Planning Commission Report

PLANNING COMMISSION REPORT
CASE:
ZON22-13 - Northern Parkway Commerce Center Rezone
CASE #:
ZON22-13
MEETING DATE:
08/25/2022
FROM:
Christina Lavelle, Senior Planning Project Manager,
Planning, CLavelle@glendaleaz.com, 623-930-2553
SUBJECT
ZON22-13 Northern Parkway Commerce Center- A request by Benjamin Tate,
representing Withey Morris, PLC, on behalf of Desert Leasing LLC, to rezone
approximately 134 gross acres from RR-45 (Rural Residence) to PAD (Planned Area
Development) to allow for the development of an industrial, logistics, and commerce
complex. The site is located west of the southwest corner of Northern Parkway and
Dysart Road and is in the Yucca District.  Staff Contact: Christina LaVelle,
623-930-2553, clavelle@glendaleaz.com.  
REQUEST
Rezoning of approximately 134 gross acres from RR-45 to PAD Overlay District titled
"Northern Parkway Commerce Center" to allow for a cohesive industrial complex. 
APPLICANT/OWNER
Benjamin Tate, Withey Morris/ Desert Leasing LLC
REQUIRED ACTION
The Planning Commission must conduct a public hearing and make a recommendation
to the City Council whether this request is in the best long-term interest of the
community and consistent with the General Plan and the Zoning Ordinance.
 
SUMMARY
Request to rezone approximately 134 gross acres of vacant land to PAD is intended to
accommodate the future construction of an industrial complex that will include
manufacturing, assembly, employment, distribution, warehousing, e-commerce, office,
and limited commercial uses. The PAD will support economic growth through
employment opportunities. 
BACKGROUND INFORMATION

General Plan Designation:
LCLU (Luke Compatible Land Use)
Zoning:
 RR-45 (Rural Residential-45). 
Property Location and Size:
The property is located west of the southwest corner of Northern Parkway and Dysart
Road.
Adjacent Uses and Zoning 
Area
 Existing Use
Zoning 
Jurisdiction
North
Agricultural Land
EI
El Mirage
East
Salt Production Facility
RU-43
Maricopa County
South
Military Housing
 
Luke Air Force Base
West
Rural Residential 
RU-43
Maricopa County
History:
The site is being annexed into the City of Glendale (AN-241).  The site is currently
vacant farmland within Maricopa County jurisdiction.  Maricopa County zoning for this
site is RU-43.  Once the property is annexed into Glendale jurisdiction, the zoning
assigned will be RR-45 which is the most compatible zoning designation the City has in
comparison to the County’s RU-43.  The next step is to rezone the property from RR-45
to PAD.
Project Details:
The applicant proposes to rezone the property from RR-45 to PAD to allow for a large
scale industrial complex known as," Northern Parkway Commerce Center". The PAD is
proposed as modern industrial, logistics, and commerce center consisting
of approximately 2.36 million square feet in four buildings. The PAD allows for
permitted land uses that are compatible with and conform to the Luke Air Force Base
operations and the M-1 (Light Industrial) and M-2 (Heavy Industrial) standards of the
City of Glendale Zoning Ordinance. Furthermore, the PAD proposes permitted uses,
uses that require a conditional use permit, accessory uses and temporary uses that are
permitted in the M-1 and M-2 zoning district. 
The following table provides the proposed development standards for the PAD. It
shows the current regulation and where the PAD deviates from the standard. 
  
Regulation
Development
Regulation
Proposed PAD
Regulation
Max. Building Height (ft)
30
55*
Min. Front Setback (ft)
25
25
Min. Side Setback (ft)
60
60
Min. Street Side Setback (ft)
25
25
Min. Rear Setback (ft)
60
60
Net Lot Area (Sq ft)
6,000
6,000

