Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
DUNAMIS STORAGE LOCATED SOUTH OF THE
SOUTHWEST CORNER OF BELL ROAD & 59TH AVENUE
CASE #:
GPA23-01 & ZON23-01
MEETING DATE:
05/25/2023
FROM:
Christina Lavelle, Senior Planner, Planning,
CLavelle@glendaleaz.com, 623-930-2553
SUBJECT
GPA23-01 & ZON23-01 Entitlement request for approval of a General Plan Amendment
and Planned Area Development (PAD) Rezoning Application.
REQUEST
Planning Commission recommendation to amend the General Plan Land Use
Designation and Rezone classification for Dunamis Storage (GPA23-01 & ZON23-01).
APPLICANT/OWNER
Brian Greathouse with Burch & Cracchiolo, P.A., on behalf of Kings Plaza, 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 "Envision
Glendale 2040" (General Plan).
SUMMARY
The applicant is requesting a Minor General Plan Amendment from Office (O) to
Planned Commercial (PC) and Rezoning from Commercial Office (CO) to Planned
Area Development (PAD) for approximately 2.77 acres to develop the site with a three
(3) story, climate-controlled indoor self-storage facility. The proposed PAD will include a
variety of land uses from the Neighborhood Commercial (C-1) and General Commercial
(C-2) zoning districts.
BACKGROUND INFORMATION
General Plan Designation:
The property is designated as Office (O).
 
Property Location and Size:
The 2.77 acre property is located south of the southwest corner of Bell Road and 59th
Avenue and is in the Sahuaro District.
 
History: 
The site was annexed as part of 325 acres on September 11, 1973, through the

adoption of Ordinance 822. The site was rezoned to CO through the adoption of
ZON85-08.
 
Project Details:
The applicant is proposing to construct a 108,000 square foot, three (3) story,
climate-controlled self-storage facility with 825 storage units on approximately 2.77
acres located south of the southwest corner of Bell Road and 59th Avenue.  A PAD is
being requested to allow a variety of C-1 and C-2 land uses such as indoor self-storage
facility, professional, administrative, and business offices, medical and dental offices,
retail, full service restaurants, hotels, and financial institutions; one convenience use
will be permitted out-right.  The site will incorporate attractive architectural elements
and landscaping. A seventy (70) foot building/ landscaping buffer is provided along the
rear, western portion of the site.  Access will be provided from 59th Avenue and shared
drive aisles to the properties to the north and south of the site by a shared access
agreement. The building loading areas are located on the east and west sides of the
building and are appropriately screened with lush trees, shrubs, accent plants, and
ground cover. There is a large retention area between the residential properties to the
west and the building. The development will incorporate a color palette of grays and
tans with quality building materials such as brick, stone, and metal, stone accents, and
varied roof heights.  All development will comply with the C-1 and C-2 zoning district
development standards except for the following amended standards shown below in
bold:
  
Development Standards
C-1/ C-2 
PAD
Min Building Setback
 
 
Front
25 feet
25 feet
Side
60 to residential
15 to non-residential
70 to residential
15 to non-residential
Rear
60 to residential
15 to non-residential
70 to residential
15 to non-residential
Maximum Building Height 30 feet
42 feet, except non-occupied
architectural embellishments
may be constructed up to 49 ft.
Average Landscape
Setback
 
15 feet
Min, On-Site Landscaping
 (% of Net Site Area)
20% of Net Site Area
20% of Net Site Area
Parking 
1/2000 sf
1 space per 100 storage units
(9 spaces required). 
Min. Height of Perimeter
Wall Adjacent to
Residential Uses
8 Feet
6 feet
Signage
Subject to Article 7,
Section 7.100-Signs
Subject to Article 7, Section
7.100-Signs. There shall be no
illuminated signage on the
west side of the building.

