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PLANNING COMMISSION REPORT
CASE:
GPA22-03 and ZON22-12 Cotton 303 PAD - Northeast
Corner of 173rd Avenue and Olive Avenue
CASE #:
GPA22-03 and ZON22-12
MEETING DATE:
11/10/2022
FROM:
, ,
SUBJECT
A request by William Lally and Ray Banker / Tiffany & Bosco, PA for CCI-Fennemore
LLC (owner) for consideration of a minor amendment to the Glendale General Plan
from LDR-2.5 (Low Density Residential / 2.5 units/acre) to RMU (Regional Mixed Use);
and a rezone from RU-43 (Rural / 1 unit per 43,000 square foot lot) to PAD (Planned
Area Development). The site is approximately 64 acres located at the Northeast corner
of 173 rd Avenue and West Olive Avenue; and is part of the Yucca District (pending
annexation). Staff Contact: George Gehlert, Senior Planner (623)930-2597.
Presented By: Alex Lerma, Senior Planner (623) 930-2810.
REQUEST
Minor amendment to the Glendale General Plan from LDR-2.5 (Low Density
Residential / 2.5 units/acre) to RMU (Regional Mixed Use).
1.
Rezone from RU-43 (Rural / 1 unit per 43,000 square foot lot) to PAD (Planned
Area Development).
2.
APPLICANT/OWNER
William Lally and Ray Banker / Tiffany & Bosco, PA for CCI-Fennemore 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 a minor General Plan Amendment to extend the adjacent
RMU (Regional Mixed Use) area, in order to enable the development of approximately
64 acres as part of a 1,100,000 square foot industrial deveelopment to be known as
the Cotton 303 Industrial PAD.
BACKGROUND INFORMATION
General Plan Designation:
The City’s General Plan land use designation for this site is LDR-2.5 (Low Density
Residential).
Zoning:
The site currently zoned RU-43, which is a single- family zoning district with a minimum
lot size of 43,000 square feet.
Property Location and Size:
The site is located at the northeast corner of 173rd Avenue and Cotton Lane and
includes approximately 64 acres.
Project History:
The site, although vacant is used for agriculture. The property is currently subject to
annexation (pending City Council action November 22, 0222).
Adjacent uses/Zoning:
Much of the adjacent property is unincorporated. Properties located east of the
annexation territory (on the east side of Cotton Lane) were recently annexed as part of
the Parkway 303 West PAD (AN-231). The Fertizona property, also to the east, is
unincorporated (zoned IND-3P). Unincorporated large lot, residential properties are
located to the north, west and across Olive Avenue to the south (zoned RU-43). The
unincorporated enclave on Olive Avenue residential subdivision (zoned R1-6) is also
developing to the west.
The subject property exists outside the 65 LDN noise contour of Luke AFB; and is
outside the FEMA floodplain. EPCOR will provide potable water and sewer services to
the site.
Project Details:
The PAD proposal would enable 1.1 million square feet of industrial floor space on 64
acres. The site plan depicts the central placement of two large industrial buildings
encircled by access routes, parking facilities and landscaping. Employee parking is
located north and south of the buildings. Truck docks will be located along the east
and west frontages.
Primary access from Loop 303 to the subject property is derived principally from Peoria
and Northern Avenues, via Cotton Lane to Olive Avenue. All adjacent roadways are
unincorporated and subject to regulation and maintenance by the Maricopa County
Department of Transportation.
The site fronts Olive Avenue to the south, where two access drives are located, in
addition to the 173rd Avenue access route. Access to Cotton Lane is obstructed by the
Fertizona property and the ATSF Railway. Frontages along Olive Avenue and Cotton
Lane will both require 65’ dedications and full half street improvements.
A third corridor (173rd Avenue) exists to the immediate west of the property, also in
service to residential areas located to the north and west of the subject site. The south
half of 173 rd Avenue includes a half street County public right-of-way. The north half
of the corridor crosses a series of privately owned residential properties. Two
additional access drives have also been planned for the public half of this route. A 30’
public dedication would be required along the entire length of the subject property’s
west boundary as part of this proposal. A “bulb” or other curb will be installed to
eliminate the truck movement to the north of the northern access drive along 173 rd
Avenue.
MCDOT has also required signalization of the 173rd Avenue intersection, turn lane
improvements and other access control measures along Olive Avenue, which is also
part of an active transportation improvement project.
A fourth route also fronts the property to the north, known as Mountain View Road (also
private). No access is planned along this route.
Summary of proposed land uses:
The PAD would support M-1 type uses, including light manufacturing,
warehousing/distribution and e-commerce. Conditional and accessory uses would also
be the same as those listed within the M-1 zone.
Summary of proposed development standards:
The request would increase building height and FAR (Floor Area Ratio) over what is
normally allowed in the M-1 zone; as well as some increases to signage; and
reductions to setbacks and parking. Below is a comparison of the proposed PAD
standards to the those of the M-1 zone:
M-1 Standards
PAD Proposal
Minimum Net Area
6,000 sf
6,000 sf
Building Setbacks
Front Yard
25 ft
25 ft
Rear Yard
60 ft
60 ft
Side Yard
60 ft
60 ft
Street Side Yard
25 ft
25 ft
Maximum Building Height
30’
65’
Rooftop towers and
building equipment may
exceed the max.
building height by 15
feet as long as they are
fully screened from line
of sight adjacent public
streets. (Material silos,
product tanks or other
similar support elements
may exceed roof height
up to 100’ max.)
