mitigation. • The site will enhance and beautify the street frontages along Bethany Home Road and Sarival Avenue. Landscaping will buffer the property along the site frontages. Screen walls will enclose the truck docks. Staff also notes the street front landscaped areas featured on the conceptual landscape plan may need to be increased along the west side of the property to meet with the 20’ City landscape code requirements. • The on-site traffic is adequately planned to permit safe and efficient circulation. Further review of traffic requirements will follow as part of the Design Review process associated with the individual sites. • All applicable city departments have reviewed the application. Stipulations have been added to ensure quality development. The details of the zoning case make specific considerations for ensuring that public health, safety and general welfare for citizens are made by providing various project improvements such as right-of- way dedications, enhanced landscaping, and safe travel in and out of the project site. RECOMMENDATION Should the Commission choose to move forward with a recommendation for approval, staff suggests the following stipulations: 1. Development shall be in substantial conformance with the PAD Booklet entitled, “Organics Loop 303,” and dated October 22, 2021. 2. Submittal of FAA 7460 approval. 3. Dedication of a 55’ ROW along Bethany Home Road (as well as any additional right-of-way that may be required as part of the Design Review process); and construction of all related ½-street improvements. 4. Dedication of right-of-way along Sarival Avenue; and all related ½-street improvements (as may be required by McDOT). 5. Dedication of any right-of-way for the Missouri Avenue corridor (which may result from the Design Review process); and all related with ½ street improvements. 6. Conformance to the City Landscape Code (MC Chapter 19). PROPOSED MOTION • Move to recommend approval of ZON21-21, subject to the stipulation(s) contained in the staff report. ATTACHMENTS: 1. Applicant’s Narrative / PAD submittal, dated 10-22-21 2. CPP Final Report (w/o mailing labels), dated 9-14-21 3. Vicinity Zoning Map. 4. Aerial Photograph 5. LDN Map.