CITIZEN PARTICIPATION TO DATE:
Applicant's Citizen Participation Process:
On February 9, 2023, the applicant mailed notification letters to adjacent property
owners and interested parties. The applicant did not receive any comments. However,
staff received one concern regarding light reflecting on the residential properties to the
west; staff conveyed a part of the Design Review approval staff will ensure appropriate
lighting. 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 May 3, 2023.
Notification postcards of the public hearing were mailed to adjacent property owners
and interested parties on May 5, 2023. The public hearing was posted on May 4, 2023.
STAFF FINDINGS AND ANALYSIS
Required General Plan Amendment Findings:
Section 3.528 of the Zoning Ordinance requires the following General Plan Amendment
Findings: 
The amendment is consistent with the policies and objectives of the General Plan.
1.
Staff Analysis: 
Goal LU-1: Development is guided by sound growth management.
Policy LU-1.1 The City shall ensure that sufficient infrastructure in place for
desired land uses.
Goal LU-2: There are transition and buffer areas between unrelated land uses.
Policy LU-2.3: The City should use spatial transitions, design buffers or similar
techniques between incompatible land uses.
The proposed General Plan Amendment and rezoning application was reviewed
thoroughly by city staff to ensure the land use designation is consistent with the
General Plan’s goals and policies.  The proposal supports sound growth management.
There is existing and sufficient infrastructure for utilities and road improvements along
59 thAvenue that have already been constructed. The required landscape buffer
adjacent to residential is fifteen (15) feet, however, the applicant has provided more
than 120 feet of landscaping on the southwest side of the property and more than 290
feet of landscaping along the northwest side of the property. Furthermore, a seventy
(70) foot building setback will be established between the residential properties and
any new development on-site to provide an additional buffer between residential and
non-residential uses. All signage facing the residential properties will be non-illuminated
to reduce impacts from light pollution in conjunction with dark skies guidelines. 
The proposed amendment furthers the public health, safety, and general welfare
of the citizens of Glendale.
2.
Staff Analysis: 
Goal LU-1: Development is guided by sound growth management.
Policy LU-1.4: The City shall actively monitor land absorption by land use type.
Policy GA-5.1: The city shall encourage economic diversity in each growth area.
The proposed development is appropriate and complementary to existing land uses
adjacent to the site along a major arterial and commercial corridor. The indoor,

self-storage facility would provide the nearby residential community with
climate-controlled self-storage services and additional employment opportunities. Staff
reviewed the application to ensure the land use designation is appropriate and supports
the public health, safety, and general welfare of the citizens of Glendale.  
If the amendment is to the Land Use Map, an additional finding must be made
that the proposed change will be compatible with other land uses, existing or
planned, in the vicinity.
3.
Staff Analysis: 
Policy GA-2.1:City shall concentrate growth in areas that may be served most
efficiently. 
Policy CRR-1.11: The City should ensure that new development in revitalization
areas is appropriate in form and scale.
Policy CRR-2.5 The City should protect established areas/neighborhoods by
promoting context appropriate infill development, redevelopment, and
rehabilitation;sensitive neighborhood and property assemblage; and innovative
adaptive reuse of existing community resources and historic properties. 
The proposed development will occupy a parcel that has remained vacant with a new,
three-story climate controlled self-storage facility with high-quality architecture,
pedestrian paths to the existing sidewalks along 59th Avenue, and generous
landscaping buffering adjacent to the existing residential community to the west. In
addition, the new development will utilize existing infrastructure and city services. It will
be compatible with adjacent commercial uses and will mitigate any potential impacts to
residentially zoned properties.  
Required PAD Findings:
Section 5.914 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: 
Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.
A.
Staff Analysis:
The proposed development has been reviewed by the required City departments to
ensure the infill site is being guided by sound growth management and that the
proposed zoning and land use classification is appropriate for the site and adjacent land
uses.The project has anticipated and provided for adequate utilities and on and
off-site improvements. A twenty-foot utility easement will be dedicated along
59 th Avenue to take advantage of existing sewer, water, and natural gas, connections
in the street. In addition, a six-foot natural gas easement will be dedicated along the
north property line which will tie into existing infrastructure in the road. Existing cross
access agreements ensure adequate and safe traffic circulation for ingress and egress. 
Consideration of the potential impacts from the development to the adjacent residential

