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PLANNING COMMISSION REPORT CASE: GPA23-02 & ZON23-03 VAI RESORT PLANNED AREA DEVELOPMENT LOCATED AT THE SOUTHEAST CORNER OF CARDINALS WAY AND LOOP 101 FREEWAY CASE #: GPA23-02 & ZON23-03 MEETING DATE: 10/24/2024 FROM: Alejandro Lerma, Senior Planner, Planning, alerma@glendaleaz.com, 623 930-2810 SUBJECT GPA23-02 & ZON23-03 - A request by Adam Baugh on behalf of Withey Morris Baugh, PLC, representing VIA Resorts LLC, for a Minor General Plan Amendment to amend the land use designation for 10 acres from POS (Parks and Open-Space) to CCC (Corporate Commerce Center) and for a Rezone application to amend the existing Centerpoint Planned Area Development (PAD) to allow the development of a resort and entertainment venue for a property of approximately 66.31 gross acre. The property is located at the southeast corner of Cardinals Way and the 101 Freeway and is in the Yucca District. Presented by: Alex Lerma, Senior Planner REQUEST Planning Commission recommendation to amend the General Plan Land Use Designation and Rezone classification for VAI Resort (Centerpoint PAD Amendment) (GPA23-02 and ZON23-03). APPLICANT/OWNER Adam Baugh on behalf of Withey Morris Baugh, PLC, representing VAI Resorts 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 requests an amendment to the existing Centrepoint Planned Area Development (PAD) to include supplemental provisions to facilitate on-site development of a mix-use project in the entertainment corridor. The proposed amendment will incorporate additional land to allow for the development of 66.31 acres for the VAI Resort project. The mix-use development will primarily focus on providing a resort and entertainment venue. Site access is proposed along 95th Avenue with four (4) separate driveways. BACKGROUND INFORMATION General Plan Designation: The property is designated as POS (Parks and Open-Space) and CCC (Corporate Commerce Center). Property Location and Size: The 66.31-acre property is located at the southeast corner of Cardinals Way and Loop 101 Freeway and is in the Yucca District. History: The VAI Resort project area currently encompasses two (2) separate Planned Area Developments, the Centerpoint PAD (ZON19-13) and Organic101 (ZON07-19). At the February 25, 2020, City Council public hearing, City Council approved zoning case ZON19-13, rezoning 63 acres located at the southeast corner of Cardinals Way and Loop 101 Freeway from Planned Area Development (CBD 101 PAD) to Planned Area Development (Centerpoint PAD) through Ordinance No. O20-07. At its regularly scheduled meeting of April 8, 2008, Glendale City Council approved zoning case ZON07-19. This request rezoned approximately 10 acres, located at the northwest corner of 95 th Avenue and Missouri Avenue, from Agricultural (A-1) to Planned Area Development (Organic 101 PAD) through Ordinance No. 2630. Both the Centerpoint PAD and Organic 101 PAD development areas are included as part of the Resort (Centerpoint PAD Amendment) proposed project area. If approved, the VAI Resort (Centerpoint PAD Amendment) will supersede the previously approved PAD development areas, with the exception of the Acero multi-family development, directly south of the project area, which will remain under the original Centerpoint PAD. Project Details: The applicants request includes an amendment to the existing CenterPoint PAD in order to establish the regulatory framework for a master plan development for the VAI Resort. Through the PAD amendment, supplemental provisions will be included to facilitate on-site development and meet the expectations required for projects located within the entertainment corridor. Modifications to the PAD include additional zoning regulations, revised development standards and design guidelines. The 66.31-acre VAI Resort project will provide for a mix-use development consisting of a variety of entertainment, dining, and retail options, with 1,091 hotel rooms and suites, theme park, concert venue and swimming lagoon. The table below demonstrates that the proposed amendments to the site development standards are similar to those originally established through the Centerpoint PAD with slight modifications to facilitate the VAI Resort development. Centerpoint PAD Vai Resort PAD Amendment Max FAR 1.00 or less 1.00 or less Min. Open Space %* 10% 10% Min. Front Building Setback (Cardinals Way) 0-feet 120-feet (SRP substation may be placed within setback) Min. Street Side Building Setback 95th Avenue 0-feet 5-feet Missouri Avenue 0-feet 230-feet Loop 101 Freeway0-feet 125-feet Min. Interior Setback Per Building Code Per Building Code Distance Between Structures Building separation shall be per the building code. Building separation shall be per the building code. Max. Building Height** 220 feet (subject to FAA Clearance) 220 feet (subject to FAA Clearance) Min. Landscape Setbacks Cardinals Way 20-feet 0-feet 95th Avenue 20-feet 10-feet Missouri Avenue 10-feet 8-feet Loop 101 Freeway0-feet 0-feet Max. Height for Freeway Monument Sign 55-feet 55-feet Parking Space Dimensions Minimum 9’ x 18’ Minimum 9’ x 18’ Parking Ratio 1 space per 500 sf; up to 15% total parking spaces reduction subject to approval by the planning Administrator or his/her designee 1 space per 450 sf*** * Open Space is defined as: An area that is intended to provide light and air and is designed for either environmental, scenic, or recreational purposes. Open space includes, but is not limited