Maximum FAR
.3
.5 (mezzanine SF area
excluded from FAR)
Auto Parking (Minimum
Required)
Warehouse,
Distribution & Data
Center
1/2,000 sf
1/2,000 sq. ft.
(Mezzanine sq. ft. area
excluded from parking
calculations
Office
1/250 sf
1/500 sf
Signage Height Standards
Multi-Tenant Pylon
Signs (Square Feet of
Sign Area)
10 ft / 60 sf
30 ft / 270 sf
Freestanding
Monument Signs
(Square Feet of Sign
Area)
10 ft / 60 sf
30 ft / 200 sf
Landscape Setbacks
(where loading docks and
service drives abut
residential districts)
30 ft
10 feet (with 8 feet
height screen wall)
Perimeter Landscape
Setback (excluding all
loading areas)
20 ft
15 ft
1 – Sign area includes up to 4 multi-tenant signs total.
NOTIFICATION:
Applicant’s Citizen Participation Process:
The applicant hosted an in-person neighborhood meeting on July 11, 2022, as well as
three on-line meetings. Notification regarding these events was distributed June 27,
2022. Several members of the public attended these events, many in opposition to the
request. The applicant’s Citizen Participation Final Report is attached.
Planning Commission Public Hearing:
The property was posted on September 12, 2022. Notification postcards of the public
hearing were mailed to adjacent property owners and interested parties on October 14,
2022. A Notice of Public Hearing was published in The Arizona Republic on October
19, 2022.
STAFF FINDINGS AND ANALYSIS
Required Finding of Planning Commission:
Section 5.914 of the Zoning Ordinance requires that 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. Section 5.901 of the Zoning
Ordinance states that the purpose of the PAD (Planned Area Development) district is
to:
Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.
A.
The proposal is making use of a location in near proximity to the Loop 303, which is
very a significant conveyor of trucking/distribution traffic.The site also exists adjacent to
Cotton Lane, a burgeoning industrial corridor which parallels this arterial from Bell Road
to I-10. The potential for this site to benefit from such a location is likely to increase
over time. The requested General Plan Amendment to Regional Mixed Use is an
extension of the RMU area already designated to the east.
Encourage residential development to provide a mixture of housing types
and designs.
B.
Although the RMU would support residential development, the PAD proposal does not
provide for any residential use of the property. Employment which may be generated
by the industrial use may provide demand for the development of various housing
types within the nearby RMU area.
Encourage innovative development or redevelopment concepts for all land
use types to provide a greater variety and intensity of uses.
C.
The RMU designation does not prescribe a specific mixture of land uses, rather a wide
range of commercial and industrial uses. Developments are expected to make the
highest and best use of exposure to the 303 highway corridor.
Provide a process which relates the urban design and scale of project to
the unique characteristics of the site.
D.
The site proposal will help to support the commercial/employment core developing
along the Loop 303 and nearby railroad lines.
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.
E.
Primary access to the site is confined to Olive Avenue, and to the south half of 173rd
Avenue, avoiding residential properties further north. The 173rd Avenue intersection at
Olive Avenue will be signalized as part of this project. Streetside landscaping and
drainage improvements will also be required. Although the site plan concept suggests
significant landscaping and setback adjacent to residential areas, the proposed PAD
development standards suggest a reduction.
Staff does not support the proposed setbacks adjacent to the residential areas.
Encourage development that is consistent with the policies and the
guidelines established in any specific plan and the General Plan.
F.
The proposal would amend the General Plan to expand the RMU area already located
to the east. Given the nearby access and railway facilities, the industrial use of the
property seems like a logical extension of the RMU area.
RECOMMENDATION
Given the findings outlined above, Staff is recommending the following:
Approval of GPA22-03 as written.
Approval of ZON22-12 subject to the following stipulations:
Development in substantial conformance with the project narrative entitled,
Cotton 303 Industrial, dated September 1, 2022.
1.
All adjacent roadways are controlled by MCDOT. The development will be
required to provide right-of-way and roadway improvements in accordance with
MCDOT requirements.
2.
Dedication of 30 feet of public right-of-way along 173rd Avenue and along
Mountain View Road; and all associated half street improvements.
3.
Any additional right-of-way required by the Maricopa County Department of
Transportation during the permit process.
4.
Right turn lanes at both the 173rd Avenue and the West Olive Avenue access
shall be installed with 160’ of storage and adequate taper.
5.
Developer to provide the warranted traffic signal at 173rd Avenue and Olive
Avenue.
6.
North 173rd Avenue Access shall be striped as a Left out only. No right turns.
7.
A “bulb” or other curb shall be installed to eliminate the truck movement to the
north of this access point.
8.
Half-street improvements along the Site frontage shall be as per MCDOT RDM
Figure 5.14 meeting industrial/commercial roadway cross-section (or) as per the
direction from MCDOT permits department during offsite permit plan review
process.
9.
The Developer shall provide a minimum setback of 230 feet along the North
property line, and 116 feet along the West and South property lines of the subject
property. Also, the Developer shall provide a total minimum 50-foot-wide
landscape buffer/retention at the north end of the property between parking lots
and the north property line along Mountain View Road.
10.
PROPOSED MOTION
The Planning Commission should motion to recommend approval of GPA22-03 as
presented.
The Planning Commission should motion to recommend approval of ZON22-12,
subject to the stipulations outlined in the Staff Report.
Attachments
Project Narrative Minor General Plan
Project Narrative-PAD Zoning Proposal
Citizen Participation Plan - Final Report
Traffic Study - Executive Summary
Prop 207 Waiver
Aerial Map, dated October/2020
General Plan Map
Zoning Map
Letters
PowerPoint Presentation