Planning Commission Staff Report

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PLANNING COMMISSION REPORT
CASE:
ZON22-04 Thompson Thrift PAD Amendment located at the SEC of
Northern Avenue & 99th Avenue
CASE #:
ZON22-04
MEETING DATE:
06/23/2022
FROM:
Edward Vigil, Senior Planning Project Manager , Planning,
EVigil@glendaleaz.com, 623-930-3071
SUBJECT
ZON22-04 Thompson Thrift PAD Amendment located at the SEC of Northern Avenue & 99th
Avenue - A request by Wendy Riddell, on behalf of Berry Riddell, LLC., for a rezoning application to
amend the existing Thompson Thrift PAD (Planned Area Development).  The site is located on the
southeast corner of 99th Avenue and Northern Avenue; and is located in the Yucca District.  Staff
Contact: Edward Vigil, Senior. Planner Project Manager (623)930-3071.
REQUEST
A rezoning application to amend the existing PAD (Planned Area Development) to modify the
building height, to reduce the number of parking spaces for the self-storage land use, and to reduce
the landscape setback.   
APPLICANT/OWNER
Wendy Riddell with Berry Riddell, LLC./ Old Scottsville, LLC. 
REQUIRED ACTION
The Planning Commission must conduct a public hearing and determine if this request is in the best
long-term interest of the neighborhood and consistent with the General Plan. 
SUMMARY
The applicant is requesting to amend the existing PAD (Planned Area Development) to modify the
building height from 30 feet to 60 feet, to reduce the number of parking spaces for the self-storage
land use from 63 to 27 parking spaces, and to reduce the landscape setback from 20 feet to 10 feet
along the commercial property line between parcels 1-7 and parcel 8, and to reduce the landscape
setback along 99th Avenue from 20 feet to 10 feet.   
BACKGROUND INFORMATION
General Plan Designation:
The property land use designation is BP.
 
Zoning: PAD (Planned Area Development)
 
Property Location and Size:
The property is located at the southeast corner of 99th Avenue and Northern and is approximately 24
acres in size.
 
Adjacent Uses and Zoning:

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North– PAD (Park West Retail Shopping Center).
South- Maricopa County RU-43 Vacant Land & the Loop 101.
East– Loop 101
West– BP (Business Park/ Vacant land).
 History:
The property was recently annexed on November 23, 2021, with AN-225 and also went through a
Minor General Plan amendment and Rezoning approved on November 9, 2021, with GPA21-06 and
ZON21-18.  This property has been used for agricultural purposes.
 
Project Details:
This application is requesting to amend the previously approved Thompson Thrift PAD to increase
the building height from 30 feet to 60 feet in the commercial portion of the site and to reduce the
parking requirements for the self-storage land use from 63 to 27 parking spaces.  The zoning code
requires 1 parking space for every 2,000 square feet of building area which would bring the parking
requirement to 63 parking spaces.  The applicant is also requesting to reduce the landscape setback
required along the interior property line of parcels 1-7 and parcel 8 from 20 feet to 10 feet, and also
to reduce the landscape setback along 99th Avenue from 20 feet to 10 feet.  The site is
approximately 24 acres and is part of an approved mixed-use development integrating multi-family
residential and commercial uses that will include retail, restaurants, office, gas and convenience
store, hotel, convenience uses, and self-storage. The previously approved PAD development
standards will remain the same with the exception of the revised building height and the reduction in
parking for the Self-Storage land use.   
 
DEV. STANDARDS
PAD (C-2)
AMENDED PAD
Min Lot Area
NA
NA
Min Lot Width
NA
NA
Min Lot Depth
NA
NA
Min Front Yard
20 FT
20 FT
Min Side Yard
60/15 FT
60/15 FT
Min Rear Yards
60/15 FT
60/15 FT
Max Lot Coverage
NA
NA
Max Building Height
30 FT
60 FT
Min Open Space
20%
20%
Max Gross Density
NA
NA
Parking for Self-Storage
1/2000 (63 parking spaces) 27 parking spaces
Landscape setback along
99th Avenue
20 feet
10 feet
Landscape setback
between commercial
section (parcels 1-8) and
the multi-family (parcel 9)
20 feet
10 feet
  
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On May 18, 2022, the applicant mailed notification letters to adjacent property owners and interested
parties.  A neighborhood meeting was not required for this amendment. The applicant’s Citizen
Participation Final Report is dated May 31, 2022, and is attached.
 
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on June 1, 2022. Notification
postcards of the public hearing were mailed to adjacent property owners and interested parties on

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June 3, 2022. The property was posted on May 19, 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.
 
Analysis:
There is sufficient infrastructure for 99th Avenue and Northern Avenue surrounding the site. 
Compatible land uses have been developed north and east of the site; therefore, the rezoning
amendment is consistent and complimentary to the surrounding area.
 Approval of this application will show support and encouragement of commercial
developments. 
 The proposed PAD amendment will continue to support a mixed-use development with both
commercial and multi-family residential uses.  This development will bring revenue to the City,
jobs, and additional housing options.  Further, the PAD will encourage growth on a site located
along arterial streets and adjacent to the Loop 101 Freeway where growth is expected.
 Transportation, Land Development Engineering as well as other City departments have
reviewed the proposal to assure adequate utilities, drainage, and transportation migrations
were considered to serve the development and to minimize the impact on existing or future
adjacent development. 
 A Traffic Study was approved with zoning application ZON21-18 on November 9, 2021, and a
new study was not required for this application as circulation and vehicle traffic were not
impacted by this amendment.”

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RECOMMENDATION
Staff recommends approval of ZON22-04, subject to the following stipulations: 
1. Development shall be in substantial conformance with the applicant’s revised Planned Area
Development dated June 3, 2022.  
2. Development shall comply with the original zoning stipulations that were approved with
ZON21-18 and Ordinance number 021-76. 
PROPOSED MOTION
Move to recommend approval of ZON22-04, subject to the stipulations contained in the staff report. 
Attachments
PAD
CPP Final Packet
Prop 207 Waiver
Zoning Map
Aerial Map
Presentation