Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
CROW 303 AZ LOCATED AT THE SEC OF GLENDALE
AND ALSUP AVENUES
CASE #:
ZON21-26
MEETING DATE:
01/13/2022
FROM:
Edward Vigil, Senior Planning Project Manager , Planning,
EVigil@glendaleaz.com, 623-930-3071
SUBJECT
ZON21- 26 CROW 303 AZ REZONING:  A request by Michael Buschbacher II, with
Hunter Engineering Inc., to rezone approximately 146 acres from RR-45 (Rural
Residential) to PAD (Planned Area Development) to allow a variety of mixed general
commercial and industrial land uses.  The site is located at the southeast corner of
Glendale Avenue and Alsup Avenue and is in the Yucca District.  Staff Contact:
Edward Vigil, Planner, evigil@glendaleaz.com.
REQUEST
Rezone approximately 146 acres from RR-45 zoning district to a PAD.
APPLICANT/OWNER
Michael Buschbacher II, with Hunter Engineering Inc./Jack Herrill-Crow Holdings
Industrial.
 
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
Crow Holdings Industrial request to rezone an approximately 146-acre site to PAD to
allow a combination of industrial distribution and warehouse land uses in a
development titled Crow 303 AZ.  The proposed PAD will include typical land uses
consistent with the C-2 (General Commercial) and M-1 (Light Industrial) land uses.
BACKGROUND INFORMATION

General Plan Designation:
The property is designated as LCLU (Luke Compatible Land Uses). 
Zoning:
The current zoning is Maricopa County RU-43 (Single Family Residential).
Property Location and Size:
The subject property includes approximately 146 acres located at the southeast corner
of Glendale Avenue and Alsup Avenue. The subject site is located in the Yucca District.
Adjacent Uses and Zoning:
North: Glendale Avenue and the Bickman Industrial site (PAD).
East: Reems Road, The Cubes at Glendale Industrial site (PAD) and Luke Air Force
Base.
South: Luke Air Force Base.
West: Maricopa County RU-43 (existing and occupied single family residential) and
Alsup Avenue. 
History:
The property is currently within Maricopa County jurisdiction and zoned RU-43 (Single
Family Residential), however, the property is in review for Annexation with application
AN-234. The site has been used for agricultural purposes and is undeveloped.
Project Details:
Crow Holdings Industrial plan to rezone the 146-acre site to Planned Area
Development to allow a combination of industrial distribution and warehouse uses in a
development titled Crow 303 AZ. The proposed PAD will include typical uses that are
consistent with the M-1 (Light Industrial) and C-2 (General Commercial) land uses. The
property has been used for agricultural purposes for many years and is unimproved.
The preliminary site plan shows 5 full access drives along Alsup Avenue, 3 full access
drives along Glendale Avenue, and 3 driveways along Reems Road. Residential uses
of any kind are prohibited within the LCLU designation. There is an existing easement
that runs north and south along the east property boundaries adjacent to Luke Air
Force Base that is controlled by the United States. The easement is approximately 290
feet wide and runs the length of the Luke Air Force Base runway. No structures with
any amount of height, landscaping with shrubs and trees are allowed to be constructed
in this easement. This includes the parking of vehicles or trucks. The proposed PAD
zoning is consistent with the Industrial PAD zoning on nearby properties along the
Loop 303 corridor. There are many other similar industrial zoned properties in this
corridor. The proposed PAD development standards are below:
DEVELOPMENT
STANDARDS
M-1
PAD PROPOSAL
Min. lot area
6,000 sq.ft.
6,000 sq. ft.
Max. lot area
N/A
N/A
Building Setbacks
Front 25 feet
Front 25 feet
Side 60 feet
Side 60 feet
Rear 60 feet
Rear 60 feet
Street Side 25 feet
Street Side 25 feet

