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1 SUBJECT A request by Cindy Paddock on behalf of HilgartWilson, representing Woolf Family Enterprises Limited Partnership and Huron LLC, to amend the existing Woolf Crossing PAD (Planned Area Development) development standards for approximately 166.4-acres of the overall Woolf Crossing PAD 612-acre project site. All other components of the existing PAD will remain as approved in the 2006 Woolf Crossing PAD and Case Number ZON21-11 Amendments. The site is generally located east of the southeast corner of Olive Avenue and Loop 303 Freeway and is in the Yucca District. Staff Contact: Alex Lerma, Planner, 623-930-2810. REQUEST This is a request to amend the 2006 Woolf Crossing Planned Area Development (ZON05- 20) development standards for parcels K, L, and M of the PAD site. APPLICANT/OWNER Cindy Paddock / Woolf Family Enterprises Limited Partnership 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 The applicant is requesting to amend the existing PAD development standards for the Luke Compatible Land Use parcels (Parcels K, L, and M). The amendment will allow consistency with the Development Standards for Parcel C through J, approved in the 2021 PAD Amendment. The proposed modified development standards will be better PLANNING COMMISSION REPORT CASE: WOOLF CROSSING PAD AMENDMENT CASE #: ZON21-29 MEETING DATE: February 24, 2022 FROM: Alex Lerma, Planning, alerma@glendealeaz.com, (623) 930-2810 suited for employment and industrial developments by increasing the maximum building height and floor area ratio to meet industrial industry standards. BACKGROUND INFORMATION General Plan Designation: The property is designated as RMU (Regional Mix Use) and LCLU (Luke Compatible Land Uses). Zoning: The current zoning is PAD (Planned Area Development). Property Location and Size: The site is generally located east of the southeast corner of Olive Avenue and Loop 303 and is about 166.4-acres in size. The subject property (Parcel K, L and M) is located within the 65 LDN noise contour line, the remaining Woolf Crossing PAD project area is located outside the 65 LDN contour line. Adjacent Uses and Zoning: North: Agriculture, RU-43 & R1-35 (Maricopa County Zoning) East: Gulf Course & Agriculture, A-1 & PAD (City of Glendale) South: Agriculture & Residential, RU-43 (Maricopa County Zoning) West of Loop 303: Agriculture & Developing Residential RU-43 & R1-6 (Maricopa County Zoning) History: A Major General Plan Amendment (GPA05-06) was approved for the subject area by City Council in November 22,2005. In 2006, City Council approved Woolf Crossing PAD (ZON05-20), allowing for a mixed- use development on approximately 738 acres. At the time, the General Plan land use designations were LCLU (Luke Compatible Land Use), EMU (Entertainment Mixed Use), and LOR 1-2.5 (Low Density Residential 1-2.5 dwelling units per acre), deeming the proposed PAD conforming with the land use designations. The PAD zoning district created a mixed-use development for both residential and non-residential land uses. The original development plan for the PAD proposed the following land use designations: • Approximately 37% Residential • Approximately 31% Commercial • Approximately 29% Luke Compatible Land Use (LCLU) • Less than 1% Neighborhood Park • Less than 3% Elementary School As part of the 2040 Envision Glendale, General Plan Update, adopted by City Council in 2016, the 738 acres land use designation was changed to Reginal Mix Use. In June of 2021, City Council approved a city-initiated amendment to the Woolf Crossing PAD (ZON21-11). The PAD amendment modified development standards and removed the residential land use planned for approximately 657 single family residential lots and associated park and elementary school uses designated to Parcels C through J of the PAD development plan. Such uses were replaced with commercial and Luke Compatible Land including warehousing and distribution. Project Details: The proposal will amend the existing development standards for Parcels K, L, and M of Woolf Crossing Planned Area Development. The modified development standards will be more compatible with those uses allowed in the Luke Compatible Land Uses and will ensure consistency with the development standards previously amended for Parcels C through J through case ZON 21-11. The proposed modified development standards will meet the needs of those industrial uses that locate within the area. Below is a comparison between the existing and proposed development standards requested to be modified for Parcel K, L and M of Woolf Crossing PAD. DEVELOPMENT STANDARD EXISTING PAD (2006) PROPOSED PAD AMENDMENT Minimum Building Setback1 Front Setback 25 feet2 30 feet Side Setback 25 feet2 60 feet2 Rear Setback 60 feet2 15 feet Street Side Setback 60 feet2 30 feet – arterial street 20 feet – all other streets Maximum Structure Height 30 feet3 100 feet 100 feet of height is permitted except where Staff administratively approves up to an additional 10% of building height for accessory structures, architectural embellishments, mechanical screening, and other purposes determined by the Planning Director and/or the Planning Director’s designee to be appropriate. The Planning Director and the Planning Director’s designee are hereby authorized to administratively approve such height between 100 feet and 110 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 FAR 0.30 1.0 1Building setback for arterial streets shall be a minimum of one foot for each foot of building height. 