Max. F.A.R
.3
.5**
Max. Lot Coverage (Percent) N/A
N/A
Min. Front/ Side Landscape
Setbacks (ft)
15
20
Min. Landscape Coverage
(Percent)
5
15
Parking Ratio:
Warehouse/ Distribution
Office
 1/2000
1/300
1/2000***
Parking Space Dimension (ft) 10 x 20
 9 x 20
* Rooftop building appurtences can exceed rooftop height up to an 85' maximum height
provided they are more than 20' from the building's rooftop edge. Roof mounted
equipment shall be fully screened from the adjacent public street views. Material silos
or other similar building specific support elements may exceed roof height up to 85'
maximum. 
**Mezzanine sf area excluded from F.A.R. ratio.
** For the purposes of meeting the minimum parking requirement based on this ratio,
the developer may include both standard parking spaces and transport stalls. 
The project proposes an increase in building heights, from the standard to
accommodate the market needs for large scale industrial complexes. The main building
structures are proposed at a maximum of 55 feet.  The maximum height of 85 feet for
appurtences is proposed to allow for accessory structures such silos, generators and/or
construction equipment (cranes).  The proposed F.A.R. for the site is increased to .5
from .3.  Parking has been proposed at an overall one space per two thousand square
feet. 
The various complementary uses and conceptual buildings are proposed to be unified
with thematic architectural features, colors, building materials, and common area
elements.  The PAD proposes a muted, desert hue color palate with metal accents and
canopies. The entrance to each building provides an architectural focal point and lush
landscaping to create a sense of arrival and way-finding for employees and customers
visiting the site. Industrial standards have been incorporated into the PAD to ensure
mitigation of any nuisances from the proposed uses. 
 
Landscape buffers and open space, with drought resistant, desert plants, are provided
along Dysart Road, Northern Parkway, and a federally owned drainage ditch along
the southern property-line, to provide necessary stormwater retention and to soften the
massing of the buildings near adjacent properties. On-site landscaping is provided
throughout the development to provide shade within the parking lots and to enhance
the over-all site. Landscaping and screen walls are proposed to comply with all City
requirements.  
Access is provided through four access points off Dysart Road. The mid-point access
off Dysart Road provides a traffic signal.  Off site improvements provided by the
applicant include curb, gutter, sidewalks, and dedication of 65-foot half street
right-of-way improvements. In addition, all R.OW. (right-of-way) improvements will be
coordinated between the City of Glendale Transportation Department and Maricopa

County Department of Transportation (MCDOT) to ensure compliance with all traffic
requirements.   
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On June 13, 2022, the applicant mailed notification letters regarding the proposal to
adjacent property owners and interested parties to attend a virtual neighborhood
meeting on June 23, 2022. The applicant did not receive any response regarding the
request. Three participants attended the meeting along with staff and the applicant.
Participants had questions on the process and the applicant provided information. No
other comments were received by staff or the applicant.  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 August 3, 2020.
Notification postcards of the public hearing were mailed to adjacent property owners
and interested parties on August 5, 2020. The property was posted by August 5, 2022.
No comments were received regarding the application prior to the meeting. 
 
STAFF FINDINGS AND ANALYSIS
PLANNED AREA DEVELOPMENT (PAD) DISTRICT REQUIREMENTS
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.
Staff Analysis: The subject area is considered a prime location for new development
opportunities in the city and the development optimizes land that is constrained by the
noise contours of the Luke Air Force Base. The overall project concept is to create a
large-scale, industrial and distribution complex which is centrally located between the
Loop 101 and the Loop 303 corridors. This provides optimal positioning for an industrial
complex.  Future development of the site will provide access from Dysart Road which
will include four access points, a traffic signal at the mid-access point, installation of
curb, gutter, sidewalks, and dedication of 65-foot half street right-of-way improvements.
These improvements will support effective internal circulation while assisting in traffic
relief along Northern Avenue and Dysart Road in relation to the new development. 
 
B. Encourage residential development to provide a mixture of housing types and
designs.
Staff Analysis: No residential units are proposed or permitted with this zoning action. 
C. Encourage innovative development or redevelopment concepts for all land use types
to provide a greater variety and intensity of uses.
Staff Analysis: The permitted land uses are reasonable and appropriate given the

location of this site.  The proposed mix of industrial, office, and limited commercial uses
provide an opportunity for a variety of use types and intensities on an
integrated planned development.  The permitted uses are compatible with existing and
future developments surrounding the site and the operations of the Luke Air Force
Base while taking advantage of the site's proximity Northern Avenue, Loop 303, and
the Loop 101 corridors.
 