Max Building Height
30 feet
55 feet
Max FAR
.3
.5
Parking Warehouse Distr.
1/2000 sq. ft.
1/2000 sq.ft.
Parking Office 
1/300 sq.ft.
1/500 Sq.ft.
Parking for Commercial
Uses 
1/300 sq.ft.
1/500 sq.ft.
Parking for Automotive
Services
1/250 sq.ft.
1/300 sq.ft.
Freestanding Signage
Height
10 feet
20 feet for single users, and
50 feet for multi-tenant
users.
Any additional development standards not mentioned in this PAD shall conform to the
City of Glendale Zoning Ordinance.
Proposed Street Improvements: As part of the proposed Crow 303 AZ site, offsite
improvements for the half street will occur along Alsup Avenue, immediately adjacent
to the project site. Glendale Avenue will be widened from a two-lane roadway to a
five-lane roadway (with a two-way center left turn lane) with curb, gutter, sidewalk,
signing, striping, associated landscaping, and roadway lighting. Private access roads
will be constructed internally to provide access to Alsup Avenue. These private drives
will be connected to Alsup Avenue throughout the project, which will act as a spine for
this development and other similar industrial sites recently approved along this corridor.
A traffic study has been provided and will be updated during the design review process
for the entire development, to determine the final circulation plan for that project.
Traffic Summary: Upon initial review of the site plan and the TIA, the City met to
decide whether collector roads on the Ocotillo and Maryland alignment would be
included with this development. It was determined that to best serve the residential
community adjacent to the development that existing access to Alsup Avenue will
remain in place through a network of internal existing dirt roads. An 8’ fence will be
located along the property lines surrounding the residential area and an internal private
access drive will be provided setback from the fence with a landscape buffer. Glendale
Avenue and Alsup Avenue will be improved as noted above. Reems Road south of
Glendale Avenue will become a shared private access road with a cul-de-sac to
provide access for the property to the east of this development.
Water services will be provided by Adaman Water District, sewer will be provided by
Epcor, and public services such as fire and police will be provided by the City of
Glendale once the site is annexed.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On September 22, 2021, the applicant mailed notification letters to adjacent property
owners and interested parties. 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 December 22,

2021. Notification postcards of the public hearing were mailed to adjacent property
owners and interested parties on December 23, 2021. The property was posted on
November 15, 2021.
STAFF FINDINGS AND ANALYSIS
Required Finding of Planning Commission:
Section 5.913 of the Zoning Ordinance requires the following finding to be met prior to
approval of a PAD (Planned Area Development) district:
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.  
Purpose:
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.
 
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.
 
Staff Findings: 
The amendment is consistent with the policies and objectives of the Glendale
General Plan;
The amendment is consistent with the policies and objectives of the Luke Air
Force Base GDC;
The proposed amendment furthers the public health, safety and general welfare
of the citizens of Glendale; and
If the amendment is made to the official Zoning Map, the proposed change will
include any conditions necessary to mitigate any adverse impacts on the
businesses, persons, or properties adjacent to the requested amendment.
Staff Analysis: 
The proposed project will provide economic viability to the community.
The proposed project meets the intent of the PAD zoning district to create a mix

of land uses and intensities of use.
The request is consistent with the goals and objectives of the Luke Air Force
Base guidelines and requirements.
The zoning request makes 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, improvement phasing, enhanced
landscaping, and deceleration lanes for safe travel in and out of the project site.
The development has designed the site to mitigate building height and proximity
adjacent to the existing Single Family Residential lots through increased
setbacks and landscaping.
All applicable city departments have reviewed the application and recommend
approval. Stipulations have been added to ensure quality development.
RECOMMENDATION
Should the Commission choose to move forward with a recommendation for approval,
staff suggests the following stipulations: 
Development shall be in substantial conformance with the PAD Booklet dated
November 11, 2021.
1.
The developer shall place overhead powerlines on Glendale Avenue
underground.
2.
The developer will need to coordinate with The Cubes at Glendale on possible
shared access of the private drive that will be constructed in the Reems Road
alignment, south of Glendale Avenue.
3.
Access along Glendale Avenue shall be aligned with the Bickman Industrial
access points.
4.
The developer will be required to work with the appropriate water company to
extend a water distribution main in Alsup Avenue from Glendale Avenue to the
south end of the project. The main should be able to supply fire hydrants along
Alsup Avenue with the required flow per the Fire Code. The line should also be
sized to provide domestic and fire flow requirements to Crow 303 in addition to
future developments south of Crow 303.
5.
Access shall continue to be provided to the State and Federal Government (Luke
Air Force Base) through the easement located along the East property
boundaries adjacent to Luke Air Force Base as recorded as Docket 3643 page
267.
6.
The design of the intersection of Reem’s Road and Glendale Avenue shall be
coordinated with the Bickman Industrial project to the north and The Cubes at
Glendale project to the east.
7.
Digital Billboards or signs with electronic displays shall not be allowed.
8.
Any development standards not mentioned in this PAD shall conform to the City
of Glendale Zoning Ordinance for the M-1 zoning district. 
9.
PROPOSED MOTION
Move to recommend approval of ZON21-26, subject to the stipulations contained in the
staff report. 
Attachments
PAD Narrative

Final Citizen Participation Plan 
Zoning Map 
Aerial Map 
Presentation