Planning Commission Report

§/26/22, 10:30 AM Print Agenda item

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© PLANNING COMMISSION REPORT
Giendale
CASE: ZON22-05-Airpark 30 / The Base Industrial Park / North - North of NWC
. Bethany Home Road and Litchfield Road
CASE #: ZON22-05
MEETING DATE: 05/26/2022

George Gehlert, Senior Planning Project Manager, Planning,

FROM: ggehlert@glendaleaz.com, 623-930-2597

SUBJECT

ZON22-05-Airpark 30 - A request by Jack Gilmore, on behalf of Gilmore Planning and Land
Architecture, representing Airpark 30 LLC, for rezoning of 84.6 acres from M-1 (Light Industrial) to
PAD (Planned Area Development). The site is located North of the Northwest corner of West
Bethany Home Road and North Litchfield Road; and is in the Yucca District. Staff Contact: George
Gehlert, Senior Planner 623-930-2597.

REQUEST

A request by Jack Gilmore, on behalf of Gilmore Planning and Land Architecture, representing
Airpark 30 LLC, for rezoning of 84.6 acres from M-1 (Light Industrial) to PAD (Planned Area
Development). The site is located North of the Northwest corner of West Bethany Home Road and
North Litchfield Road; and is in the Yucca District. Staff Contact: George Gehlert, Senior Planner
623-930-2597.

APPLICANT/OWNER
Jack Gilmore / Gilmore Planning and Land Architecture, for owner Airpark 30 LLC

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 Base Industrial North PAD is a proposed rezoning from M-1 (Light Industrial) to PAD (Planned
Area Development) to enable 1,188,900 square feet of commercial and industrial development on
84.6 acres.

BACKGROUND INFORMATION

General Plan Designation:

The property is predominantly designated by the Glendale General Plan as Light Industrial
Development. The northwest corner of the site also falls within the LCLU (Luke Compatible Land
Use) area.

Zoning:
The current zoning is M-1 (Light Industrial).

Property Location and Size:
The 84.6 acre site is located North of the Northwest corner of West Bethany Home Road and North

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Litchfield Road, and is in the Yucca District.

Adjacent Uses and Zoning:

Areas to the north and west are unincorporated (zoned RU-43) and owned by the U.S. Government /
Luke AFB. A one-acre parcel of unincorporated State Trust land is also located along the north
boundary (zoned RU-43). Areas to the South are Ultimate RV & Boat Storage and a Rural Metro
Fire Station site (Zoned M-1), together with the north boundary of the South PAD parcel (also
currently zoned M-1). Areas across Litchfield Road to the east are also unincorporated and part of
the Luke Field Homes / Litchfield Village and Dreaming Summit subdivisions (zoned R-5 and R1-6,
respectively).

History:

The property is predominantly vacant. Both the north and south PAD sites were annexed and
rezoned to M-1 on June 25, 2013 (ZON12-03). The proposal featured a 6-lot industrial subdivision
centered around a produce facility. The project was never developed.

Project Details:

The combined PAD properties are situated somewhat west of the intersection of North Litchfield
Road and West Bethany Home Road. The north parcel is bounded by Luke AFB to the north and
west; and accessed via two full-access drives which align with the existing Stella and Claremont
intersections. Access improvements would include the addition of right turn deceleration lanes at
both access points.

The project would provide for a mix of commercial and industrial uses, no residential development is
proposed. The north project would produce seven warehouses totaling 1,188,900 square feet,
accessed internally by a series of perimeter and internal private drives, including an internal north-
south connection to Bethany Home Road (through the south PAD proposal). The project narrative
suggests the developer also intends to submit a proposal for a plat as part of the development
process.

Development Standards: The North PAD narrative includes specific requests for adjustments to
district standards otherwise required in the existing M-1 zoning. Adjustments to development
standards would include the following:

=

. Adjustment of allowed building height from 30 feet to 56 feet.

2. A 45% lot coverage allowance. Lot coverage is not formally prescribed in the M-1 zone; rather
a Floor Area Ratio (FAR) of .3 is the requirement. Under an FAR allowance, the resulting lot
coverage is affected by the number of stories. This request would simply allow for 45% overall
lot coverage allowance.

3, Elimination of the screen wall requirement along the north and west boundaries. As a result of
the Luke Air Force Base security issues associated with the base mandate a 50’ wide
observable clear zone at the perimeter of the base. There is 30 foot of clearance on the base
property. The developer has agreed to provide the other 20 feet at the perimeter of the project
site.

4. Luke has also requested that the developer make certain adjustments to perimeter
landscaping (in order to maintain visibility through this area). The bulk of the landscaping will
be placed 20 feet inside the property boundary to ensure the observability of this corridor.