260 feet to residential uses. 15 feet to non-residential uses. 3Maximum height of accessory structures is 15 feet. Note: Development standards denoted by footnotes 1 & 3 are being removed as part of the amended development standards. PARKING STANDARD EXISTING PAD (2006) PROPOSED PAD AMENDMENT Section 6.11 (C) - LCLU Parking Standards (Original PAD) Parking will be in compliance with Section 7.400 of the Glendale Zoning Ordinance 1 space per 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. Each development within Parcels K, L and M will require to complete the Design Review processes through the Planning Division. The Development Team may require additional landscaping to ensure cohesiveness through the Design Review process. CITIZEN PARTICIPATION TO DATE: Applicant’s Citizen Participation Process: On October 26, 2021, the applicant mailed notification letters to adjacent property owners and interested parties. The applicant held a virtual neighborhood meeting on November 10, 2021. There were no surrounding property owners who attended the virtual meeting. Planning staff did not receive any responses regarding the request. 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 February 2, 2022. Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on February 4, 2022. The property was posted on February 3, 2022. 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. • A finding is made that there are adequate school facilities, if the amendment is to the Official Zoning Map, and if Section 3.812 (Adequate School Facilities) is applicable. Staff Analysis: • The property is within the Luke Compatible Land Use Area. It is located approximately 5,431 feet northwest of Luke Air Force Base. The property falls within the 65 LDN noise contours of Luke Air Force Base. • The PAD zoning district remains consistent in substance with the RMU and the LCLU land use designations and objective of the General Plan. The PAD amendment maintains the overall development plan to create a development unified by architecture, landscaping, signage and lighting with complimentary land uses. • The proposed amendments will be exclusive to the Parcels K, L and M. • The proposed modified development standards will facilitate the development of a wider range of industrial and manufacturing uses currently allowed in the existing PAD and further supports the size and type of buildings being constructed for warehouse and distribution uses in the surrounding area. • The proposed development standards create compatibility with adjacent employment facilities in Woolf Logistics Park abutting east of the subject property. • Each development will require a design review application submittal and approval to ensure that all applicable standards and regulations are met, and the use minimizes potential impact on adjacent property. • the developer will be required to submit a FAA Form 7460 to the FAA Regional Office prior to onsite improvements. • Based on the applicant only requesting modification to the existing development standards of the PAD, no TIS was required by the Transportation Department. • All applicable city departments have reviewed the application and have recommended approval. • Stipulations have been added to ensure quality development. RECOMMENDATION Should the Commission motion to recommend approval of ZON21-29, it should be subject to the following stipulations: 1. Development shall be in substantial conformance with the PAD Booklet entitled “Woolf Crossing PAD Amendment Narrative,” date stamped December 22, 2021. 2. Prior to issuance of a permit for vertical construction or other improvements, the developer shall submit FAA Form 7460 to the FAA Regional Office. 3. Dedication of additional right-of-way for Northern Avenue to provide for a total half width of 55 feet, except within 250 feet of a major intersection where the right-of- way dedication shall increase to 65 feet. Except for the area between Sarival Avenue and Loop 303, the half street right-of-way in this area shall be 65 feet and increase to 75 feet within 250 feet of a major intersection. Such dedication shall be made at the time of development of adjacent parcel. 4. Dedication of additional right-of-way for Sarival Avenue to provide for a total half- street width of 65 feet, except within 250 feet of a major intersection where the right-of-way dedication shall increase to 75 feet. Such dedication shall be made at the time of development of adjacent parcel. 5. Dedication of additional right-of-way for Reems Road, south of Northern Parkway, to provide for a total half-width of 55 feet, except within 250 feet of a major intersection where the right-of-way dedication shall increase to 65 feet. Such dedication shall be made at the time of development of adjacent parcel. 6. Dedication of additional right-of-way for all collector streets to provide for a total width of 70 feet (90 feet with medians). Such dedication shall be made at the time of development of adjacent parcel. 7. Dedication of additional right-of-way for all local streets to provide for a total width of 50 feet shall be made before issuing any building permits for any part of the project. 8. No parallel utilities will be located in the Northern Parkway right-of-way. 9. All half-street improvements on Northern Avenue, Reems Road, and Sarival Avenue, which are adjacent to the parcel to be developed, shall be completed prior to Certificate of Occupancy for said development. Required improvement standards are determined by the City of Glendale Engineering Design Construction Standards. 10. Maricopa County Department of Transportation (MCDOT) operates and controls Olive Avenue adjacent to the development. The developer shall coordinate with MCDOT on the right-of-way and roadway section requirements as well as the timing and required half-street improvements for Olive Avenue. Also, the developer shall be required to coordinate with MCDOT all items related to access to and from the proposed development(s) onto Olive Avenue. 11. All irrigation ditches located on the property shall be tiled or abandoned. PROPOSED MOTION • Move to recommend approval of ZON21-29, subject to the stipulation(s) contained in the staff report. ATTACHMENTS: 1. Applicant’s Narrative / PAD submittal, date stamped December 22, 2021. 2. CPP Final Report (w/o mailing labels), date stamped December 16, 2021. 3. Prop 207 Waiver 4. Letter from Luke AFB. 5. Vicinity Zoning Map. 6. Aerial Photograph. 7. Presentation