to lawns, decorative planting, walkways, active and passive recreation areas, playgrounds, fountains, swimming pools, wooded areas, water courses, perimeter landscaping, plazas and rooftop amenities. **Prior to the City’s issuance of permit(s) for vertical construction of building(s), the developer shall submit FAA form 7460-1 to the FAA Regional Office for the FAA’s determination of whether such building(s) height would be a hazard to aviation and what additional conditions (if any) are recommended by the FAA. Building heights must comply with any terms required in the “No Hazard Determination” such as installing and maintaining any required lighting. ***If additional parking relief is required beyond the ratios outlined in the table above, a “Shared Parking Model/Parking Study Justification" analysis may be submitted by the owner for administrative approval by the City for an additional reduction. The development provides approximately 5,639 parking spaces, with a combination of on-site surface parking, on-site underground parking, off-site employee parking, and off-site public parking. Based on the attached Parking Analysis Report, the proposed 5,639 parking spaces exceed the parking demands typically required for the land uses allowed within the PAD. The VAI Resort conceptual site plan demonstrates the building layout, landscaping areas, amenities, access points, and internal circulation. The project will have approximately 659,180 square feet of total building area. Apart from the employee building, which will be located on the east side of 95th Avenue, the majority of the building area will be concentrated on the west side of 95th Avenue. Site Access will be established with four (4) driveways proposed along 95th Avenue. The most northern driveway will provide access to the hotels and an internal loop road surrounds the resort. The second most northern driveway will provide full access to a valet area. The two south driveways on 95th Avenue provide direct access to the Mattel Adventure Park while providing access to the loop road around the resort. CITIZEN PARTICIPATION TO DATE: Applicant's Citizen Participation Process: On June 1, 2023, the applicant mailed notification letters to adjacent property owners and interested parties. A virtual neighborhood meeting was conducted on June 20, 2023. Three (3) individuals from the public attended the meeting. Those who attended had questions regarding the intended use for the small piece of property east of 95 th Avenue. Other questions were related to traffic and noise from the events that would be conducted on site. In addition to the virtual neighborhood meeting, the applicant had an in-person meeting on July 27, 2023, with the Pendergast Neighborhood. The Pendergast Neighborhood is a 68-lot unincorporated county subdivision directly east of the project site. There were approximately twelve (12) attendees at said meeting. The neighbors requested information regarding noise management plan, discussed screening preferences between the project and the neighborhood and the proposed building heights. 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 October 2, 2024. Notification postcards of the public hearing were mailed to adjacent property owners and interested parties on September 27, 2024. The property was posted on October 4, 2024. STAFF FINDINGS AND ANALYSIS Required General Plan Amendment Findings: Section 35.6.206(G) of the Unified Development Code requires the following General Plan Amendment Findings: 1a. The amendment is consistent with the policies and objectives of the rest of the General Plan; and Staff Analysis: Land Use Goal LU-4: Mixed-use projects provide urban clusters with housing, retail, restaurants and integrated transit facilities in Glendale. Policy LU-4.1: The City should support and facilitate the creation of mixed-use projects that locate housing, employment, retail, entertainment, and services in condensed areas to support walkability and reduce vehicle trips. The proposed VAI Resort project is a mix-use development primarily focused on providing a resort and entertainment venue with a variety of entertainment, dining, and retail options with 1,091 hotel rooms and suites, theme park, concert venue and swimming lagoon all within a condensed area. Adequate parking will be provided both on-site and off-site. Proper exterior pedestrian links will be established to provide connectivity with the rest of the uses in the Westgate Entertainment District and surrounding area. Staff Analysis: Land Use Goal LU-4: Mixed-use projects provide urban clusters with housing, retail, restaurants and integrated transit facilities in Glendale. Policy LU-4.4: The City shall encourage a variety and mix of uses, including both vertical and horizontal mixed-use where appropriate. With a project focused on various land uses within one concentrated area, the proposed amendment includes supplemental provisions and modified development standards to facilitate the development of a mix-use project. The project will include several buildings and supporting structures distributed throughout the 66.31 acre project area at various heights. The site development standards allow for building heights of 220 feet. Prior to the City’s issuance of permit(s) for vertical construction of building(s), the developer is required to submit FAA form 7460-1 to the FAA Regional Office for the FAA’s determination of whether the building heights would be a hazard to aviation and will recommend additional conditions. 