properties addressed within the proposed PAD. The proposal increases the minimum
building setback of sixty (60) feet, per C-1/C-2 development standards, to a minimum
of seventy (70) feet and limits building signage along the western building elevation to a
non-illuminated sign with the intention to reduce potential impacts from the use and
development.  
Encourage residential development to provide a mixture of housing types and
designs.
B.
Staff Analysis: 
No residential units nor is residential zoning requested with this application. 
Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses.
C.
Staff Analysis:
The project encourages responsible, urban development by using low impact
development practices in landscaping with drought tolerant, desert plants from the
State of Arizona approved plant list. In addition, the proposal is not anticipated to create
an unreasonable demand or impacts to energy, water, and infrastructure outside what
could develop under the current zoning of CO. Any environmental or aesthetic impacts
will be mitigated with a large, open-space tract and increased building setbacks to
protect residential properties from noise, light, and building massing impacts. In
addition, the proposed development will support and add to the amount of commercial
variety of land uses within the area and provide additional services to the existing
residential communities. The development of this underutilized property will attract
employment that will help support the goals of the General Plan for the 59 thAvenue
Corridor.  
Provide a process which relates the urban design and scale of project to the
unique characteristics of the site.
D.
Staff Analysis:
The proposed development is unique due to its location and surrounding developments.
Located south of the southwest corner of Bell Road and 59 th Avenue, the site is a
transitional parcel between intensive commercial uses and residential properties. The
facility is a low-intensity, commercial use and will act as a buffer between the
residential properties to the west and those more intensive, commercial properties to
the north and south.  Also, a self-storage facility will serve the City by adding to the mix
of employment opportunities along a major arterial road within two (2) miles of the North
Valley Specific Area commercial corridor. 
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.
Staff Analysis:
The proposed development is supported by existing utilities, transportation, drainage,
and is providing a substantial amount of open space and landscaping to minimize
possible impacts to the residential community to the west. There is a large retention
area that buffers the residential community from the proposed three-story building that
will be fully landscaped. There is an existing six-foot wall along the western property
line that will serve as additional screening for the residential units. As part of the
approval process any new development will be required to contribute to the costs of

connecting to existing water and sewer services provided by the City. Overall, the
project anticipates minimal impacts to existing and future development. 
Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
F.
Staff Analysis: 
The proposed development complies with the goals and policies of the General Plan.
The proposed General Plan Designation of Planned Commercial is appropriate for this
site in that it meets the key factors of this designation for commercial activities. These
factors are to minimize land use conflicts, maintain appropriate transportation access
and parking, and ensure development where adequate municipal services are present,
and provide community connectivity and convenience.  Mitigation by way of increased
building setbacks and sign limitations have been proposed to reduce potential impacts
to adjacent residential properties. Access is provided from shared access to the north
and south of the property and along 59 thAvenue. Parking has been addressed to meet
current market demands for number of parking spaces. Municipal services, such as
water, sewer, police and fire are available and accessible for the property. Finally,
within the site, any development will require connectivity from the buildings to the
existing sidewalk that connects 59thAvenue and Bell Road. 
RECOMMENDATION
Should the Planning Commission recommend approval of GPA23-01, it should be as
written in the staff report.
 
Should the Planning Commission recommend approval of ZON23-01, it should be
subject to the stipulation in the staff report.
PROPOSED MOTION
Move to recommend approval of GPA23-01, as written.
 
Move to recommend approval of ZON23-01, subject to the following stipulation:
Development shall be in substantial conformance with the Glendale Dunamis Storage
PAD Narrative, final copy date stamped May 1, 2023.
Attachments
PAD Narrative 
Citizen Participation Plan Final Report 
Prop 207 Waiver 
Transportation Approval 
General Plan Map 
Zoning Map 
Aerial Map 
PowerPoint Presentation