5. Allowance of certain C-2 type commercial uses along major roads (restaurant, retail, offices,

business schools, financial institutions).

The proposed district standards are as follows:
Bulk Regulations Light Industrial M-1 PAD Standards

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Minimum Lot Area 6,000sf 6,000sf
Maximum Lot Coverage: Maximum .3FAR 45%
Building Height 30 ft 56 ft
Minimum Building Setbacks
Litchfield Road (Front): 25 ft. 60 ft.
North PAD Boundary (1) 15 ft. / 60 ft. 30 ft.
West PAD Boundary (1) 15 ft. / 60 ft. 30 ft.
South PAD Boundary 15 ft. / 60 ft. 30 ft.
Interior Front Yard on Private Street Per Fire Code 30 ft.
Interior Side Yard on Private Street Per Fire Code 20 ft. (2)
Interior Rear Yard on Private Street Per Fire Code 30 ft. (2)
Interior Side Yard 15 ft. / 60 ft. 15 ft. (2)
Interior Rear Yard 15 ft. / 60 ft. 15 ft. (2)
Minimum Landscape Setbacks
Litchfield Road (Front): 25 ft. 60 ft.
North PAD Boundary (1) 10 ft. 30 ft.
West PAD Boundary (1) 10 ft. 30 ft.
South PAD Boundary 10 ft. 10 ft.
Interior Front Yard on Private Street NA 10 ft.
Interior Side Yard on Private Street NA 5 ft.
Interior Rear Yard on Private Street NA 5 ft.
Interior Side Yard 10 ft. 10 ft.
Interior Rear Yard 10 ft. 10 ft.
Parking Parking Ratio - Req'd. Parking Ratio - PAD
Warehousing & Storage Office 1/2,000 SF 1/1,2000 SF
1/300 SF 1/300 SF

Reference Notes

1. M-7 requires a 15’ building setback or 60’ adjacent residential zoning. As the adjacent owner,
Luke AFB will not develop any residential projects, but requested an additional 30’ of clearance
on-site.

2. Setbacks will be imposed based on the Glendale Fire Code depending on the floor area of the
structure and building construction type, to be resolved with the Site Plan Approval.

CITIZEN PARTICIPATION TO DATE:

Applicant’s Citizen Participation Process:

On February 8, 2022, the applicant mailed notification letters to adjacent property owners and
interested parties regarding the proposal as well as a related neighborhood meeting to be held
(online) on February 23, 2022. No members of the public attended the meeting and no responses
have been received by either the applicant or the Planning Staff. The applicant's Citizen
Participation Final Report is attached.

Planning Commission Public Hearing:

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A Notice of Public Hearing was published in The Arizona Republic on May 4, 2022. Notification
postcards of the public hearing were mailed to adjacent property owners and interested parties on
May 9, 2022. The property was posted by May 5, 2022.

STAFF FINDINGS AND ANALYSIS

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.

Cc. 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.

Required Finding of Planning Commission:

Section 5.913 of the Zoning Ordinance requires the Planning Commission to 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 Findings:

e The request is consistent in substance and location with the development objectives of the
General Plan; and with those of Luke Air Force Base; and will be compatible with other existing
and planned development in the area.

e The project provides a mix of development with commercial and industrial uses which meets
the intent/purpose of a PAD.

* The proposal will provide economic viability to the community by developing an underutilized
vacant property; and establishing a streetscape for this portion of Litchfield Road.

Analysis:

e The submitted traffic study suggests that at build-out, the resulting Level of Service associated
with access points would still be considered adequate (LOS D or better).

« The development would provide dedications and traffic improvements for safe travel in and out
of the project site.

¢ Proposal observes and contributes to security issues of neighboring military base by providing
additional clear zone at the base perimeter.

RECOMMENDATION

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Staff recommends approval subject to the following stipulations:

1. Development shail be in substantial conformance with the PAD Booklet dated May 2, 2022,
subject also to Design Review.

2. Dedication of an additional 10’ of right-of way along Litchfield Road; and installation of related
haif street improvements.

3. Construction of right turn, deceleration lanes on Litchfield adjacent to the Stella and Claremont
intersections.

4. Review and approval of traffic study by Maricopa County Department of Transportation prior to
Design Review approvals.

PROPOSED MOTION

¢ Move to recommend approval of ZON22-05, subject to the stipulations contained in the staff
report.

Attachments

PAD Narrative

Citizen Participation Final Report
Traffic Study - Executive Summary
Zoning Map

Aerial Photograph, dated October, 2020
Power Point Presentation

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