1b. The proposed amendment furthers the public health, safety, and general welfare of the citizens of Glendale. Staff Analysis: Public Health and Safety Element Goal S-2: Glendale maintains effective fire protection services and the incorporation of fire safety features in new development. Policy S-2.7: The City shall require that new development provide adequate access for emergency vehicles, particularly firefighting equipment, and evacuation routes, as appropriate. The PAD narrative includes a conceptual site plan which identifies site access, off site connectivity and interior circulation. Primary site access is proposed along 95th Avenue, with four (4) points of access. Through the design review process, the developer will be required to provide a fire access plan demonstrating that site access and internal driveway aisles comply with city safety requirements which allow emergency vehicles to safely access and maneuver internally to the site. Circulation Element C-1: Mobility with safe and accessible transportation systems. Policy C-1.1: The City shall ensure that streets and highways will be available to serve new development by requiring detailed traffic studies and necessary improvements as a component of all development proposals. and Public Health and Safety Element Goal S-4: Glendale focuses on traffic safety improvements. Policy S-4.1: The City shall reduce accident potential at high traffic intersections by using traffic light delays and metering and by diverting traffic flow. The Transportation Department has been involved through the preliminary and formal review of the project and required that the applicant provide a Traffic Impact Analysis as part of the formal submittal. The Traffic Impact Analysis identifies existing traffic conditions in the area, anticipates trips generated by the proposed land uses and provides recommendations for off-site improvements and traffic control to address additional traffic. The Transportation Department has reviewed and approved the applicants' Traffic Impact Statement and is enclosed as part of the staff report. Stipulations associated with off-site improvements are included to address safety and mobility. 2. 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. Staff Analysis: Land Use 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. and Policy LU-2.4 The City shall ensure that adequate buffers between residential and none residential uses are included, except in cases where the residential is a part of a mixed-use development where it relates to the adjacent use. The amendment is compatible to existing and planned land uses within the vicinity by locating similar uses adjacent to one another and by providing buffers, increased landscaping, and screen walls between dissimilar uses. The project is located along the east side of the Loop 101, identified as a major transportation corridor with availability to a mix of land uses including entertainment, retail, restaurants, hospitality, and employment. Required PAD Purpose: The Unified Development Code indicates that the purpose of this district is to encourage new and imaginative concepts in urban design and land development to promote and improve the health, safety, and general welfare of the residents of the city and to create distinct developments with unique urban design, single or mixed uses, and/or substantial additional benefit to the City that would not otherwise be required by this Code. Section 35.2.901(A) of the Unified Development Code 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. 1. Staff Analysis: The VIA Resort site plan demonstrates effective use of land, circulation and site arrangement by locating the buildings along the perimeter and concentrating the entertainment elements in a centralized location. The majority of vehicle circulation is limited to the perimeter of the site and with the site’s parking arrangement, most of the on-site traffic will be limited to foot traffic. No site access is proposed along Cardinals Way, all four (4) points of access are proposed along 95th Avenue. The site plan also demonstrates connectivity to the surrounding land uses by taking advantage of the existing roadway system and establishing additional exterior pedestrian paths to improve overall circulation in the area. Encourage residential development to provide a mixture of housing types and designs. 2. Staff Analysis: Although no residential uses are proposed as part of the PAD amendment, the Centerpoint PAD (ZON19-13) list of permitted uses will continue to apply. The Centerpoint PAD entitlements include various housing types both by right and with a conditional use permit including several forms of multi-family development, live-work units, senior housing and assisted living facilities. Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. 3. Staff Analysis: The VAI Resorts main objective is to provide a development that offers a mix of land uses focused on providing lodging and entertainment. The development will serve as an expansion of the Entertainment District and will continue the land use trends in the area by providing additional options for lodging, entertainment, dining and retail. Provide a process which relates to the urban design and scale of the project to the unique characteristics of the site. 4. Staff Analysis: The PAD Amendment design guidelines will set the foundation to ensure that the architectural and overall site design of the project are of high-quality. The design guideline framework will be a guiding tool in achieving a mix-use environment that is complementary to the surrounding sports/entertainment developments in the Entertainment District. 