Planning Commission Report
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1 SUBJECT A request by Paul Gilbert and Andy Jochums, on behalf of BeusGilbertMcGroder PLLC, representing LDR-NWC 91st & Camelback LLC (owner), to rezone 4.96 acres from A-1 (Agricultural) to PAD (Planned Area Development). The site is located at the Northwest corner of North 91st Avenue and West Camelback Road; and is in the Yucca District. Staff Contact: George Gehlert, Senior Planner (623)930-2597. REQUEST Rezone 4.96 acres from A-1 (Agricultural) to PAD (Planned Area Development). APPLICANT/OWNER Paul Gilbert and Andy Jochums, on behalf of BeusGilbertMcGroder PLLC, representing LDR-NWC 91st & Camelback LLC (owner). REQUIRED ACTION The Planning Commission must conduct a public hearing and determine if this request meets the required findings for a Planned Area Development. SUMMARY The applicant is requesting a rezone to PAD in order to enable a planned commercial development. BACKGROUND INFORMATION General Plan Designation: The property land use designation is Planned Commercial (PC). Zoning: The current zoning is A-1 (Agricultural). Property Location and Size: PLANNING COMMISSION REPORT CASE: NWC 91st and Camelback PAD CASE #: ZON22-09 MEETING DATE: August 25, 2022 FROM: George Gehlert, Senior Planner 2 The site includes 4.96 acres located at the Northwest corner of North 91st Avenue and West Camelback Road. Surrounding Uses and Zoning: Areas to the north and west are part of the campus for Tolleson Union / Copper Canyon High School. Area to the east across 91st Avenue is also vacant (although part of the Stonehaven PAD). Property across Camelback Road to the south is commercially zoned with in the City of Phoenix. Project History: The site is vacant. Project Details: The applicant is proposing a planned development on a 4.96 acre site which accommodates largely C-2 type commercial uses; as well as the location of a Child Care facility. Two access points are proposed: one on Camelback and another on 91st Avenue. The site plan depicts three drive thru facilities associated with the commercial pads. Proposed development standards would reduce front and street side setbacks from 25 feet to 20 feet. Open space / landscaping will account for 20% of the site. NOTIFICATION: Applicant’s Citizen Participation Process: On April 8, 2022. the applicant mailed notification letters to adjacent property owners and interested parties regarding the proposal. No comments have been received. 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, 2022. Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on August 5, 2022. The property was posted on August 4, 2022. STAFF FINDINGS AND ANALYSIS 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. Staff Analysis: The site development proposal is consistent with the submitted Road PAD standards for NWC 91st Avenue and Camelback. 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 project provides viable uses for an infill parcel. 3 B. Encourage residential development to provide a mixture of housing types and designs. Staff Analysis: The proposal does not address residential development. C. Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. Staff Analysis: The PAD establishes coordinated access points as well as a boosted level of open space and landscaping for a commercial plaza. D. Provide a process which relates the urban design and scale of project to the unique characteristics of the site. Staff Analysis: The PAD consolidates three drive thru facilities that would ordinarily require separate Conditional Use Permits in a commercial zone. 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: The proposal is supported by existing infrastructure. No significant traffic improvements are required other than turn lane improvements. The intersection of 91st Avenue and Camelback Road is already signalized. F. Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. Staff Analysis: The site proposal would be consistent with the General Plan. RECOMMENDATION This request appears to meet the required findings for a Planned Area Development and should be approved, subject to the following stipulations: 1. Development in substantial conformance with the site plan titled, NWC 91st Avenue and Camelback Road; and dated July 20, 2022. 2. Construction of a westbound right-turn lane with 150 feet of storage at the Camelback Road/Driveway B intersection. 3. Stripe an eastbound left-turn lane with 150 feet of storage into the existing center turn lane at the Camelback Road/Driveway B intersection. PROPOSED MOTIONS Motion to approve ZON22-09, subject to the stipulations in the staff report. 4 ATTACHMENTS: 1. Applicant’s Narrative, dated July 20, 2022. 2. Citizen Participation Final Report, dated June 1, 2022. 3. TIA Executive Summary 4. General Plan Map 5. Vicinity Zoning Map. 6. Aerial Photograph, dated October/2020 7. Presentation