D. Provide a process which relates the urban design and scale of project to the unique
characteristics of the site.
Staff Analysis: The proposed architectural theme will unify all parcels and uses with a
common design throughout the PAD.  The conceptual buildings utilize a color pallet
of neutral desert colors consisting of grays, blues, and tans.  The color pallet and
materials are meant to enhance and compliment the surrounding area. In addition, the
PAD has provided increased landscaping and buffers to respond to the request for an
increase in building heights and F.A.R. The intent is to lessen the visual impact from
the large buildings to adjacent properties. The layout and orientation of the buildings
have been designed to showcase the proposed buildings from the street.  
 
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.
Staff Analysis: Landscaping requirements will create an inviting environment for
pedestrian and non-pedestrian users alike.  Landscape buffering along Northern
Parkway, Dysart Road, and the drainage ditch along the southern property-line, double
as stormwater retention and mitigation to the visual impact of the buildings near
adjacent properties.The PAD proposes to increase the minimum open space from five
percent to fifteen percent to provide an adequate separation between adjacent
properties and uses. Pedestrian walkways, which are ADA compliant, are provided
on-site and off-site. Transportation has reviewed the Traffic Impact Assessment and
has provided stipulations to address all transportation related issues.
 
F. Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
 Staff Analysis: The proposed uses within the PAD are consistent and compatible with
the General Plan Designation of LCLU.  The proposed uses within the PAD are
consistent with State Statute and the Luke Air Force Base operations.  In addition, Luke
Air Force Base has evaluated the proposal and has determined that the request, will
not negatively impact the flying operations at Luke Air Force Base and that any risks to
the Base could be mitigated. The applicant will be required to submit for an FAA
Obstruction Analysis Evaluation at building permit submittal for permanent structures.
Required Findings:
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 PAD application is consistent with the purpose of the district.  The evaluation
shall include land use mixture, land use categories, land use intensities, and the
proposed development standards.
Staff Analysis: The proposed development plan meets the purpose of the PAD

zoning district to create a mixed-use development that combines industrial,
office, and limited commercial land uses. The PAD zoning request is appropriate
for developing a mixed-use development unified by architecture, landscaping,
signage, and lighting with complementary land uses such as manufacturing,
distribution, e-commerce and warehousing. The PAD proposal provides
appropriate development standards to accommodate various types of land uses
while ensuring quality of design in a master planned development.
RECOMMENDATION
Staff recommends the approval of ZON22-13 subject to the following stipulations: 
Development shall be in substantial conformance with the Planned Area
Development project narrative entitled," Northern Parkway Commerce Center"
date stamped July 26, 2022.
1.
An FAA form 7460-1 shall be submitted, reviewed and approved by the FAA prior
to issuance of any building permits.
2.
Access from Northern Ave shall be coordinated with the MCDOT (Maricopa
County Department of Transportation) for compliance with MCDOT requirements.
Written documentation from MCDOT shall be required attesting to compliance
prior to design review approval.
3.
Developer shall provide 65 feet half street right-of -way improvements to include
curb, gutter and sidewalks along Dysart Road.
4.
Developer shall provide 75 feet of right-of -way improvements for a distance of at
least 500 feet from arterial intersections to be in accordance with Glendale
Engineering Standard Detail G-323.
5.
All sidewalks on public roadways shall be placed within public right-of-way. If
additional right of way is required to accommodate sidewalk within turn lanes, it
will need to be dedicated as public right of way.
6.
Right turn deceleration lanes shall be required in advance of all driveways along
Dysart Road.
7.
A left turn lanes will be required at all driveways on Dysart Road.
8.
Signal foundations and structures shall be in place and ready for operation upon
ultimate build-out of the development and signal warrants are met.
9.
PROPOSED MOTION
Move to recommend approval of ZON22-13, subject to the stipulations contained in the
staff report. 
 
Attachments
PAD Narrative 
Site Plan 
Traffic Report 
Citizen Participation Plan Final Report 
Zoning Vicinity Map 
Aerial Map 
Presentation