Planning Commission Report
Extracted text (via pymupdf)
14741 characters
1 SUBJECT A request by Adam Baugh, on behalf of Withey Morris, PLC, representing Suburban Land Reserve, Inc., for rezoning of 262.7 acres from RU-43 (Rural / 43,000 SF minimum lot size) to PAD (Planned Area Development). The site is located at the southeast corner of West Peoria Avenue and North Cotton Lane (just west of Loop 303); 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 Adam Baugh / Withey Morris, representing Suburban Land Reserve, Inc., 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-231 and is being processed simultaneously with the rezoning application. The applicant is proposing a Planned Area Development for a 262-acre commercial and industrial facility. BACKGROUND INFORMATION General Plan Designation: The property is designated as RMU (Regional Mixed Use). PLANNING COMMISSION REPORT CASE: Parkway 303 West Planned Area Development CASE #: ZON21-22 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 262 acres located at the southeast corner of West Peoria Avenue and North Cotton Lane. The property continues southward to the Olive Avenue. Adjacent Uses and Zoning: The subject property (zoned RU-43) is part of developing industrial corridor adjacent to the Loop 303. Areas to the north and northwest are located in the City of Surprise. Areas to the east (north of the Mountain View alignment) are located in the City of Glendale. All other neighboring properties are unincorporated. The site and most of the surrounding property is currently being used for agriculture. Areas to the west (north of the Mountain View alignment) also include some large lot residential uses and RV storage. Although the site lies within the state-defined territory of a military base, the site is located outside the Luke AFB 65 decibel contour. History: There is no prior development action on this property. Project Details: Access: The subject property exists adjacent to a fully developed traffic interchange at Loop 303. A second, partially developed interchange also exists at the southeast corner. Olive Avenue does not have any access to the 303 Freeway. There is also a BNSF rail line along the north side of Olive Avenue that limits direct vehicular access to the site. Peoria Avenue is an east-west, two-way, two-lane roadway which runs along the northern boundary of the property and is jointly controlled by the City of Surprise and MCDOT. Olive Avenue is similarly an east-west, two-way, two-lane roadway bordering the south side of the Property, and is controlled by MCDOT. Cotton Lane is currently an unimproved two-way, two-lane roadway bounding the west side of the Property and is also controlled by MCDOT. To the east of the Property is the Loop 303 freeway. ADOT controls 50% of the right-of-way to the east of the Property PAD Standards: The Parkway West 303 PAD would allow uses which are typical of Glendale’s General Commercial (C-2) and industrial zones (M-1, M-2 and BP), including all related conditions, conditional uses (via CUP) and temporary uses. Development standards would increase building height to 85 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. Site Plan: The development proposal describes 17 different commercial and industrial buildings on the vast majority of the property, including 65,000 square feet of commercial space; and 3.4 million square feet of industrial space. A 20-acre APS substation site has also been reserved at the southeast corner of the site. Conceptual building elevations and landscape plans are enclosed. The exhibits will guide the development of Design Review submittals later in the development process. Traffic Study: The traffic study submitted along with the PAD proposal highlights the current deficiencies at the Peoria/Cotton Lane intersection; as well as the planned 5-lane improvement to Peoria Avenue. The study also suggests that warrants for the signalization of this intersection have already been met; while also recommending addition of multiple dual turn lanes here as well as at the Peoria/303 intersection to the east. The proposed annexation of this property excludes all adjacent ROW areas along Peoria, Loop 303 and Olive; while also giving up 65 feet along the west boundary as part of a dedication to the Cotton Lane corridor. The developer will still be responsible for all ½ street improvements adjacent to the subject property; as well as for at least a portion of the signalization costs along Cotton Lane (exact contribution is unknown at present). Right-of-way requirements, ½ Street Improvements, turn lanes, and access points on Cotton Lane and Peoria Avenue will be determined by MCDOT, Surprise, and ADOT for this development. The surrounding roadway half-streets will be improved along the frontage of the project in phases as needed to support each phase of the project. • Peoria Avenue is jointly controlled by City of Surprise and MCDOT. Additionally, ADOT controls approximately 50% of the right-of-way adjacent to the east side of the development. The City of Surprise and MCDOT currently have a joint project to improve Peoria Avenue (TT0576 Peoria Avenue Citrus to Cotton to SR303). This corridor will be widened from a two-lane roadway to a five-lane roadway with curb, gutter, sidewalk, landscaping, and roadway lighting on the south side of the street. The developer will need to coordinate with all agencies and the MCDOT project for requirements on Peoria Avenue. At least three (3) proposed driveways along the south side of Peoria Avenue will serve the project site. All driveway locations and spacing are subject to MCDOT review and approval. • Cotton Lane will be widened from a two-lane roadway to a 5-lane roadway with curb, gutter, sidewalk, landscaping, and roadway lighting on the east side of the street. Several proposed driveways along the east side of Cotton Lane will serve the project site. This project will provide a 65’ ROW dedication on Cotton Lane (per MCDOT). • Olive Avenue is owned, maintained and operated by Maricopa county. The developer will be required to coordinate with the Maricopa county related to the R/W and roadway typical section requirements Drainage: A FEMA (Zone A) Special Flood Hazard Area occurs along Cotton Lane, immediately west of the site. It appears that the majority of the floodplain will remain within right-of-way and not affect any proposed buildings. But until the channel improvements proposed by the planned TT0576 project are in place, it is anticipated that significant offsite flows will overtop the intersection of Peoria Avenue and Cotton Lane and continue across the subject project as sheet flow. If this development occurs prior to the channel improvements on the north side of Peoria Avenue, interim measures will need to be provided. Utilities: EPCOR will provide water and sewer services. Any above ground electric lines along Cotton Lane smaller than 6kv will be placed underground as part of the development of this property. Signs: Two (2) 60’-tall freeway pylon signs are proposed along the 303 Freeway frontage of the Property. Pylon signs will provide identity for the overall development and may include single-tenant panels, or multi-panel depending upon the future tenant user(s) of the Property. Four (4) 20’-tall monument signs are proposed along Cotton Lane at various access drives. Two (2) 10’-tall monument signs are proposed along each street frontage for Olive and Peoria Avenues. Monument signs will provide identity for the overall development and may include single-tenant panels, or multi-panel depending upon the future tenant user(s) of the Property Phasing: The Property will develop in multiple phases as market conditions warrant. The intent is to install infrastructure and improve the street frontage and access way adjacent to each industrial phase. It is anticipated that the initial phase will include at least one building, street frontage improvements, and retention basins. Plans for individual buildings/phases will be submitted to the City of Glendale to ensure proper and orderly development. Commercial development, and its associated offsite improvements along Peoria Avenue will occur as market conditions warrant and as user’s finalize future plans. 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 September 3, 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 15, 2021. 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 RMU (Regional Mixed Use) land use designation supported by the General Plan encourages land use mixtures which complement one another; and which make the best use of the 303 frontage. A wide range of commercial/office and employment uses is encouraged. In concept, Staff believes the mixed use nature of this proposal meets the intent of the General Plan. • 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 adjacent residential uses. These required landscape setbacks serve to enhance the site and provide sight and noise mitigation. • The site landscaping will enhance and beautify the adjacent street frontages and help to buffer adjacent properties. Screen walls will also enclose the truck docks. • 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, “Parkway 303 West,” and dated October 19, 2021. 2. Submittal of FAA 7460 approval. 3. Dedication of 65’ half width right-of-way on Peoria Avenue; and approval of all driveway locations and spacing by MCDOT, ADOT and City of Surprise. 4. Dedication of 65’ half width right-of-way on Cotton Lane; and approval of all driveway locations and spacing by MCDOT. 5. Offsite improvements and any additional right-of-way needed will be determined by MCDOT Traffic Design and MCDOT Permit process. 6. Any site development which may occur in advance of the planned flood control improvements along Peoria Avenue and Cotton Lane must provide interim flood control measures, as approved by City of Glendale Land Development Division. PROPOSED MOTION • Move to recommend approval of ZON21-22, subject to the stipulation(s) contained in the staff report. ATTACHMENTS: 1. Applicant’s Narrative / PAD submittal, dated 10-19-21. 2. CPP Final Report (w/o mailing labels), received 10-19-21. 3. Traffic Study Executive Summary, dated 6-23-21. 4. Vicinity Zoning Map. 5. Aerial Photograph 6. LDN Map.