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. 5. Staff Analysis: Adequate utilities exist in the area. As part of the development of the property, the applicant will contribute to the costs of tapping into City sewer and water. As part of the development approval, additional right-of-way will be dedicated along Cardinals Way and 95th Avenue. The developer will be required to complete all required off-site improvements and provide connectivity to adjacent developments. The City of Glendale Transportation and Land Development Departments have reviewed the proposal and are in support of the application. Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. 6. Staff Analysis: The proposed development is consistent with several of the goals and policies of the General Plan by encouraging economic diversity and concentrated growth in an established area with available infrastructure (Policy Growth Area-2.1). The project location is essential in accomplishing the main objective of the PAD by providing for a mix-use development primarily focused on lodging, dining, retail, and entertainment along the entertainment corridor (Policy Growth Area-2.2). RECOMMENDATION Should the Planning Commission recommend approval of GPA23-02, it should be as written in the staff report. Should the Planning Commission recommend approval of ZON23-03, it should be subject to the stipulations in the staff report. PROPOSED MOTION Move to recommend approval of GPA23-02, as written. Move to recommend approval of ZON23-03, subject to the following stipulations: Development shall be in substantial conformance with the VAI Resort (Centerpoint PAD Amendment) Narrative, final date stamped October 4, 2024. 1. The resort is requesting to flush the artificial bathing lake filters directly into the sewer system. During flushing the flow rate will be four thousand gallons per minute for one, five-minute backwash event per day. To insure there is no conflict with flows, the owner will only flush during agreed upon hours between 3am and 5am. To further reduce any conflicts, the owner will contact the Glendale Water Services Department control room at 623-930-4100 a minimum of twenty-four hours in advance if flushing is expected to occur outside of the agreed upon hours or frequency. It is understood that Glendale Water Services continually monitors area sewer flows. If future sewer flows are observed out of compliance, the owner shall provide a sewer flow attenuation plan which could include a storage tank for metering flow to sewer. 2. Proposed lighting which might exceed dark sky ordinance, proposed to be located on atop of the MATTEL attraction and Aerobar, shall require FAA review prior to issuance of a building permit by the City. 3. Auxiliary Right turn lanes will be provided in advance of the following driveways: 4. a. All driveways on southbound 95th Avenue. b. Garage entrance off Montebello. c. Garage entrance off 91st Avenue. d. If any of the turn lane improvements are located outside of existing right-of-way, then additional right-of-way will be required. The garage entrance off of 91st Avenue will be designed as a “right in - right out” driveway. The design of the driveway will include a pork chop median. The design shall be submitted to the City for review and approval during the design phase of the project. 5. All through lanes on northbound and southbound 95th Avenue shall not lead into a “lane drop” condition in the area between the Cardinal’s Way intersection and the development’s south property line. The design of the lane drop taper shall be reviewed and approved by the City. 6. Southbound 95th Avenue in advance of Cardinals Way will be modified to accommodate one right turn lane, two southbound lanes and one left turn lane as is recommended in the Traffic study. 7. The marked crosswalk along 95th Avenue shall be signalized (HAWK). This is in accordance with the City’s crosswalk policy. 8. The queue length of all turn lanes studied in the Traffic Impact Analysis (TIA) will be designed (where applicable) to meet the projected turn traffic demand. 9. The design of the transition area associated with the merge lane, on southbound 95th Avenue south of Montebello, needs to be updated to meet current America Association of State Highway and Transportation Officials (AASHTO) design standards. 10. A signing plan that includes the use of static, overhead lane control signs, and overhead dynamic message signs will be submitted to the City for review and approval. The developer will be responsible for all costs associated with the design, and the implementation of the plan. 11. The developer shall develop a traffic control plan that outlines the traffic requirements during major events at VAI. The plan shall be reviewed and approved by the City’s Transportation Department. 12. The roadway design associated with all the offsite improvements shall meet all the America Association of State Highway and Transportation Officials (AASHTO) and Manual on Uniform Traffic Control Devices (MUTCD) requirements. 13. Attachments PAD Narrative GPA Narrative Prop207 Citizen Participation Final Report_No Labels TIS Executive Summary Parking Analysis GPA Map ZON Map Aerial Map PowerPoint Presentation