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PLANNING COMMISSION REPORT
CASE:
ZON24-06 IndiCap LOCATED NORTH OF THE
NORTHWEST CORNER OF BETHANY HOME ROAD AND
LOOP 303 FREEWAY
CASE #:
ZON24-06
MEETING DATE:
12/12/2024
FROM:
Alejandro Lerma, Senior Planner, Planning,
alerma@glendaleaz.com, 623 930-2810
SUBJECT
ZON24-06 - A request by Brian Greathouse on behalf of Burch & Cracchiolo, P.A.,
representing Cotton Bethany LLC/Yerramsetti Family Trust, to rezone approximately 9.4
acres of real property from PAD (Planned Area Development) to PAD (Planned Aera
Development) to allow for industrial development. The site is located north of the
northwest corner of Bethany Home Road and the Loop 303 Freeway and is in the Yucca
Council District.
Presented by: Alex Lerma, Senior Planner
REQUEST
Planning Commission recommendation to amend the Rezone classification for
IndiCap ( ZON24-06).
APPLICANT/OWNER
Brian Greathouse on behalf of Burch & Cracchiolo, P.A., representing Cotton Bethany
LLC/Yerramsetti Family Trust
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 proposing to rezone the subject property to allow for an updated
PAD (Planned Area Development). The intent of the PAD is to allow for a
high-quality industrial development with land uses that are appropriate for the
area and to provide new development opportunities for an underutilizes site. Site
access has been established through a private drive off Bethany Home Road,
which also serves several adjacent parcels in the area.
BACKGROUND INFORMATION
General Plan Designation:
The property is designated as Luke Compatible Land Use (LCLU).
Property Location and Size:
The 9.4-acre property is located north of the northwest corner of Bethany Home
Road and the Loop 303 Freeway and is located in the Yucca Council District.
History:
The property has historically been used for agricultural purposes and has long
remained vacant.
At the June 23, 2020, City Council public hearing, City Council approved zoning
case ZON17-15, rezoning approximately 161 acres from A-1 (Agricultural) to PAD
(Planned Area Development) through Ordinance No. O20-44.
Project Details:
The subject property is currently a part of the existing Cotton Properties PAD, a
development site comprised of 161 acres. The existing PAD designates the site for
commercial uses and is currently vacant. The property has failed to develop under the
existing PAD, mainly due to the site’s commercial classification. Other factors might have
played a role for the lack of development opportunities including visibility and direct
access from Bethany Home Road, components that are essential for commercial uses.
The project proposal will allow the site to develop into an industrial site, which will be
more appropriate for the area, but still allow the opportunity for some commercial land
uses.
The projects proposed development standards will allow for flexibility to accommodate
various types of end users to the site. The developer anticipates the construction of two
(2) buildings totaling approximately 137,168 square feet in floor area. Per the conceptual
elevations, building heights are anticipated at 24 to 28 feet, although the site
development standards will allow building heights up to 70 feet with FAA approval.
Site access is proposed along an existing private drive off Bethany Home Road, which
also serves several adjacent parcels.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On October 18, 2024, the applicant mailed notification letters to adjacent property owners
and interested parties. Based on the similar surrounding land uses, no neighborhood
meeting was required by city staff. No response to the notification letter was received
either by staff or the property owner. 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 November 20,
2024. Notification postcards of the public hearing were mailed to adjacent property
owners and interested parties on November 15, 2024. The property was posted on
November 22, 2024.
STAFF FINDINGS AND ANALYSIS
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.
Staff Analysis:
1.
The adoption of a new PAD will assist in providing more flexibility for a
site that has remained underutilized and undeveloped under the
existing Cotton Properties PAD. Through the IndiCap PAD, updated
regulations and design criteria will be established and the desired
end-users will be reoriented from commercial to industrial land uses.
It’s anticipated that site development will include two (2) separate
buildings to accommodate various types of industrial land uses.
Although the sites' proposed land uses will be similar to those in the
immediate surrounding area, the PAD’s landscape and screening
requirements are in place to reduce the level of impact on adjacent
properties.
Encourage residential development to provide a mixture of housing types and
designs.
2.
Staff Analysis:
The project will be oriented towards industrial and commercial
land uses. There is no intention of allowing residential land uses
within the development.
The property is within the 70 LDN noise contours of Luke Air Force
Base. Luke Compatible Land Uses within these contour areas prohibit
residential uses, therefore, residential uses within the PAD will not be
allowed.
Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses.
Staff Analysis:
3.
The IndiCap PAD’s main objective is to provide a development that
offers a mix of end-uses that are mainly focused on industrial activities
with a lighter scale of commercial.
The PAD encourages an innovative approach to on-site development by
providing a project that is complementary and compatible to
surrounding uses. Connectivity within the adjacent development is
provided through shared access drives and pedestrian walkways. To
reduce any negative impacts from adjacent commercial uses, the site
will incorporate screen walls, landscape buffers, and increased
setbacks.
Provide a process which relates to the urban design and scale of the project to the
unique characteristics of the site.
4.
Staff Analysis:
Through site design, the development makes the best use of the
property. Site design is encouraged to be of high quality with durable
materials with at least two different exterior finishes and varied color
tones that complement the surrounding area. To avoid the massing of
buildings, design guidelines will require variations of building
materials, textures, reveals and colors. Different roof forms or parapets
are encouraged to create visual interest.
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:
5.
Adequate utilities exist in the area. Water and wastewater services for
the property will be provided by EPCOR. No public right-of-way
dedication or improvements will be required of the development based
on Site access being provided along an existing private drive off
Bethany Home Road. The developer will be required to 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 contained within the General Plan. The property is located near
a major transportation corridor along the Loop 303 which is significant
for the development in order to establish an industrial site near a major
highway (Economic Development Element Policy 2.3). The property is
located within the 70 Luke Air Force Base (AFB) Noise Contour.
Through the design review process, staff will ensure that all new
development near Luke AFB is compatible in land use type and site
design. Luke AFB will be included in all new development proposed
near the AFB. (Policy LU-2.1)
RECOMMENDATION
Should the Planning Commission recommend approval of ZON24-06, it should be
subject to the stipulations in the staff report.
PROPOSED MOTION
Move to recommend approval of ZON24-06, subject to the following stipulations:
Development shall be in substantial conformance with the IndiCap PAD
Narrative, date stamped November 6, 2024.
1.
Prior to the project's issuance of a Certificate of Occupancy, a development
agreement with the city and the developers must be approved by City
Council related to the proportionate cost share of the traffic signal on the
169th Avenue alignment.
2.
Attachments
PAD Narrative
CP Final Report_without labels
Prop207
TIS Executive Summary
Zoning Map
Aerial Map
PowerPoint Presentation